Comparative Exploration of Social Housing in Iran

Transcription

1 Comparative Exploration of Social Housing in Iran Mahdi Tavakoli Kazerooni, Sama Technical and vocational Training Collage, Islamic Azad University, Shiraz Branch, Shiraz, Iran Ahmad Esteqlal 1, Department of Art and Architectural, Yazd Branch,Islamic Azad University, Yazd, Iran Masoud Fallah, PhD candidate, Department of Urbanism, Art University of Isfahan, Isfahan, Iran Seyed Javad Derakhshan, Department of Art and Architectural, Yazd Branch, Islamic Azad University, Yazd, Iran Abstract Undoubtedly social housing providing is one of the necessities each government seeks based on conditions and existed potentials regarding to providing the maximum welfare and social justice. In this regard, it is tries to have comparative exploration of 2 samples of social housing after a glimpse on social housing which are related to years before revolution, it means unique and valuable town of Shushtare New Town and another as part of the greatest contemporaneous project in housing, housing complex of MehrShushtar housing. In order to have better comparison, criterions are classified in 4 sections of place tracing, body analysis, visionary analysis, and social- cultural analysis that the results of these evaluations makes the weight in Shushtar town especially in body analysis heavier. Therefore, this complexfor leaving incomplete and improper social context in town hasn t functioned in its real role. According to obtained results from research, it be stated that comprehensive collection is shaping that its constructing is not finished yet. It has many body defects. As the future residuals would be low-income people with different cultures, it is necessary to remove project defects and by government supervision and support, and learning from little failure experience of Shushtare New Town, this unfinished path should be ended and we prevent from reoccurring bitter and costly events. Key Words: MehrHousing, social housing, social policies, Shushtar historical town, Shushtare New Town 1 Corresponding Author

2 1- Introduction: Social housing 1 is one of 5 elements of social policy 2 in today communities. I its applicable concept, social policy, it means a collection of institutions and activities which has positive effect on society members welfare. These policies include social security, housing providing, training, hygiene, and social services providing. It is clear that in a successful social policy, the optimum combination should be made to fulfill these needs (Athari, 2005). If social policy of housing providing in a society organized in a way that prevents from economics growth, finally it leads to reduce social welfare. Meanwhile if governments couldn t take steps in this way, these social policies lead to unsteadiness in economics problems. 3 Exploring the social policies in many countries of the world shows that in different time and places their government selected different policies to fulfill societies welfare. (Jenkins, 2007) about providing housing, these policies such as prevalent policy of Sites and services (Bhatt, 2001) tries in various ways to make the price of housing proper for families. It means usually possessive housing wouldn t pass over 3 times as much as the annual income of the family and the renting wouldn t pass over 20% of their incomes (Athari, 2005). Successful system in this filed should make connection among social security, housing planning (such as social housing), and urban planning (spatial) (Qalibaf, 2010). Now after referring to social housing, the role necessity of government to provide housing for small villages of state have been explored and in following 2 samples of special housing in geography climate of Iran south have been considered one is before revolution and another is after revolution. 2- Research Framework In the world created, human is known as the eminent of creatures to act on making events in order to fulfill his needs and increase his life quality. The events which are not possible to happen until human accept principals and concepts. Therefore, in the world of human made, there are phenomena which we should consider principals and concepts for each of them that are led to truth in passing a process. Another notion is mentionable is that when we are in place of comparing and evaluating 2 truths, we need criterions to find the best ones which are here social housing. It is worthwhile to say that the criterions used in this research are in 4 axes of place tracing, body analysis, visionary analysis, and social-cultural analysis.

