Copenhagen and Malmo Study Visit, September 2002

Bo01 and the Twisted Torso
Augustenborg and the roof gardens
Christiania
National Federation of Housing Associations; Glostrup
Folehaven - the fish laundry!
Orestad
Sopheiro
Comments, thanks and sponsors

[Please note: all photos are thumbnails - click on each one to enlarge]

Chair's Introduction

In September 2002, I joined 28 housing delegates on a study trip to Copenhagen and Malmo organised by the South East Region of the Chartered Institute of Housing.

Landing at Copenhagen airport, we were soon on our way across the Oresund Bridge, an impressive construction spanning 14km linking the city with neighbouring Malmo in Sweden. Three countries in three hours set the scene for what was to be a full, varied and thought-provoking programme.

Our host for the visit, Claus Bech-Hansen, Area Manager for Glostrup Housing Association, is no stranger to the SE Region. Together with Claus we explored social, economic and environmental sustainability in an island kingdom with some striking differences to our own.

We had the opportunity to observe first hand that tenant democracy is a key feature of social housing in Denmark. We experienced the strong sense of community that prevails from a sheltered housing co-operative at Sopheiro to social and democratic life in the freetown of Christiania.

Social and environmental responsibility is apparent with little sign of anti-social behaviour. Effective waste management is in evidence everywhere with some interesting ecological measures like the ecological laundry and Folehaven - its tanks of fish sharing space with more traditional laundry equipment - and the impressive botanical roof gardens at Augustenborg.

Architecture combines the charm of the old and the shock of the new - a remarkable diversity somehow managing to present a coherent whole. We saw urban development of high architectural quality combined with regard to its natural surroundings at BoO1 - City of tomorrow in Malmo, and Orestad - the new Scandinavian growth centre in Copenhagen. Santiago Calatrava's Turning Torso - more a sculpture than a building - was memorable.

It was a privilege to have had such an insight into a region of Scandinavia which recognises the contribution we all need to make to a sustainable future and actively seeks to "create an environment in our society that promotes co-operation between people and helps them become informed and active citizens". There is much we can learn personally and in terms of working practice.

Diana Maughan
Chair
Chartered Institute of Housing South East

Bo01 - An Ecological City of Tomorrow in the Western Harbour, Malmo

Our visit started with an informative talk about Bo01 - City of Tomorrow. This is an entirely new district in the Western Harbour, with room for 600 dwellings as well as offices, shops and other services. The development is taking place on the former ship building yards which fell into decline in the latter part of the 20th century. It is expected that the whole of the new district will be entirely run on renewable sources of energy.

The district aims to be an internationally leading example of environmental adaptation of a densely built urban environment. It is hoped it will also be a driving force in Malmo's development towards environmental sustainability. Bo01 is the first development stage of V�stra Hamnen (the Western harbour), identified as one of Malm�'s growth areas of the future. It was the focus of the first European Housing Expo in 2001.

Each of the building phases on the Bo01 site will be or has been developed by a different contractor and will be a mixed community with both affordable housing and higher income housing. Although design and size will vary tremendously, the principles remain the same. All buildings must be built in a way that maximises their environmental friendliness and resource efficiency. Materials should be reusable when the buildings are demolished and substances listed in the Swedish Chemicals Inspectorate list of hazardous materials will not be used. Furthermore, although the buildings are fairly high density and with many pathways and alleyways between, they have been designed so there are no �blind spots� and every public way is in view.

Biodiversity

Biodiversity - the wish to contain or support a diverse range of natural life - is another aim of the area. Roofs and walls are covered with plants in order to increase the green space and a green space factor system is applied. This means that the building contractors compensate the area they have exploited on the various properties by providing green spaces; examples which give points are plant beds, foliage on walls, green roofs, water surfaces in ponds and large trees and bushes. This points system was a key driver, and compares to the UK's Ecohomes rating system in some ways. Rain and seawater are used in public places, in waterways, fountains and sculpture and to support a broad range of species - not only vegetable, but also animal and bird life. Nesting boxes for birds are found on many buildings and their multi colours add to the already colourful backdrop of the new developments. A district ecologist is employed in the area to advise and monitor development.

An ecological approach

At the time we visited, the first phase was about 80% complete and, whilst the restaurants were very busy, the tour of the residential area was very quiet. Further phases are to be marketed to developers who are prepared to sign up to the ecological principles of the City. The area is typical of urban redundant industrial land, with contamination and affected environment. The area has, at the same time, many positive aspects, principally its location - on the coast, next to the beach and close to the city centre.

A fundamental ecological approach to planning, building and construction has been a key tool in the creation of the district. Innovative ideas and new techniques have significantly enhanced the environmental standard of the area. Because the city owns the land, it has been able to insist on a certain standard of development and to ensure sustainable development principles are met.

