What could should Sweden learn from Germany? Sustainable Days, Nordbygg April 2 nd 2014

Transkript

1 What could should Sweden learn from Germany? Sustainable Days, Nordbygg April 2 nd 2014 Stockholm Staffan Schartner Staffan Schartner, Föreningen för Byggemenskaper

2 I will present a very brief historical review some problems in Swedish residential construction a comparison with German developments the conclusion that Sweden need to de-industrialise Swedish co-housing initiatives

3 but first an important definition BAUHERR = BYGGHERRE = BUILDER DEVELOPER CLIENT CONTRACTOR PRINCIPAL Byggherrekallas enligt plan-och bygglagen (PBL) den som för egen räkning utför eller låter utföra byggnads-, rivnings-eller markarbeten genom en byggentreprenör eller byggmästare.

4 but first an important definition BAUHERR = BYGGHERRE = BUILDER DEVELOPER CLIENT CONTRACTOR PRINCIPAL Byggherrekallas enligt plan-och bygglagen (PBL) den som för egen räkning utför eller låter utföra byggnads-, rivnings-eller markarbeten genom en byggentreprenör eller byggmästare. BAUMEISTER = BYGGMÄSTARE = (CONTRACTOR)

5 Sweden: Changing focus in how to build Untilmiddleof 19th Century Building for own needs 2nd halfof 19th Century Speculation occurs Fairly small properties Private funds Workers live in slums Raw capitalism Charity projects Cooperatives occurs. Growing self reliance Increasing state involvment. Standardisation Modernism! Public housing Subsidies Deep involvment Increasing scale Industry created Backlash Low activity Continued subsidies Set for a new turn to more diversity and a smaller scale in residential construction No public involvment Housing commoditised Market oligopoly Few private initiatives Small production 1915SKB, 1923HSB 1990 Tax reform Finacial crisis New homes in Stockholm

6 What went wrong in Sweden? GERMANY Deep public involvment in post-war housing. Growingindustryand massiv destructionin the war requires large volumes of new homes Private initiative replaces step by step public housing. Medium sizecontractorsin residential construction. Regional and local bodies responsiblefor muchof legislation and subsidies Housing markets mainly in balance Huge number of private principals Moderate costs, good quality Increased focus on social, ecological, spatial and economic sustainability Smaller scale and differentiated types of dwellings SWEDEN Deep public involvment in post-war housing. Growingindustryand migration requires large volumes of new homes Forceful efforts towards industrialisation. Large scaleprojects, largecorporationsand prefabrication replaces craftsmenand traditional contractors Shortages and low production Large scale projects Small number of corporate principals Very high costs, moderate quality Standardised buildings and apartments Money rules no social considerations

7 So, here we are -producingby far to fewdwellings - using the existing stock of flats poorely - having high prices(and costs) - buying dull flats in uninspiring buildings - watching the government act in panic - seeing things get worse rather than better Whatshouldwedo? Further industrialisation of the most industrialised construction sector? Many eyes are turned to Germany, butwhatis thereto look for?

8 I think Sweden should look at this: Howcome a Swedish contractor, who is not the largest developer in Sweden, can be (one of?) Germanys largest developer of new homes with a production smaller thanit is in Sweden? Howcome 80% of German housingis producedwith persons as principals, when100% of projectsin Stockholm are handled by 30 corporate developers? How come social, economic, ecological and spatial sustainabilitycanbe the driving force in German land allocation? How come engagement and smaller scale gives lower cost and better quality?

9 AVINDUSTRIALISERA BOSTADSBYGGANDET In my opinion, Sweden has to de-industrialise the housing sector. Large scale, vertically integrated, profit-driven, anonymous corporations with a heavy overhead cost and expensive financing are not well suited to handle the most personal, site-dependent, complex, diverse and craftsmen dependent production there is - individual homes.

10 Some quotes from the Frankfurter Allgemeine and Die Zeit Insteadof a bidding, wenowhave a conceptassesment. Ideabeats the chequebook whata message! Land allocation on concept quality is mandatory. The betterthe social mix and the ambition in architecture, energy efficiency and mechanical installations, the better the chances It is no coincidence that co-building projects work as role models Many Germans are taking advantageof lowinterestrates to realize their dreams. Since cobuilding lowerthe cost, apartment buildings are gaining ground

11 On top of it co-building Baugemeinschaften In Tübingen, co-buildingis mainstream and the preferredwayof handling new developments. (You just heard why) München is statingan officialambition of a 20-40% co-buildingshareof public land allocation, Hamburg is moremoderate with a statedgoalof 20% -and special legislation for their subsidised financing. Manystatesand citiesusetax-moneyto support the formation and successof co-building groups. How come?