3 Figure (1) The model used in this research 3-Low-Income Housing According to consensus of 2011 and exploring the statistics of housing in Iran, it is concluded that the general process of constructing shows the relatively favorable growth of house production and distribution and consequently the improvement of qualitative and quantitative indexes; therefore, according to published statistics it is not distributed in balance especially lowincomes haven t still used them even the housing condition becomes harder for them in a way that the family intense in manses in civic average of 2011 was 1.06 and the average of first 4 decilewas (Iran statistics Center, 2011) The housing cost from all costs of family in 2011 was 35% which for the first, second, third and fourth decile was 52.2, 44.2, 37.2, and 37.1, respectively and the average of 4 decile was It is mentionable to say that based on offered data for 21.2 Iranian families, there are 21.6 million manses unites that if the distribution was fair, no Iranian family would be without manse, but according to statistics we observe 1.6 million manse empty in Capital. Another mention is that by completing MehrHousing in state to fulfill the needs, we should face with the reduction of housing price by reduction of demand for it, but unexpectedly this case was faced with 6% growth in Of course, this growth among low-incomes families was lower and even negative; as though, housing price in first decile was with 4.5% reduction which shows that positive effects of MehrHousing on condition and reduction housing in low decile of society.

4 In the following after a short look at housing condition, it is tried to explore the forming context of social housing. 4-Introduction of Shushtar Historical City Shushtar 4 is one of the most important historical cities in Iran and Khozestan. This city is located in north Khozestan and KaroonRiver as the most important river of Iran after arriving to Shushtar.It is divided into 2 branches of Gargar and Shatit. Karun River and its branches passing over time leads to shape urban life and development in Shushtar. Figure (2) Shushtar City place Reference: This city has expansion about 3440 km that Shushtar historical and old city is as its main core and limited in Karun River branches. According to weather Shushtar is in semi-humid and warm climate as winters its weather is good and in summer it is intensively warm. (Majedi, 2000, 4) 4 seasons are not seen regularly in this city, it means its summer and fall is very long and its winter and spring is very short, so in the late winter and the early of spring for the best weather, the green coverage arrives to its perfect and after passing some month for weather becoming warm and the stop of raining we lose this green coverage. 5-Mehr Housing inshushtar MehrHousing is the greatest national project in housing that by the wisdom of the ninth government and constitution law it is designed to help providing housing for low-incomes of societies. Accordingly, by removing the related limitation, this design is progressing fast; as though, it is predicted that in the next year, the great volume of this projects done in country. This important

5 happens when the necessity of government interruption is not covered for anyone, but moving in thisnew path needs efficient precision and knowledge. Accordingly in Shushtar city, the MehrHousing project in 2 phases totally 220 hectares in north of Farhang-Shahr and force is implemented as after finishing this design, 9728 manses are waiting for people in Shushtar. Figure (3) MehrHousing project place with Shushtar and Karun River Reference: The first step of design implementation and the first phase is being made by preparing the ground and 3944 units in 50 projects (association) in 5-floor unites of 8, 16, and 24 unites with 75 to 85 square. It is predicted that people would be owner of house in this project. It is be noted that to the end of half the year 2012, 1000 manse of phase 1will be handed in applicants and this process will continue to hand in all manses of phase 1 to the end of first half of Of course, it is thought that in the present time 600 people of Cooperatives called off ending the projects. In this condition, the second phase implementation of this project will be far of thought for next several years. Table (1) the information of ground of MehrHousing inshushtar city The amount of designated grounds Plaque Square (Hectare) project no. Units No Population of each family registered the place of designating ground

6 Shushtar /17 & 12/1 the north of Farhang-shahr town Figure (4) design of preparation of ground in 220 hectare for MehrHousing ofshushtar Reference: urban and architecture counsellor Plan and face of 18-unit manse

7 Plan and face of 16-unit manse Figure (5& 6&7) plan and face of manse unites of MehrHousing inshushtar Reference: urban and architecture counsellor 6- Housing town of Shushtare New Town (New Shushtar) 6-1. Sushtare-no as Sample of Social Housing Sushtare-no housing is one of valuable samples in contemporaneous architecture of Iran. This collection was fist for dwelling of Agriculture and Industry Corporation of Karun, but by revolution its implementation stayed incomplete and after imposed war it was proposed as wartorn housing. Now as this town is housing that is established by government for low-incomes, it should be known as social housing which we will explain in the rest Town Introduction This is as last work of Kamran Diba in his dwelling time in Iran in designing Shushtare New Town in years 1973 to 1978 which made Diba s last dream come true in urban designing. He could present his ideas in separate designed in one place to implement. For his persist, Shushtare New Town was transferred from the middle of desert to the near of Shushtar, because he wanted to make this town as a way to expand the city. In order to design this town, he made a great group and interrupt in all details such as