Renewable energy

The district is provided exclusively with energy from renewable sources. The energy used in the Western Harbour is generated in or near the area. Sun, wind and water form the basis for energy production, together with energy from refuse and sewage from the district. The demand for 100% renewable energy means that there must be a balance between production and energy use on an annual basis. Energy used in the area should, at some point in time, be produced there.

The new electricity grid and district heating network are linked to the existing systems of the city in order to bridge the time-lapse between the point of production and use of energy, without the need for specialised equipment for energy storage. The city's system is used as an accumulator and as a reserve supply. An effective usage is essential in order to reach the target of entirely locally produced renewable energy. The buildings in the district are designed to minimise energy demands for heating, while the electrical equipment that is installed is highly efficient.

The area is attached to Malm�'s existing sewage system, which is being improved so as to extract nutrients and heavy metals from the sludge at the treatment plants; nutrients can be returned to agriculture while those metals used in the treatment process can be re-used.

A large amount of the organic waste produced in the area is transformed into biogas in biogas digesters. The household waste that is not separated for recycling goes into the vacuum waste chutes, where the waste is taken to the plant for digestion into biogas which is returned to the housing area. The remaining waste is driven to Malm�'s waste incineration plant, Spillepegen, where heat is extracted in the incineration process.

Transport

The area is planned to minimise future transport needs and car dependency. Cycle traffic is the most important element in the area's transport system and, during our short stay, as with Denmark, we noted that bicycle use is very substantially more prevalent than in the UK. The network of foot and cycle paths is designed in a way that provides a good alternative on short distances and cycle traffic in the area is always given priority. The bus system is well developed from the outset in order to attract many users and become the natural choice for the residents in the area. Significant investments are being made in vehicles powered by environmentally sensitive fuels.

Public transport vehicles will run on environmentally friendly fuels, with the transport fleet made up of electric, gas powered and hybrid vehicles.

Use of information technology

Information technology is used as an active tool to help residents enjoy an environmentally friendly and comfortable lifestyle. For example, monitoring of water and energy consumption is possible in the dwellings. The exact departure time for buses will be indicated, and the cars belonging to the car pool of the district can be booked on home computers. To take advantage of the car pool, residents join the car pool club which allows them to pre-book vehicles - electric cars for short distances and gas cars for longer journeys.

One of the most striking memories from this visit to Bo01 was how well different building materials are being used here, following no particular theme and with no consistent colour scheme. See for yourself!

Twisted Torso

A feature of the Western harbour Bo01 area will be the development of a residential tower block to be called the 'Turning Torso'. The architect for this ground-breaking building is Santiago Calatrava. The building's design is based on the concept of the human torso, turning to look to its side. The building will be 190m high and have 54 storeys. As well as its unique shape, another innovation is that each storey is being sold as space allowing purchasers to agree the layout of their own apartment. They can either buy a whole floor (a number already have) or a part of a floor and, to assist them, a set of templates (suggestions) on size of apartments is available, although not prescriptive. The building is expected to be completed in 2004.

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The Green City - Augustenborg

In this part of Malmo there is a cohesive programme to make Augustenborg into a more socially, economically and ecologically sustainable neighbourhood. The government's Local Investment Programme supports Ekostaden in Augustenborg, one of Sweden's largest urban sustainability projects, for Ecological Conversion, with funding also being provided by the key local partners within Malm� City and the MKB housing company.

Ekostaden is working within the residential area of Augustenborg as well as with the school, industrial areas and local businesses. One of the key aims of the project is to enable residents to take a leading role in the ideas, design and implementation of the project.

Outdoor Environment

Residents, pupils and people working in the area have been involved in the design of the outdoor environment to create a new habitat whilst increasing amenities. Flowering perennials, native trees, fruit trees and wetlands are key features, whilst bat and bird boxes provide additional accommodation on the housing estate.

Augustenborg's Botanical Roof Garden

This was the main feature of the visit. Scandinavia's largest Green Roof is being laid on 9,500m_ of roof on the industrial estate we visited as a research and development project. It is supported by the EU's LIFE fund, to study different aspects in various growing conditions. The Roof Garden is another example of biodiversity, which aims to decrease the environmental impact of urban development on local surroundings, including a low-rise housing estate.

Roof planting is being used in Augustenborg to reduce the amount of water which returns to the drains, by allowing water to be used by green plants on the roofs. Other advantages of green roofs are that they

Provide a better micro climate in a built area
Protect underlying roof material
Preserve biological diversity
Reduce noise
Insulate against summer heat and winter cold
Are very economical to grow
Can be virtually maintenance free
Look very pretty!!

