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Single Family Housing Project in Timisoara
Romania

Keyword: Homelessnes & Housing

Background

Changing people's way of living from collective to individual dwelling, thus obtaining a greater flexibility of housing was achieved by a greater diversity of dwelling-types and the sizes of plots (between 300 square meters and 850 square meters) according to demands, providing housing for various categories of families.

BRAYTIM - Ltd. was commissioned for the urban lay-out plan of an unbuilt area of 22 ha, located in the South of Timisoara, for the development of individual housing.

Reduced costs were obtained by approaching the development of the area as a whole, completing the infrastructure, setting-up a single building-site, saving time in design and construction.


Narrative

Before 1990, mainly because of the massive construction of multi-family structures, the access to single-family housing was very limited. Housing was characterised by standardisation and uniformity, hindering the development of private property rights. Urban areas lacking personality, together with other factors, contributed to the maintenance of a poor quality of housing.

BRAYTIM - Ltd., established at the end of 1990 was commissioned for the urban lay-out plan of an unbuilt area of 22 ha, for the development of individual housing; the area is located South of Timisoara, bordering the Calea Martirilor avenue.

The project started despite the absence of an appropriate legislation (The laws no. 50 and 18 being issued later), as a result of the claims of BRAYTIM Ltd. addressed to the central and local governments. The initiative was considered a pilot project and encouraged by the Ministry of Public Works and Regional Planning.

BRAYTIM Ltd undertook the following actions: contacting the authorities, starting and financing the urban planning study (elaborated by IPROTIM Plc.), elaboration of the architectural design projects for the three types of proposed dwellings, organising press conferences and promotion through the media, contacting the customers for the new dwellings, organising the construction works.

For the first stage of construction (1990-1993) an urban lay-out plan was elaborated concerning an area of 8 ha (88 plots) of the initial area. The land, owned by the state, is bordering the Calea Martirilor avenue. In 1993 the first 27 houses were inaugurated.

In the second stage (1993-1995) the developer bought 1 ha of land from private owners and divided it in 17 plots in order to build and sell other individual housing.

In the next stage, 1995-1996, following individual demands of land owners from the respective area, and based on the urban plan suggested by the designer, the Local Council of Timisoara took the initiative for developing a new residential area including the necessary facilities.

By changing the management system of such an operation, the following options have been adopted: diversifying and individualising the urban areas of a neighbourhood in accordance with a unitary urban planning conception; the creation of a sinuous street-pattern, resulting in the reduction of the speed of vehicles, personalising the environment, and providing a semi - private character to the area; providing green areas in the enclosures formed between plots, for playgrounds, recreation areas, which might facilitate social contacts; the provision of pedestrian streets across the area, ensuring connections between dwellings, green areas and facilities; arrangement of public areas with high quality public space equipment, specially designed for that area; mixing groups of state owned dwellings with the areas of individual dwellings, with a view to obtaining positive social effects, as concerns access to private property; introduction of a local regulation in the area, establishing rights, duties and unanimously accepted norms for co-habitation.

Reduced costs were obtained by approaching the development of the area as a whole, completing the infrastructure, setting-up a single building-site, saving time in design and construction.

Changing the way of living from collective to individual dwelling has strenghtened the feeling of private property, increasing the degree of civilisation with educational effects for the next generations. The land owners were interested to co-operate in land-subdivision and exchanges of land.

A greater flexibility of housing was achieved by a greater diversity of dwelling-types and the sizes of plots (between 300m2 and 850m2) according to demands, offering housing possibilities for various categories of families.
For the implementation of the action, the developer used a strategy based on the following elements: flexibility in acquiring the land; e.g. in the second stage, for buying a plot of 1 ha, the owner was offered two dwellings in exchange for the plot; this being a novelty in the real estate transactions; convenient arrangements to involve land owners; sharing responsibilities for land servicing in the area between the local government and the developer; raising public awareness about the urban operation through the media, and contacting the owners of land from the neighbouring areas; the possibility of establishing a non-profit association of owners, as legal person, to organise auctions in order to appoint a builder, to sell plots obtained by new sub-divisions; consulting the land owners and the population within the area to formulate design specifications and finalize the urban plan; regulating exchanges of land; consulting the owners in order to find out their intentions for building and to make them aware of the advantages generated by their co-operation in obtaining a unitary urban conception; market research, advertising in order to find potential customers who might buy land for construction, and to learn about their requirements; elaboration of the design specifications; elaboration and approval of the urban plan and regulations; promoting new building technologies (using "parpaing" blocks which permitted the elimination of the kernels of reinforced concrete, thus reducing the duration of the construction works and the costs); the developer assumes the whole responsibility for the design and the necessary approvals in the name of all the owners.

The operation initiated for the realisation of the single-family housing-project in Timisoara induced changes with positive effects as to: local regulation (urban regulation and co-habitation within the area); sectorial policy of the Local Council (in the field of housing) increasing its involvement and improving its pertaining strategy; the system for managing such operations; establishing partnerships between owners, developer, designers, constructors, and the local government.

This project is a positive example of partnership between a private company (BRAYTIM Ltd), a state-owned company (IPROTIM Plc) and the local government encouraged by the Central Government (the Ministry of Public Works and Regional Planning).


Sustainability

This project is a positive example of partnership between a private company (BRAYTIM Ltd), a state-owned company (IPROTIM Plc) and the local government encouraged by the Central Government (the Ministry of Public Works and Regional Planning).

The operation initiated for the realisation of the single-family housing-project in Timisoara induced changes with positive effects as to: local regulation (urban regulation and co-habitation within the area); sectorial policy of the Local Council (in the field of housing) increasing its involvement and improving its pertaining strategy; the system for managing such operations.

Reduced costs were obtained by approaching the development of the area as a whole, completing the infrastructure, setting-up a single building-site, saving time in design and construction.

Changing the way of living from collective to individual dwelling has strenghtened the feeling of private property, increasing the degree of civilisation with educational effects for the next generations. The land owners were interested to co-operate in land-subdivision and exchanges of land.
A greater flexibility of housing was achieved by a greater diversity of dwelling-types and the sizes of plots (between 300m2 and 850m2) according to demands, offering housing possibilities for various categories of families.


Contact

    Timisoara
    County Timis
    Romania

Sponsor

    Romania

Partners

    Alina Anastasescu - IPROTIM Plc.
    Timisoara
    County Timis
    Romania


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