8 naming crossings as Shirin-o-Farhad, and VesalBoulevard. Regarding to what was said in Italian magazine AA about Sushtare-no, this town by having housing units and 270 hectare square meters was designed by Diba et al in counseling office of D.A.Z. of course, it should be mentioned that this information is related to Diba s first design. The present town of Shushtare New Town with population of people is placed on the main road. This town is in figure of congested horizontal context with considering the proper distance from the public places like mosque and service providing centers such as grocery stores, school and bathroom in human scope have been designed. An Italian magazine of Lotus wrote about Shushtare New Town that: This is the picture of Iranian city which is both old and modern. Utilizing from native and local culture and global culture and. In another place, it was written: although, Shushtare New Town design is elusive of using modern facilities and thoughts, it really belongs to ancient and local tradition and its construction time is not clear. (AfsharNaderi, 1990) Shushtare New Town got an architecting prize of Agha Khan Institute and was showed in biennial exhibition and then in Paris. The town design was also published in global architecting magazines. The other prides of Shushtare New Town was that in 2000 was exhibited in significant urban planning and architecture arts. One of indexes of Diba architecture is seen ibn this complex is utilizing Iranian architecture patterns in unique and original form. Diba mostly used typology and organizing the Iranian era than elements and decorations; that emphasizing on axes is one of these cases. Shushtar new city pattern or Sushtare-no and its passing axes that are separated from automobile passing ways are made based on ancient model of Cross with squares in arms intersections and green way gardens in 4 main direction of the world. Shushtare New Town square is designed in a way that seems and interior space. As though, first the empty central space was designed and then the buildings are wrapped around it to make strong steady body. Figure (8) Pilot and first floor plan of 2-floor building

9 Figure (9) Neighborhood Unit Plan Reference: Majedi, 2010 Diba by designing and building Shushtare New Town and deducting valuable pattern in constructing housing complexes shows that it is possible to make a collection to be both modern and full-identity and fulfill dwellers needs.(majedi, 2010, 4) This notion should be added that urban planner wouldn t finish by constructing housing complexes and seeks urban planners supervision and related authorities until all dwellers utilize their houses and even in the rest of their lives. This is a factor which is become unsteady for social and historical revolutions; being urban context unsteady, it leads to largescale elements presence and intractable changes made by dwellers and this matter changes into a disadvantage for valuable collection of Shushtare New Town

10 Figure (10) the present condition of Shushtare New Town 7- The Comparative Comparison between Mehr Housing of Shushtare New Town and Shushtare New Town Housing Town Comparative exploration in urban matters needs criterions to compare case study of researchers by their helps. It is tried in this research after having enough recognition of case studies, using criterions classified in place tracing, body and visionary analysis, and social-cultural issues to have comparative exploration of samples Collections Square Table (2) 2 Housing collections square (hectare) Urban old context Shushtare New TownMehr Housing total of Shushtar City square Collection Population Table (3): Exploring the population of 2 collection than the population of all city Population Housing Unites No. Shushtare New Town (Diba s prediction in design horizon) Shushtare New Town (the present condition) MehrHousing (the first phase prediction) Total population of Shushtar City (consensus in 2011) Table (4) the Comparative exploration of Shushtare New Town and MehrHousing ofshushtar Shushtar city the city code the relative risk value P4 3 Location and place tracing 2 collections being near to the main context of city, building and predicting some bridges in order to facilitate commuting for dwellers

11 According to maps and statistics of earthquakes international research center, Shushtar city is considered a one of seismic places of state. It should be noted that putting water around housing areas decrease the risk of seismic ruins while Shushtare New Town has been able to use this notion by proper place tracing of town, but in housing place tracing of Mehr Housing, it was placed on Earthquake center in north of Faday city near the housing complexes! Town Context Shushtare New Town context is congested and coordinated with climate MehrHousing, uncongested context and uncoordinated with climate Urban Installation

12 In Shushtare New Town all installations and even central antenna have been constituted. These installations are all considered in air except wastewater piping! Number of floors In MehrHousing Complexall unites have been built in 5-floor that is completely incoherent with Farhang-shahr and Niru complex which are at most with 2 floors. In Shushtare New Town most of unites are in 1 or 2 floors and they are coherent with city traditional context. Building Structure In MehrHousing project as project site is located on earthquake center, the structures are designed by necessary standards, but in implementation time, light structure was proposed to reduce costs and based on applicants wish.