Different sedum and moss species are most often used, since they are very hardy and need little maintenance. Their spreading habit and thin roots make them ideal for roof planting. Research is being carried out in Augustenborg on appropriate roof elevation, soil type and mixtures.

The general consensus appeared to be that there was some merit in applying these techniques in the UK, although interestingly, the aesthetic "improvements" that may well be a significant issue for us with our planning laws, were not an issue according to our guide.

Facades

The 1950's character of some of the buildings had been damaged in the 1970's by covering the facades with external insulation and steel sheeting. This also had a negative effect on the internal environment in certain houses, causing problems with damp, ventilation and temperature control.

The outer covering of the walls is therefore to be removed and a new insulation layer will be covered with a skimmed painted concrete. Five buildings will be renovated within the Ekostaden project and the remaining buildings will be tackled on a rolling programme over a longer period.

Rainwater Management

Local flooding in storm conditions from the combined sewage system creates major problems in cellars, underground car parks and on roads and paths throughout Augustenborg. In order to minimise these problems, rainwater has been led into a series of surface canals in different dimensions that collect run-off from most hard surfaces and take it to a number of holding ponds and flooding ponds before some of the water leaves the area.

A local resident and amateur water enthusiast has started his own business to work with Malm�'s Water Works in the design and development of a unique system intended to be partially self-cleaning.

Waste Management

We saw clear evidence of effective waste recycling as 90% of waste from

Augustenborg will be collected and recycled or re-used. Thirteen Resource Houses will be built throughout Augustenborg where residents can separate their waste and compost organic waste. A central collection point for separation of large items of rubbish, waste from the industrial area and hazardous waste will be combined with a separate exchange room where residents can, for example, leave an old sofa, or perhaps even take someone else's discarded TV.

The recycling and waste collection system is operated by a new residents' co-operative company that will collect the waste from the houses, thereby significantly decreasing heavy traffic in the area.

Mobility

The Traffic Environment: Local residents perceive the traffic situation in Augustenborg as a major problem - through traffic, heavy vehicles and a dysfunctional one-way system create an insecure living environment. A local speed limit of 30kph has been introduced throughout the entire area.

A new entrance to the industrial area will be opened during the evenings and at weekends to avoid disturbance to residents; parts of Augustenborg will be made into a so-called 'Garden Street', where pedestrians will be prioritised to deter commercial and through traffic, and other road safety measures will be introduced. Local residents have contributed to the improvements of the traffic situation.

Electric Street Train

The world's first electric street trains offer improved public transport opportunities for local residents and the only realistic link to local services, such as health centres, chemists and banks. The trains, powered by eco-labelled energy in a battery unit, will provide a link between the outlying districts of Malm�. The electric trains are quiet, emission free and narrow enough to use adapted cycle tracks along short stretches of their routes in order to rationalise travel times. The trains are designed and manufactured locally, thereby generating new employment opportunities. A pool car system is also in use.

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The Freetown of Christiania

Christiania is a freetown in the middle of Copenhagen which emerged in 1970 when squatters moved into a disused 34 hectare military base. Hippies who came from all walks of life and many parts of the world, looking for the freedom to pursue an alternative lifestyle, were attracted to Christiania. An alternative newspaper called Hovedbladet in 1970 described Christiania as the perfect place for an alternative society and this resulted in large numbers of people being drawn to Christiania, so much so that by 1971 there were over 600 people living there. They aspired to a life lived in freedom and a city ruled by its inhabitants. Our guide who had lived in Christiania for 22 years elaborated by saying

Photos 8 and 9

"Anarchy is order based on free will".

Housing

In the early days people moved in and out of Christiania freely. The early squatters moved into the buildings left by the military, but as Christiania became established, children were born and families moved further out and built their own homes in a pleasant rural setting by the lake. There are now 750 adults and 200 children living in Christiania. People without children live in flats above workshops in the buildings which were vacated by the military. Some families live in houses bordering the lake while others live nearby in houses which are built around a square with a play area in the middle. Houses are made of wood and recycled materials which are salvaged from around Copenhagen. What's available sometimes determines architectural styles, although it has to be said that the finished products are far from unattractive. There are 180 self built houses. Some houses are remarkable for their originality and in some cases could be mistaken for something from a Hans Christian Andersen tale. Eco building is much in evidence with green roofs and solar panels. New building is no longer allowed by the Municipality of Copenhagen.

It wasn't until the early 1970s that there was drainage and electricity in Christiania, and even then only in the central area. More recently, drainage, water and electricity have been delivered to all houses. Television, telephones and computers have now been brought to Christiania, although their use is not widespread.

