Możliwość przekształcenia zespołu mieszkaniowego wzniesionego w technologii uprzemysłowionej w kontekście miejscowego planu zagospodarowania przestrzennego na przykładzie osiedla Władysława Łokietka w Wolbromiu

Rafał Oleksik

doi:10.37190/arc220306

Streszczenie

Celem artykułu jest przedstawienie narzędzia badawczego, a następnie w oparciu o nie analiza planu miejscowego pod kątem przekształceń wybranego osiedla mieszkaniowego z 2. połowy XX w., wzniesionego w technologii prefabrykowanej. Do stworzenia narzędzia wybrano trzy plany dla miast o podobnej wielkości, w których występują takie osiedla. Istotne było, że nie wprowadzono w nich jeszcze znacznych przekształceń. Do szczegółowej analizy wybrano osiedle Władysława Łokietka w Wolbromiu, na którym obowiązuje Miejscowy Plan Zagospodarowania Przestrzennego Miasta i Gminy Wolbrom. Istniejące założenie jest zaniedbane, ale z potencjałem wynikającym z dużej ilości terenów otwartych. Wnioski z analizy pozwoliły nakreślić wizję możliwych przemian osiedla. Poddano krytyce część z zapisów planu ze względu na ryzyko pogorszenia się jakości środowiska mieszkaniowego. W artykule przedstawiono również współczesne tendencje w przekształceniach osiedli mieszkaniowych we Francji i Niemczech ze względu na duże doświadczenie tych państw w rewitalizacji takich zespołów. Jak wskazała analiza, również w Polsce możnabyłoby przeprowadzić podobne działania.

Słowa kluczowe:
miejscowy-plan-zagospodarowania-przestrzennego
osiedle-mieszkaniowe
rewitalizacja
technologia-uprzemysłowiona

Podgląd pełnego artykułu jest możliwy wyłącznie na większych ekranach.

2022

3(71)

DOI: 10.37190/arc220306

Rafał Oleksik*

Possibility to transform a housing complex

built in industrialized technology in the context of

the Local Spatial Development Plan

on the example of the Władysława Łokietka Estate in Wolbrom

Introduction

The rst, more extensive work on standardization and

prefabrication of selected elements of residential buildings

was carried out in Europe in the 1920s. However, it was

only in the post-war period that the experiments were re-

placed with system production, the aim of which was to re-

store the housing stock destroyed during World War II and

to enlarge it in the face of the increasing inux of people

to cities. In Poland, industrialized technologies were intro-

duced on a larger scale in the 1960s, and a decade later, the

“large panel” (LPS) completely dominated housing. Mass

housing estates consisting of large-panel blocks were built

not only on the outskirts, but also in city centers, where

they determine their shape to this day. The use of indus-

trialized technologies in construction actually accelerated

the “production” of apartments – while in the rst post-war

decade in Poland, less than 90 thousand apartments were

put into use for residential premises, already in 1965 – 170

thousand, and in the record year 1978 – 283.6 thousand [1].

The estates were built according to projects based on

norms that regulated the dimensions of buildings, the size

of ats, but also the orientation of buildings, forms of com-

munication services and provision of services. The appli-

cation of norms led to the creation of many very similar

layouts, devoid of individual features, although it is worth

noting that in the 1970s, attempts were made to create

“regional” models of “large panel” or to dierentiate the

architecture of apartment blocks, for example by means

of individually designed balconies. However, this does not

change the fact that large-panel housing estates are per-

ceived as monotonous and repetitive [2]. Another problem

of such layouts is their mono-functionality with the dom-

inant housing program, neglected inter-block spaces, as

well as the general low quality of workmanship resulting

from the rush of building construction.

When observing the transformations of large-panel hous-

ing complexes in Poland, two directions of changes can be

noticed. The rst is the transformation of buildings, usu-

ally limited to thermal modernization, changes in façade

colors, improvement of possible technical equipment of

buildings, as well as modernization of the external space of

the estate. In the last scope, the changes mainly boil down

to the replacement of paved surfaces, small architecture or

changes in the management of arranged greenery.

Another direction are transformations in the structure

of housing estates by introducing new development build-

ings. This phenomenon can be observed inside housing es-

tates, in places previously designated for green areas, in the

immediate vicinity of existing premises, as a new form of

large-scale or chaotic architectural intervention contribut-

ing to breaking the continuity of public space [3]. On the ex-

ample of housing estates in Krakow, trends were observed

to add buildings or clusters of buildings within the design,

as well as on their outskirts, leading to the shifting of their

boundaries. The threat of degradation for urban systems

and their main potential – green areas was indicated [4].