13 In Shushtar New Town proper, qualified and metal skeleton has been implemented. The witness of this issue was the harsh earthquake in 1998 that in spite of damages in city building, there was no damage seen in town building. Openings In ShushtarMehr complex non-considering to climate, various and great opening have been considered that this issue is faced more practical in Shushtar town Religious Spaces (Mosque)

14 In Shushtare New Town, Diba by knowing this climate believes and religious customs designed mosque very well among housing and mall spaces. The body separation of mosque was another attempt to desperate purities from impurities, while in Shushtar New Town with area 220 hectare, there was no place for religious spaces and there are some cultural places seen there! Climate In MehrHousing climate of the place is not considered except the building directions. (Climate: warm and semi-humid) It is tried in Shushtare New Town by inspiration from old context, plan and face design has the maximum coherence with climate besides fulfilling dwellers needs. Utilizing central yard pattern, sunshade, interlaced parapet, green area prediction, alleys using high walls, the least opening and so on City Scene

15 Non-attention to city scene and landscape in MehrHousing Complex Visionary Analysis In MehrHousing there is no coherence with old context of Shudhtar without any attention to old context there Shushtare New Town and using proper pattern of historical context of Shushtar context using coherent materials with climate Urban Symbols

16 In Shushtare New Town complex there are some urban symbols that lead to better eligibility, but in MehrHousing project except the central square of complex, there are no other predictions. Social-Cultural Analysis Satisfaction 1: for proper condition of town (housing complex) I will stay here as much as possible 2: I will move from town as soon as possible. 3: there is no difference for me to be or go out of this town.

17 4: I mostly like to live out of town According to attitude measuring, dwellers are not satisfied for high amount of crimes and town improper social context, and they like to move out of town. This is while the applicants of MehrHousing who do not have home yet are so hopeful to their shelterowning lives and living in Mehr Housing is pleasant for them. Population Movement 1`: I was born in Shushtar and have ben always dweller here. 2: I wasn t born in Shushtar, but I have lived here since 10 years ago. 3: I wasn t born in shushtar, but I have lived here since 25 years ago. 4: I am not dweller of Shushtar. In Shushtar New Town by stating imposed war and unsheltered people invasion to this town with different ethnics and low economics condition, a non-coherent context was shaped with high cultural and social problems. In MehrHousing Complexas the most applicants are people with low incomes and villagers, it is predicted that after dwelling there by immigrating villagers from village to city the same problem of Shushtar New Town will happen there. Giving Identity In MehrHousing ofshushtarwe haven t seen any attempts to give identity to complex, while using predicted patterns in houses plans and faces without considering climates and people folklore, and neglecting mosque in all complexes become twice in this feature.

18 Patterning from ancient context of Shushtar in Shushtare New Town, placing urban elements giving identity such as mosque, square, and mall in complexes, naming pass ways, prioritizing passerby in context, using various urban symbols and so on in order to give identity to Shushtare New Town. Mental Image The amount of crime rising in Shushtare New Town than the main context according to people ideas and police +10 consensus Space Privacy

19 Non-attention to units verging and space privacy in MehrHousing Complexes In Shushtare New Town the matter of space privacy considered by Diba is indicator of entrance space and around houses of mall definition that are covered together by shell. This fact protects dwellers from passengers look besides preventing from sun rays Housing Price Estimation Table (5) the final price of MehrHousing and advance money of Mehr Housing applicants in Shushtar In brickwork step in hand in key step 8-9 million million Table (6) the final price of MehrHousing and in-advance money of Mehr Housing applicants in Shushtar