Relationship with the State

The relationship between Christiania and the State has been marked alternately by periods of open hostility and uneasy co-operation. Attitudes towards Christiania have changed with new governments and in response to changing external forces. In the early 1970s, the government recognised Christiania as a social experiment and an agreement was made whereby Christiania would pay for drainage, water and electricity. As many of the old military buildings are listed, monies are paid to Christiania to ensure their proper upkeep.

There have been times when governments have wanted to clear Christiania, even after it had been officially recognised, and other times when alliances between Christiania and the state have been formed. Examples include state aid for the music place, and financial assistance for a rehabilitation scheme to help drug addicts and alcoholics. In the 1980s, the rehabilitation unit was noted for its success with alcoholics and cared for 400 people. On Christmas Eve, which is equivalent to Christmas Day in the UK, the Grey Hall is open to anyone in Copenhagen who has nowhere to go. Free food and entertainment are laid on for around 1,500 people.

The use of drugs

Drug trafficking has been the subject of much controversy. Initially, one of the attractions which drew people to live in Christiania was the availability of, and freedom to use, drugs. However, a thriving drugs trade soon brought its own problems. The state was eager to rid the area of all drugs and at times, the Government has seen the drugs problem as a good reason to completely clear Christiania. Whilst giving Christiania a bad name, violence and other anti-social behaviour from visitors became such a problem for the residents that they ultimately took action themselves.

They identified hard drugs as the problem and banned them. An area known as Pusher Street was established and this was where soft drugs were dealt. Historically, the residents of Christiania have always been aggressively against the use and sale of hard drugs and even closed the area round Pusher Street to non-residents for many years. Although they have now overcome the problem, it has not been easy and, as a Freetown, they have at times been left by the police to sort out their own problems. Pusher Street is now open again as a street market where stalls offer hash for sale. Hard drugs are still banned in Christiania.

The local economy

In the 1970s, the Christianites lived and worked in Christiania but now a significant number work in Copenhagen. The early residents supported themselves by setting up workshops which have since gone from strength to strength. They are famous for their bikes which have a baby cart on the front, and their off-roaders are popular. They also repair vintage cars. Due to the success of both of these schemes, they have been forced to find larger premises elsewhere. In Christiania itself, there are artisan workshops where unusual decorative objects are made for sale to the tourists, such as restored antique wood burning heaters. There are shops where residents can buy all their food. Surprisingly there is no farming in Christiania but we were informed that this is because the ground is contaminated.

For recreation, Christiania has bars and restaurants - with a strong emphasis on vegetarianism - a theatre and music hall. To begin with Christiania was isolated. The residents lived and worked there and they had their own school. Tourists are now welcomed and since the 1970s, visitors have been taken on guided tours. In fact, Christiania is Copenhagen's second largest tourist attraction. Tourists are seen as an important part of Christiania's survival. Not only do they spend money but they also spread the word that Christiania is not as bad as it is painted. Children now go to school in Copenhagen and experience life outside Christiania; this enables them to choose the kind of life they want to live when they grow up. Many go on to further education and don't return to live in Christiania. The lavishness of some of the houses bears testament to the lucrative careers which some Christianites pursue in Copenhagen.

Self-government

As the years have gone by, Christiania has evolved and adapted to new experiences. From very early on, they had a committee structure which has since become much more sophisticated. They are particularly proud of their self-government, which is an example for anyone interested in residents' democracy. Residents pay taxes to Copenhagen as well as to Christiania. Our guide saw the strength of Christiania in its strong sense of community - residents look out for each other and there is a wide range of skills and experiences which means that if you ever need anything, there is always someone around who will help. However our guide freely admitted that "this is not Utopia; problems have been encountered along the way". There are problems with arrears which they have difficulty tackling. They have started to clean up buildings which were once richly covered in graffiti because they have found that it destroys bricks and causes pollution.

The original dream of an alternative lifestyle is evident in several areas: there is a health house dispensing alternative medicines - most ailments are treated this way, although a doctor visits weekly. Weapons are not allowed and Christiania is car free. Environmental and economic issues are all important and they are about to build a recycling plant which will save money. Allocations of vacant properties are decided by the residents and there is a long waiting list.

Issues for the future

Over the years Christianites have gradually taken on more of life's comforts and in this sense have moved away to some extent from their original lifestyle. Obvious examples are the installation of running water, electricity and, more recently, bathrooms. Some of the smarter houses on the lake, and the fact that some residents earn high salaries in Copenhagen, suggest that materialism is now not as unpopular as it once was. Many of the children have different values from their parents and pursue different lifestyles. Indeed, 60% leave Christiania. As Copenhagen prospers and expands, the land in Christiania becomes increasingly attractive and the residents feel somewhat threatened. Christiania occupies a piece of prime real estate, right in the centre of a thriving capital city. Inevitably, pressure will mount from Government and perhaps even the citizens of Copenhagen, to take back some or all of the land and redevelop it.