In terms of inhibiting unfavorable changes and facili-

tating the improvement of the quality of the housing envi-

ronment, an important role is played by the city’s spatial

policy, including the act of local law, which is the Local

Spatial Development Plan (Pol. mpzp), or Zoning Plan.

The example of Wrocław shows the benets of introduc-

* ORCID: 0000-0001-5607-4402. Doctoral school, Cracow Univer-

sity of Technology, Poland, e-mail: rafal.oleksik@doktorant.pk.edu.pl

Published in open access. CC BY NC ND license

60 Rafał Oleksik

the author gave the directions of modernization in order

to improve the life of the inhabitants on the examples of

Wrocław housing estates. Also in 2007, a publication was

issued on modernization of residential buildings through

minor interference in the structure of the building and

adding new spaces to existing facilities [10]. A year later,

Adam Zwoliński [11] defended his doctoral thesis, the aim

of which was to create a tool to help in revitalization ac-

tivities called WPD – Pattern of Deformation Parameters.

A valuable publication from 2009, dealing with the aspect

of changes in the spatial structure of housing estates, is the

volume of the Intercollegiate Scientic Journals “Urba-

nistyka” edited by Sławomir Gzell, Gabrie la Rembarz and

Krystyna Gruszecka [12]. In 2012, the Cracow University

of Technology published a study edited by Mateusz Gyur -

kovich [13], constituting a collection of scientic texts de-

voted to the problems of housing estates. Another Polish

publication is a monograph by Beata Komar from 2014

[14] which deals with the issue of housing estates from

the ecological, economic and socio-cultural point of view.

In the context of the discussed issues, the problem of the

impact of spatial planning documents on the creation of

urban space was analyzed by Wojciech Korbel in an ar-

ticle from 2014 [15]. The aspect of continuity in housing

estates built in industrialized technology was investigated

by Eliza Szczerek in her doctoral dissertation [16].

In addition to the above-mentioned publications, many

scientic articles were written on the subject of housing

estates from the 2

half of the 20

century. When analyz-

ing the state of research, one can notice a modest number

of works on the subject of transformations of housing es-

tates in the context of local plans.

Contemporary trends in transformations of

housing complexes based on European examples

There are many good practices for the modernization

of housing complexes built in industrial technology car-

ried out on a large scale in European countries. One of the

leading countries in this eld is France, where in the years

1948–1968 over a million ats were built, the so-called

HLM (Habitation à loyer modéré). In order to curb the

degradation of large estates, many programs have been

created to improve the housing situation, such as OPAH

(Opérations Programmées d’Amélioration de l’Habitat),

through which around 1.5 million apartments have been

modernized. Other programs include PAH (Prime à l’Amé -

lio ration de l’Habitat), which provides nancial support

for low-income apartment owners, and PALULOS (Prime

d’Accession à un Logement à Usage Locatif d’Oeuvre So-

ciale). These are funds allocated to nancing the rehabi-

litation of housing estates owned by HLM societies [17].

French architects are very successful in their modern-

ization eorts. The 2021 Pritzker Prize went to designers

specializing in estate conversion, namely Anne Lacaton

and Jean-Philippe Vassal. Their activities are not limited

to improving the technical parameters of buildings – it is

important for them to improve the quality of the housing

environment. The architects mentioned above are against

demolition in their work. They believe that there is great

ing plans to regulate permissible transformations in hous-

ing estates. While most of the estates were not subject to

local plans, there were initiatives of housing cooperatives

and developers aimed at “densifying” the complexes with

new housing developments. The city then proceeded to

prepare the so-called “dam” plans, which were intended

to protect the spatial arrangement of the housing estates

against too much interference.

An example of the application of a plan regulating

per missible changes is the Kosmonautów housing estate,

where its large undeveloped space, constituting a continu-

ation of the shopping arcade lling the space between the

blocks, was of interest to the developer. The Wrocław De-

velopment Oce started to draw up a local plan in order

to maintain the continuity of the commercial axis of the

estate. Thanks to this, an investment referring to the orig-

inal design assumptions from the 1970s was completed,

which envisaged the continuation of the passage [5]. This

shows that local plans may dene an acceptable method of

interfering with the existing buildings, as well as introduce

provisions prohibiting the performance of certain activi-

ties that may adversely aect the composition of the estate.

