City of Warsaw

The city and its environment

After the war, the Polish capital had to be almost completely rebuilt, resulting in a city that was constructed during a very narrow historical period yet appears to have different historic layers. With its high concentration of industries and the growth of its population from 160,000 in the early 1950s to its present size, the city quickly outgrew its historical borders and now contains a number of large estates of different architectural appearance that form a circle around the historic core. As the cultural and political centre of the country, the city never was a workers’ city and soon became the centre of the emerging democratic movement. Since the mid-1980s, much of the outdated industry has either disappeared or has been modernised. Since the 1990s, the city has attracted about half of the foreign investment into Poland and has a fast-growing economy, based on services and modern businesses that are creating a gradually increasing demand for an educated work force after years of relatively high unemployment. Despite the decrease in population, there is an estimated housing shortage of 40,000 flats which is expected to increase as the result of changes to household structures. The production of multi-family homes is only now rebounding, after construction had been limited to the small-family housing sector and commercial buildings.

Housing situation and large housing estates

About 84 per cent of all housing was built after 1945, in accordance with high sanitary standards. However, at 41.4 m² for three rooms, the average flat size is very small. Many flats are overcrowded, since in more than two thirds of the households, two or more individuals must share one room. Prefabricated housing is estimated to represent 70 per cent of post-war construction. Different kinds of building techniques were used, culminating in large-panel construction starting in the early 1970s. Land use has evolved from a garden city approach to large projects with very wide green areas that compensate for the increasing height of the buildings. Because the comprehensive planning approach was never realised, many estates lack central amenities and an urban atmosphere. Since the 1980s, limited public funds have been made available for the improvement of heating systems and insulation.

Problems and areas requiring action

• high energy and water consumption due to lack of metering and regulating devices; prices not based on consumption
• problems with sewage treatment in the western parts of the city; treatment plant only now under construction
• public and private transportation due to long distances to inner city and workplaces
• lack of services and job opportunities near the large estates
• high crime rate
• lack of safe parking space
• problematic status of public space (greenery, parks, courtyards)

Actors and activities

For the past decade, most of the attention has been focused on the inner city and the new, small-scale projects of a market-oriented housing policy, with the comparatively well- equipped large estates relegated to the background. But lately, owners’ associations have been formed, and some of the traditional co-operatives are seeking a service-oriented approach because of the onset of segregation between the more attractive and the ‘lower- end’ estates that is producing a negative social selection. In conjunction with the development of new social housing structures at the local level (TBS), local participation is encouraged, since there is still a rather centralist approach towards democracy which needs a broader local base.

‘Natolin Wyzyny’ Housing Estate

The estate is part of a complex of large housing estates called Ursynow-Natolin. Construction began in 1975; today, the district’s population is close to 100,000 and still growing, as new small-scale projects are added in some areas. The estate itself was built between 1982 and 1986 and is of above-average quality in terms of land use, average flat size, and urban composition. Buildings differ in shape and height, thereby avoiding the usual monotony of such developments, and the clear division of space into public, semi- public, and private areas makes the estate very attractive, even though the whole district is of ‘outrageous’ scale. A large number of trees were planted during the 1980s, giving the estate its current, ‘mature’ appearance. Nonetheless, due to their similar appearance, some parts of the estate are difficult to differentiate. Its large variety of flats, including full-service dwellings for the elderly and disabled, are considered to be a particular asset.

The estate is administered by a local co-operative and supported by local actors, primarily the council of the co-operative and its management arm. Resident participation is, for the most part, restricted to voting for the council. Active participation is possible, but not encouraged.

Physical and ecological situation

• 90 per cent of buildings recently renovated, including installation of new thermal insulation and technical infrastructure (pipes, heating, etc.)
• green, but poorly maintained, public space; also poorly designed; primarily consisting of bare fields with occasional trees
• central heating provided by large power plant; centrally-produced hot water; fresh water and sewage brought to adequate standards

Problems

• confusing road system; lack of parking space
• neglected public space, leading to loss of identity; pavements and local streets in worse condition than housing
• windows of large buildings not wind-proof

Strategies

• self-imposed restriction by the State to providing financial support only for improved insulation and internal heating infrastructure; else, the large estates are considered a local housing market problem
• no specific city strategy for the estate
• attempts by local authority to change the ownership structure; income from privatisation used to refinance renovation of municipal property, public space, and buildings
• unused space sold to private investors; assets being used for renovation and service improvements
• 710 new, high-quality apartments to be constructed in the near future

Source: EA.UE: A future for large housing estates, Berlin 1998

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