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The National Federation of Non-Profit Housing Associations

We were welcomed to the Danish National Federation of Non-Profit Housing Associations (NHF) by Keld Adsboel who explained the social housing system in Denmark, and the role of the NHF. The key feature of social housing in Denmark is the high degree of tenant involvement.

Social Housing in Denmark

Social housing represents only 20% of the housing stock in Denmark. 99% of housing associations in Denmark belong to the NHF which attracts members through its advisory services. The 709 member associations between them have a stock of 517,000 units. There are 8,000 independent estates and 19,000 estate board members. The Municipality of Copenhagen used to own 19,000 properties but sold them and has since been working closely with housing associations. They have 25% nomination rights but can negotiate a higher proportion. Even so, they are spending around �700,000 a year on housing the homeless in hotel accommodation. Applicants pay �10 a year per housing association to go on the waiting list, which operates on a first come first served basis.

Housing Finance

Housing schemes are financed by a contribution from the Municipality of 7%, and borrowing 91%, the interest of which is subsidised by the Municipality so that only 3.4% interest is payable by the scheme. The tenants pay 2% so they have a stake in the property. Tenants nominated by the Municipality, who are unable to pay the deposit, are able to borrow from the Municipality and do not have to repay it for five years. Scheme surpluses arising from matured loans go into the National Building Fund which makes available funds for scheme improvements.

Tenant Democracy

The most outstanding feature of social housing in Denmark is tenant democracy which appears to work extremely well in running estates. Each estate has its own Estate Board, which is responsible for decisions on

Maintenance
Approval of the budget
Improvements, repairs
House rules
Running of Common Rooms and new leisure activities

Rents are based on costs and can vary widely between estates depending on standards, improvements and the level of services. The budget and other decisions which affect rents must be approved by a general meeting and, if the proposed rent increase exceeds 15%, it requires approval by all the tenants through a referendum.

Housing Policy - The Right to Buy

The NHF has a role to play in influencing Danish housing policy. There was a change in government in 2001 and the new Liberal government is keen to give Danish tenants the Right to Buy, in order to enable more people to buy their own homes and to create more balanced communities in less desirable areas. A committee has been set up by the Danish government to look at the Right to Buy and produce a policy document by the end of 2002. Under the terms of reference they will look at valuations, discounts and how tenants can buy their own home, either individually or as a member of a co-op. They will also consider whether any lessons can be learnt from when the Municipality of Copenhagen sold off their stock.

The NHF had concerns about the implications for housing finance if the Right to Buy is introduced, specifically that less money will be available in the National Building Fund for improvements.

Alistair Queen, on behalf of the Chartered Institute of Housing South East, outlined the UK's experience. The CIH has been carrying out some research into the effects of the Right to Buy, following its introduction in 1979. The research, the subject of a report to be published in November 2002, will show that 25% of the social housing stock has been sold in the last 20 years while building programmes have not made up for the loss in stock, resulting in millions being spent in housing the homeless in Bed and Breakfast accommodation. The major lesson to be learnt from the UK's experience is that once the Right to Buy system has been put in place, it is very difficult to change it. The Right to Buy was introduced by the Conservative Government and it was originally opposed by the Labour Government. However the Right to Buy has proved so popular with significant numbers of traditional Labour supporters that the Labour government has been forced to maintain it.

Glostrup Housing Association

Our host, Claus Bech-Hansen, took us to one of the estates belonging to Glostrup Housing Association where he is an Area Manager. Glostrup Housing Association owns 3,000 flats, and the estate we visited had 1,234 flats. The scheme was built between 1955 and 1966. The communal facilities were impressive; there were laundries, shops owned by the Association, and a Community Room. Some of the flats were built around play areas and football pitches. Tenants were encouraged to cultivate the flower beds themselves. The estate was beautifully maintained and there were no signs of anti-social behaviour, litter, graffiti or vandalism. Instead of bin stores, there were recycling houses. They were surprisingly clean and well looked after and we were told that most tenants separate their refuse and use the appropriate bins.

Our guides were two of 13 caretakers who look after the estate. There is also an Estate Office with a staff of 20. The caretakers� duties involve grounds maintenance and looking after the communal areas such as the recycling station and the laundries. We saw a recycling house where residents take their household waste and sort it into the appropriate bins. Environmental issues such as open spaces, play areas and the external condition of buildings are all of equal concern to residents. An electronic rota system operates for tenants using the laundry. Garlic and salt water rather than weedkiller were used on the grassed areas but, whilst being environmentally friendly, were not very effective. New tenants have a lot of freedom to decide what work will be carried out and if they decide on a new kitchen or bathroom, they can choose the type and quality. The cost of relet repairs and improvements is reflected in the new tenant�s rent.