In the context of the above possible changes, the aim of

the article is to present a research tool, and then to analyze

the local plan in terms of transformations of a selected,

built in prefabricated technology, housing estate from the

half of the 20

century. Observation methods were

used in the study, including a site visit, and analysis of

planning documents and maps available on the Internet.

The main criterion for selecting the material to create the

research tool were housing estates in which no signicant

transformations had been introduced yet, apart from the

thermal modernization of façade fragments. A housing

estate with a large amount of open areas was selected for

a detailed analysis. It was necessary to analyze whether

the provisions of the plan did not allow the deterioration

of the quality of the housing environment in this area.

Prefabricated housing estates have been the subject of

many scientic studies. Even in the period of their glory,

many publications on the subject of modernization were

published in Poland, but the greatest increase in scientic

research on the improvement of the housing environment

is noted in the 1

and 2

decade of the 21

century.

One of the rst signicant publications from the begin-

ning of the 21

century, dealing with the spatial and con-

struction aspect of the modernization of housing estates, is

the study by Jan M. Chmielewski and Małgorzata Mirec-

ka from 2001, in which the authors provide possible ways

of modernizing housing estates [6]. The background for

their research are European examples, incl. from Germa-

ny and France. The aspect of the transformation of public

spaces in German housing estates was discussed in the

2005 doctoral dissertation by Gabriela Rembarz [7]. In the

same year, a work was published which was an invaluable

source of knowledge in the eld of housing, revitalization,

planning and social policy, prepared by an international

team of experts edited by Ronald van Kempen, Karien

Dekker, Steven Hall and Ivan Tosics [8].

Barbara E. Gronostajska also discusses the subject of

trans formations of housing estates. In her book from 2007 [9],

PossibilitytotransformahousingcomplexoftheWładysławaŁokietkaEstateinWolbrom 61

potential in the architecture of post-war housing estates

built in prefabricated technology. In their designs, they

plan the further life of the existing building, minimizing

the nuisance occurring during construction works. They

adopt the principle of adding a new space to the apartments,

which can be freely programmed by the residents [10].

One of the most famous projects by Lacaton & Vassal

is the renovation of the Grand Parc estate in the north of

Bordeaux (completed in 2017), developed together with

Frédérik Druot and Christoph Hutin. Initially, the existing

complex was to be demolished. The quality of housing, en-

ergy management issues, positive social impact and lower

construction costs spoke in favor of modernization. As part

of this project, 530 apartments were modernized and 8 new

ones were built in buildings with 11 and 16 oors. Self-sup-

porting precast concrete structures were built along the

main façades, extending each level by 3.8 m (2.8 m win-

ter garden and 1 m balcony). The existing windows were

transformed into a sliding porte-fênetre, thanks to which

the existing façade of the building became an internal wall.

Unheated conservatories were closed with sliding polycar-

bonate and glass “curtains”. Additional space was enlarged

with balconies. New elements of the building make it pos-

sible to live outside “home”. As part of the investment,

bath rooms, toilets and installations were also modernized,

halls were rebuilt and new elevators were added. Moreover,

the space between the buildings was restored [18].

Another contemporary example of positive interven-

tion in an existing housing estate is the revitalization of

a section of the Génicart neighborhood in Lormont, which

was designed by LAN Architecture and completed in

2015. The site covers 10% of the Lormont municipality

and is the largest estate on the right bank of the Gironde. It

consists mainly of social housing, is inhabited by around

10,500 people and 50% of the city’s population. The proj-

ect involved the revitalization of six ve-story residen-

tial buildings and three 19-story “Saint Hilaire Towers”

residential towers and their surroundings. As part of the

investment, the area at the foot of the facilities was trans-

formed into a city park, limiting vehicle trac. The car

parks are concentrated on the outskirts of the estate, and

a network of landmarks and meeting places has been estab-

lished between the individual estates. New retaining walls

and playgrounds were designed, and the area was diversi-

ed. Until now, space treated as nobody’s was dened as

public and private. The central point of the estate are three

residential towers, in which the space of individual apart-

ments has been enlarged. The elevations were designed,

thanks to which the depth of the loggia was increased from

93 cm to 160 cm. They are an extension of the interior

of the apartment. Lower buildings were also modernized,

giving residents the opportunity to generate more space

from the existing loggias. In the very center of the estate,

a new sculptural playground has been designed, which is

a space for interaction between young residents [19].

Reconstruction of large-panel housing estates was also

carried out on a large scale in Germany. As part of the

modernization activities, large housing estates in Berlin

were rebuilt, among others Grupiusstadt, Markisches Vier-

t el

and Thermometersiedlung [9].