20 ShushtarNew Town The location than the main Being context seismic of city (the collection Being condition) seismic (building structure( Urbna context Parking providing Urban installation Number of floor openings Religious space (mosque) climate Urban landscape Urban symbols Collection look satisfaction Population movement Giving iidentity Mental image Living room Spatial management MAGNT Research Report (ISSN ) Vol.2 (7). PP: Applicant advance money loan with 4% interest complementary accessories total 15 million 21 million 4 million 40 million In this regard, the real price of each meter square in MehrHousing ofshushtar is calculated as following: 95 m = 8 m (tender) + 12m (parking) + 75 m (net infrastructure) Toman is the price of each meter square ground of MehrHousing project in Shushtar = % 95 Table (7) the estimation of each meter square oh housing in 3 regions of Shushtar Shushtar New Town Farhang-shahrMehr Housing (*10^3) Toman (*10^3) Toman 421(*10^3) Toman 8- Conclusion By comparing 2 housing complex in Shushtar historical city, one is Shushtare New Town complex as one of significant art of century and another is MehrHousing Complexhaving considerable notations. Table (7) Comparative exploration of samples regarding to research criterions in one look Location and place tracing Body analysis Visionary analysis Social-cultural analysis

21 Mehr Housing MAGNT Research Report (ISSN ) Vol.2 (7). PP: First,Shushtar New Town with all its unique features has faced with various problems that their main resource is town unorganized social context, and this is valuable experience to know that as much as the body is resistant and valuable, it should accept the dwellers who are coherent according to culture and society and governmental institutions shouldn t know their work finished after the construction step and they should have supervision on population accepting process of collection. Second, it is logical that dwellers refer to houses for buying which have lower prices besides more proper condition; therefore, dwellers intention to Mehr Housing in Shushtar is not economics at all and utilizing from facilities can just be motivation to demand for Mehr Housing. Finally, according to the past observations and valuable experiences should be said that today the heavy body collection is shaping that its construction step has not finished yet. It has some body defects. As the future dwellers of Mehr Housingare low-incomes with different cultures, it is necessary to remove defects of projects and also by government supervisions and support and learning from the failure of Shushtare New Town 7 town move this nonreturning way correctly to the end and prevent rom bitter and costly events. 9- Appendix 1. Social Housing 2. Policy Social 3. This reason of this claim is the recent global war. 4. Shushtar city is located in length of 48, 2o min of East and width of 32 of north, and in the height of 150 m of sea level. This city is limited from north to Dezful, from west to Dezful and Shush Danyal, from east to MasjedSoleyman, from south to Ahvaz city, and from east toramhormoz city. (Taghizade, Mohammad, 1997) 5. Based on document of JamnshidNursalehi speech, the writer of human dwelling national committee in margin of urban global association meeting in Naples of Italy at 14 th, Shahrivar, It is referred in thisregion to the room for guest 7. Adopted from the title of article Shushtare New Town failure, eye-opening experience (Rezaei, 2012) 10-References [1] Athari, Kamal (2005) insured housing providing system and social security status, social security chapter, 8 th year, no. 24 [2] AfsharNadari, Kamran (2000) Kamran Diba familiar memories, architecture publication, no. 10 [3] Taqizadeh, Mohammad (1997) Shushtar in passing history, Darolmaktab press institution, first publication

22 [4]Javaheripour, Mehrdad (2004) global experience of low-incomes financial system, ground and housing national organization, planning office. [5]housing economics and planning office (2010) Mehr Housing : new approach in housing sector, no. 47 and 48. [6] Rezaei, Tayebeh, (2012) Shushtare New Town failure, instructive experience. Architecture art chapter. No. 25. [7] Qalibaf, Mohammadbaqer (2010), a plan for development and justice, Tehran, HamedNegarestan. [8] Majedi, Hamid; Esteqlal, ahmad (2010), Diba and nice imaginary from Iranian city in Shushtare New Town, architecture national conference and contemporaneous urbanizing, Shiraz. [9] Negareshahr and architecture counsellor (2007) 220 hectares grounds preparation design of ShushtarMehrHousing. [10] YazdaniBrojeni, Fardin (2003) supporting plan in housing sector. Social security chapter, no. 12 [11] Khozestan province governership website: [12] Khozestan province urbanizing and road organization website: www,khzroad.ir [13] Shushtartourism and cultural heritage organization website: [14] Jenkins,Paul,,2007, Planning and Housing in the Rapidly Urbanizing World,Routledge, New York [15] Bhatt,Vikram,,2001, How the other half builds, Time-Saver Standards for Urban Design, McGraw-Hill, United States,1.3-8 [16]