Democracy in Action

By far the greatest difference between a Danish association and a typical housing association in the UK is the extent of tenant participation. Associations in Denmark typically have seven out of 11 board members who are tenants. Each estate has their own board which usually consists of five members elected by the tenants. The Estate Board meets monthly with the Area Manager. Tenants, through their Estate Boards, decide on the level of maintenance and scheme improvements. As a consequence, housing association rents in Denmark vary widely and a flat on one estate can cost twice as much in rent as a flat of the same size on another estate. Rents on the estate we looked at were �295 per month for a two bedroom flat of 88 square metres; 35% of the rent goes towards maintenance. There is no means test for housing at Glostrup and tenants come from a wide range of socio-economic groups. Approximately one third of tenants receive Housing Benefit.

Glostrup Housing Association Annual General Meeting

We were invited to attend the Annual General Meeting for Estate 9 of Glostrup Housing Association, which was attended by over 200 tenants representing 12.5% of the flats on the estate, and were surprised to hear that by Danish standards this was a poor turnout. They would normally expect to have 50% more people there. The meeting was orderly and well conducted. There were a number of suggestions for improvements to the estate put forward in advance of the meeting by tenants and a significant number had their say both in favour and against these proposals. It was very clear that the tenants knew they were in control of the running of their estate and that it was not just a very small minority who were having their say.

It was interesting that, when decisions were being made about proposals which would increase rents, the main concern was not around cost, but about benefit to residents. In the past, rent increases had been made because there was a majority view that benefits outweighed cost. There was the inevitable question of repairs, the issue of pets in apartments and many other concerns in a similar vein.

Tenants approved the budget with an increase of 1.89%. Expenditure on repairs was an average of £421 per flat and budgeted expenditure on planned maintenance was �500,000. Whilst free beer may be something of an incentive, tenants are well used to sitting on boards and in Denmark have been involved in the running of their associations since the 1970s. Tenant democracy is in line with what has happened in other areas of life such as schools. Whilst tenant democracy is highly successful, Glostrup Housing Association has found that younger people are less inclined to serve on committees.

In Denmark, housing associations are not social housing in the same sense as in the UK, although they must provide 25% of their stock for local authority nominated tenants. Special needs and benefits are managed by the local authorities. Each estate is an autonomous economic unit. Budgets are devolved to the local area and the residents and local housing manager make decisions regarding the spend and future rent increases. Residents have a huge amount of control over the development and maintenance of their area and the estate was certainly very impressive as regards cleanliness and the quality of living conditions.

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Folehaven - The Ecological Laundry

When Folehaven Housing Association needed to renew their laundry equipment in 2000, they took the opportunity to put in an ecological laundry. They were able to obtain funding from three sources: the state, the Municipality and the Green Fund, because the laundry was to be the first of its kind. It cost �550,000 and the ecological features cost �180,000. The laundry serves an estate of 1,000 properties, and is well used as fewer than 10% of tenants have their own washing machine.

The washing machines use recycled rainwater which is collected on the roof and filtered in tanks on the ground floor using the biosystem. When we visited, there had been no rain for nearly a month and stores of rainwater were being monitored in case they needed to resort to using traditional water supplies. Waste water from the washing machines is recycled and filtered separately in the basement.

The laundry is on the first floor and looks attractive and inviting. There are huge tanks containing a variety of aquatic life. This serves a dual purpose - whilst providing an interesting and relaxing environment, the fish and plants are an indicator of the purity of the water before it is used in the machines. The laundry acts as a meeting place and there are clusters of tables and chairs and refreshments available.

Water is heated for the washing machines by the Association's district heating system which is highly economical. Dryers operate on gas which is cheaper than electricity.

It costs less than �1.00 to use a washing machine, including environmentally friendly soap powder which is dispensed automatically. The laundry is clearly a resounding success and has shown significant savings on operating costs. The whole system is fully computerised and appears to be extremely efficient.

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Orestad - New Scandinavian Growth Centre

Orestad was chosen as a development area because of its proximity to the new Oresund bridge and tunnel which link Copenhagen to Sweden. Moreover, it is only one kilometre from Town Hall Square in Copenhagen. Orestad used to be a run-down unattractive suburb of Copenhagen which was lacking amenities and largely used as a dumping ground. The need to develop and expand Copenhagen has arisen following the political upheavals in Eastern and Central Europe and subsequent economic growth in and around the Baltic. Copenhagen is now at the centre of a rapidly expanding economic region. A number of businesses were looking for a strong base from which to service the region, while the Government was keen to create new jobs to replace 40,000 jobs in Copenhagen lost to new technology.