12 In co-building, people are creating urban devlopment instead of being its victims Cord Soehlke Französisches Viertel, Tübingen

13 Some co-building benefits Allows small scale(narrow properties) Different ambitions > huge variation! Very high involvment of ordinary citizens Social stability and consciousness Engagement for the neighbourhood Large variety in the types of dwellings High standards for sustainability Little economic speculation Long term persepctives Up to 30% lowercostsfor living Opportunity to fulfil special wishes

14 Co-building in Sweden Byggemenskaper

15 To most people, co-building does not exist as a concept (but everyone think co-owning is the most normal thing) Bostadsrätt bedeutet Baugenossenschaftswohnung und hatte seinen Ursprung darin, dass sich eine Baugemeinschaft zusammen fand um gemeinsam ein Gebäude oder eine Häuserzeile zu errichten und nach gemeinsamen Regeln und geteilten Kosten zu verwalten. Heute werden diese Baugenossenschaften überwiegend bereits von den Baugesellschaften gegründet, die dann den Anteils-Käufern die Regeln und Kosten gewissermaßen diktieren. Bostadsrätt betyder Baugenossenschaftswohnung och hadesittursprungi atten byggemenskapbildadesför atttillsammansbyggaettellerflerahussamt efter gällande regler och med delade kostnader förvalta det. Nu för tiden bildas dessa Bostadsrättsföreningar oftast av byggbolagen, som då i viss utsträckning kann diktera villkoren och kostnaderna för andelsköparna. Herbert Kårlin i Schweden-Aktuell

16 Sweden map Co-building in Sweden 2014

17 In Stockholm we treat everyone the same way The Stockholm property board controls about 70% of the land withinthe city borders: Wetreatco-buildinggroupsthe same wayas any other investor We take into consideration the investors economy, stability and long-term interest We also consider the investors track-record from previous projects The investorwillhaveto takeall economicrisk during the development of the zoning plan The time betweenland allocationand start of the constructionprojectis normally5-8 years. The investorscostto handlethis process canbe SEK 0,5 1,5 M. In 2013, 50 propertieswith an averagesizeof 102 dwellingswereallocatedto different investors(some acting with sister companies).

18 Four advices to facilitate non-industrial residential construction Smaller properties Planningbeforeland allocation ( Detaljplan före markanvisning ) Land allocationbasedon quality and sustainability (using market land values) Payments as late as possible in the process

19 ..but of course, cities can do much more!

20

21 There is after all a strong trend towards a new urban development also in Sweden! Vallastaden, Linköping (Bo 17)

22 Co-building is when private persons are forminga group and, basedon theirownideas, as principal togetherplan, build and later use their building. W5 Planungsgesellschaft, Tübingen free translation Vi älskar villan men vill bo i stan. Foto: UrbanaVillor, Cord Siegel, Pontus Åqvist och Karin Larsson.

23 Co-builderscanhaveanytypeof driving force, and what they build canbe anything. New or old, largeor small, courageousor conventional. The definingaspectis that the persons who are goingto usewhatis buingbuilttogetherhavethe defining influence on what i being built. Chemnitzstrasse Hamburg

24 Forms of organisation - Ägarlägenheter - Bostadsrättsförening -Kooperativ hyresrätt med eget fastighetsägande (bolag eller förening) -Kooperativ hyresrätt med blockförhyrning -Konventionell hyresrätt med eget hel-eller delägt fastighetsbolag

25 Byggemenskaper thankyou for listening! Staffan Schartner staffan.schartner@omniplan.se

26 Varför bygger byggemenskaper billigare? SEK/m2 Det här är allmänt bekant: Ju mindre projekt, desto högre kostnad per m2. m2

27 Varför bygger byggemenskaper billigare? SEK/m2 Psilander(KTH) Lokala byggare Byggindustrin Men i verkligheten visar forskningen lägre m2-kostnader för mindre projekt. m2

28 Varför bygger byggemenskaper billigare? Vinst + risk Byggnad Mark Byggbolag Byggemenskap

29 Varför kan byggemenskaper bygga där andra inte kan? Marknadspris Vinst + risk Byggnad Mark Byggbolag Byggemenskap

30 Varför kan byggemenskaper bygga där andra inte kan? Byggbolag Byggemenskap Egen finansiering Marknadspris Vinst + risk Byggnad Mark Bank- Finansiering 75%

31 Föreningen har till ändamål att verka för byggemenskaper som organisationsform i nyoch ombyggnadsprojekt genom att: -samla, utveckla och förmedla kunskap om byggemenskaper och vara en plattform för alla med intresse för byggemenskapens idé stödja och underlätta bildandet av byggemenskaper och genomförandet av deras byggnadsprojekt.

32 Interaktiv hemsida (delfinansiering Delegationen för hållbara städer) -Kunskapsbas - Interaktiv portal Match-making - Formera byggemenskaper - Hitta tomter - Hitta konsulter, kreditgivare m fl Sammanförande av lokala initiativ och projekt Konferenser och seminarier Studieresor Samarbeten

33 Kommande evenemang: Onsdag 2 april Nordbygg / Sustainable Days Cord Soehlke, borgmästare i Tübingen Lördag/söndag 5-6 april Vårkonferens i Göteborg Studiebesök Brännö Torsdag-lördag 8-10 maj Studieresa till Tübingen och Freiburg Maj Kommunnätverksmöte i Stockholmsregionen