A Master Plan was drawn up in 1995 which set down the key parameters for Orestad. In 1998 minor adjustments were made to the original Master Plan; this document controls how the new centre will be produced. Exceptional transport links were seen as the key to attracting new businesses into the area. There are already excellent international rail and motor networks. Orestad Station connects to all public transport networks. Regional trains stop here on their way to Sweden, and Malmo can be reached by train in half an hour. At the start a new metro was built to link Orestad with Copenhagen, the Airport and regional train lines. The centre of Copenhagen takes just three minutes to reach by metro.

The Danes have started the new town development by putting in the infrastructure first. They sold land in order to raise the finance to build the metro, but the sale of land was conditional upon the new owners working to the Master Plan and its ecological principles. In this way they hope to attract investment into the area. At the time of our visit the first phase of the Metro was almost complete. They were also building car parks and a shopping centre. The Ferrings building aroused interest because building started with the roof which was minimally supported but allowed work to go on underneath in all weathers, thereby reducing lost time due to inclement weather.

Ecological principles underpin the whole of this new development. Getting around Orestad will be easy. There will be ample parking, and a good network of cycle tracks. The metro station had cycle racks. They have taken great care to ensure that all needs are catered for. Safety issues have been taken into account when planning the metro. The underground car park will be well lit and the skylights proved a novel feature. Above ground there were waterpools which were themselves an attractive part of the landscaping around the entrance to the metro. Skylights were built into the base of the water pools which then reflected light down into the underground. Bars and cafes are being built in the underground to ensure that there are always plenty of people around.

Orestad is a green urban development. There are two large city parks in the South of Orestad and the area is adjacent to a large lake. The New Town will have a network of canals which will support a variety of aquatic plant and animal life. The Orestad Development Corporation encourages developers to produce environmentally friendly buildings. There will be widespread recycling of rainwater. Protection of the environment is always at the forefront of development, and energy saving and recycling ideas are paramount. Benefits to the environment from waterways with their aquatic and plant life, and equally from open spaces, are used to maximum advantage. The benefits to the environment coming from flora and fauna in open spaces are protected.

Orestad will be a 24-hour city, with 60% of the development comprising offices, 20% for culture and shopping and the remaining 20% will be housing. There will be a university, a hospital and a golf course. Approximately 50,000 people will work here and there will be about 8,000 homes created. Of the 310 hectares which make Orestad, 100 hectares will be protected from development. Six metro stations will be serviced by the metro.

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Sophiero - A Sheltered Housing Co-operative

Sophiero represents an interesting alternative housing solution for elderly people. There are 18 bungalows around a central grassed area with the focal point of the scheme being the community room. The project was initiated by the Local Authority and took four years to complete. Residents moved in two years ago, having been put forward by the Foundation for the Elderly and the Local Authority.

Interest in living in this type of project was sought by the Local Authority and the Foundation and a group of people was formed to look at its aims and ideals. The scheme is designed to accommodate active elderly people for the rest of their lives. There is no scheme manager, the idea being that the residents themselves perform most of the duties which would normally be provided by a scheme manager. In addition, the residents carry out much of the maintenance which in the UK is associated with a service charge. The group worked through all the details of how the project would operate. Many people dropped out along the way as they realised that the project was not for them.

Residents at Sophiero emphasise how important it is to have a group of people who are compatible and who share the ideals of the scheme. They insist that prospective residents are 100% committed to making it work and stress the need to be tolerant, co-operative and amenable. Although the purpose of this scheme is in many ways similar to a sheltered housing scheme in the UK, the social needs of prospective tenants are given more emphasis than housing needs. The community is seen as a "substitute family".

Having worked through social and day-to-day living issues, another group was set up to work with the architect on the design of the development. The finished scheme comprises nine bungalows for couples and nine for single people. Space standards are far more generous than in the UK and more comparable with accommodation for families. Single person units are 75 square metres and doubles, 95 square metres. Residents have a lot of freedom in the layout and design; they are able to choose their own bathrooms, kitchens and other finishes.

The bungalows are built with patio doors opening out onto the garden, beyond which lie the communal grounds. These are expansive compared with schemes in the UK and include a barbecue area and a vegetable patch. There are five stores which contain gardening equipment, an impressive array of tools, the boiler and bikes.

On the last Saturday of each month, all able residents get together to work on the maintenance of the communal areas. The scheme is immaculate and it is evident that some maintenance goes on in between these common working days.

The Community Room is 132 square metres and includes a kitchen, laundry and guest room. It is well furnished and has a state-of-the-art television. There is a locker for every resident in which they keep their own set of bedding to use in the guest room. The bungalows are built in a square to enable residents to keep an eye on each other. They are roomy and have been built to wheelchair standards so that residents can live out their days with support as they become more frail. Homecare can be arranged with the Local Authority.

Sophiero is run by a board of five members; three are elected by the tenants and two by the Foundation for the Elderly. There is also a scheme management committee which is composed of five tenants and sub-committees which are responsible for lettings, gardening, social events and the running of the Common Room. Meetings are held every two or three weeks.

The scheme was financed along the same principles as other social housing schemes in Denmark. The Local Authority pays 14% of the building costs, tenants have a 2% stake, and the rest is met with a building society loan. The Local Authority pays a proportion of the interest on the loan. Housing Benefit is available to those who need it.

Sophiero is clearly successful, and works well for the residents. There is a long waiting list for places, all of which will be determined by the Lettings Committee. The residents emphasise how important it is that people living in this type of scheme get on well together and embrace its objectives. Normally in Denmark, the Local Authority has nomination rights but it has made an exception in this case. The residents feel it is particularly important that anyone contemplating moving to Sophiero gets to know the other residents first and they arrange for people on the waiting list, as well as those hoping to join it, to become involved with the scheme. If they feel that prospective tenants are not 100% committed to the scheme and its objectives, they stand little chance of ever being allocated accommodation.

The scheme is one of 120 similar developments, mainly in the more rural areas of Denmark.

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Comments, thanks and sponsors

"The varied and various experiences of our short visit to Denmark and Sweden left us wishing for more. Each new experience was surpassed by the next. We have a great deal to think about and perhaps to consider applying practice in our home country: perhaps that will mean future trips to compound our knowledge."

Alison Ghani
Projects & Policy Officer
eb4U

"Staff and Board Members of Kelsey have been on nine study trips to social housing schemes in Europe. The visits have been not only very useful but also enjoyable. Kelsey have incorporated some of the ideas learnt from colleagues in Europe into our own work in the U.K."

Andrew Fellows
Chief Executive
Kelsey Housing Association

"Gallions is pleased to play its part in raising awareness of the environmentally sustainable opportunities for affordable housing. Our own Ecopark project in Thamesmead exemplifies best practice in the Netherlands, and we continue to work with our European partners to ensure designing, planning and implementing sustainable housing becomes the rule rather than the exception in the UK. We invite you to come to our recently completed Visitors Centre and naked house at Ecopark to see how it works in practice".

www.gallionsecopark.co.uk
Tony Cotter
Chief Executive
Gallions Housing Association

Comment from John Butler, Chief Executive, Portsmouth Housing Association

The combination of large scale and smaller projects visited challenged our existing policy and practice in the UK. Three main themes stand out:

The importance of clear policy objectives in planning and the ability of local authorities to enforce them, particularly the way the transport and environmental agendas were approached, in both the Malmo "City of Tomorrow" harbour regeneration scheme and the Orestad new town being built on the edge of Copenhagen. These showed how local authorities could have a strong vision of good urban design and creating places that are "people friendly". There is a clear framework for the private sector to work in and deliverable outcomes. We seem to be struggling with this in this country.
The bicycle in Copenhagen. Congestion is becoming a major issue in our cities. Copenhagen shows that strong political leadership and long term policies to restructure our road systems could over time make our "urban highways" dominated by pedestrians and cyclists, making them safer, quieter, cleaner and healthier.
The link between the tenants controlling the association and voting on the annual rent increase, and the fact that Danish housing associations are not regulated. In this country government policy has the aspiration to increase involvement of people at local level. In practice, heavy regulation and centrally prescribed standards have removed power and assimilated organisations' objectives into state/ quango central policy. This has driven a culture where people are alienated from the professional structures which control the resources that affect their lives. Reducing regulation will give people responsibility and promote local decision making. The experience at Glostrup showed how people who are well informed always vote for quality!

The CIH South East European Housing Group would like to thank the following for their generous support:

Gallions Housing Association - www.gallionsha.co.uk
Portsmouth Housing Group - www.phagroup.org.uk
Kelsey Housing Association - www.khal.org.uk
Adams Integra Ltd - www.adamsintegra.co.uk
Southern Horizon Housing - www.horizon-hg.org.uk
Croudace Ltd - www.croudacehomes.co.uk

A special vote of thanks to Andy Pennell, Sandra Blake, Alison Ghani and Jane Patterson and, of course, to all the delegates who visited Malmo and Copenhagen. And a particular thank you to Claus Bech-Hansen from Glostrup Boligselskab for organising our visit.

Chris Moquet
Chair
CIH South East European Housing Group

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