Major changes were introduced in the 1

decade of

the 21

century in the housing estate in Leinefelde. The

modernization concept was developed in the studio of

the German architect Stefan Forster. A total of seven res-

idential buildings were rebuilt there. Some of them were

lowered, new windows were introduced and their colors

were changed to more vivid ones. Thermal and acoustic

parameters of partitions were also improved. The great-

est interference concerned the building at Stadtvillen 7–8.

Originally it was 180 m long. As part of the reconstruc-

tion, a part of the block was demolished, creating eight

smaller, independent point objects, whose proportions

better corresponded to the human scale. There are gar-

dens for residents next to the building, which enlarged

the private zone. Stefan Forster also revitalized the estate

in Halle-Neustadt. In the ve-story building modernized

in 2010, a part of the top oor was demolished, leaving

an apartment in every second staircase. In the spaces ob-

tained after the demolition, terraces with gardens were

built. Large balconies were added and the colors of the

elevation were revived [20], [21].

A tool for analyzing local plans in terms of

possible transformations

Despite numerous experiences from Western Europe,

modernization activities in housing estates in Poland are

undertaken on a small scale. For potential transformations

of prefabricated housing estates, it is worth analyzing the

possibilities and limitations generated by the local plan.

As part of the research, a tool in the form of a table was

developed to facilitate the analysis of records (Table 1). At

the beginning, due to the possible application to various

local plans, it was necessary to develop universal nomen-

clature of parameters and indicators.

Three plans have been selected for cities of a similar

size with industrialized housing estates and have not yet

undergone signicant transformations. The changes so far

have been limited to the thermal modernization and reno-

vation of individual buildings. The nomenclature of in-

dividual parameters and indicators was analyzed in the

resolutions of various communes. For example, in the

MiejscowyPlanZagospodarowaniaPrzestrzennegoWol-

bromia [Local Spatial Development Plan for Wolbrom],

issues related to the built-up area are governed by the

provision “the size of the permissible building area” [22].

In the document prepared for Miechów, this provision is

“the maximum building area” [23]. The meaning of the

above provisions was found to be the same. In the devel-

oped table, the entry “building area” was used, and only

in the data resulting from the plan, the prex “max” was

used. The only exception was the MiejscowyPlanZagos

podarowania Przestrzennego Osiedli Południowych Ol

kusza [Local Spatial Development Plan for the South

Ol kusz Housing Estates], where there was a provision

regarding the “plot area investment index” [24]. There-

fore, it was concluded that both names should appear in

the analysis. However, if a given indicator or parameter

was not present in the plan, “not applicable” should be

entered in the table.

62 Rafał Oleksik

The rst column denes a group of provisions from

local legal acts in relation to the function (destination),

issues related to land development, shaping architecture,

and an entry that is signicant in the context of the dis-

cussed issues, regarding the transformation of existing

buildings. Detailed criteria are assigned to each group.

Another element is the data resulting from the local plan,

i.e. the actual indicators and provisions included in indi-

vidual points of the Local Spatial Development Plan. In

the penultimate column, the data resulting from the cur-

rent state should be analyzed. The comparison of columns

3 and 4 may give a real view of the possibility of interfer-

ing with the existing housing complex.

At this point, it is necessary to point out that the purpose

of the analysis itself is not to evaluate the plan on the ba-

sis of scale, but to draw conclusions about the dierences

between the existing state and the allowable changes. For

example, the data showing the permissible development

area confronted with the existing state indicate a possibil-

ity of changing the structure of the estate. The permissible

height of buildings compared to the existing one provides

a vision of a possible change in the form of buildings. The

last column is also a place for possible suggestions for the

correction of entries in the plan.

An exemplary analysis using the tool

– the Władysława Łokietka housing estate

in Wolbrom.

Local Spatial Development Plan of the Town

and Commune of Wolbrom. Area 9.9MW

Due to the inux of local people to Wolbrom (related

to the development of industry), the insucient number of

apartments in the city and their often poor technical con-

dition, it was necessary to expand the housing base. The

areas intended for development are located near Armii

Krajo wej Street, as well as the Nerka Lagoon, about 15 mi -

nutes

on foot from the central point of the city – the mar-

ket square. The complex was built on the eastern side of

the neighboring Bolesława Chrobrego housing estate. It

consists of nine buildings with a height of three to ve

above-ground storeys, erected in the OWT-67 technology,

erected in the 1980s.

The newer part of the estate, built in the early 1990s,

is a complex of eight prefabricated buildings and seven

buildings erected in traditional brick technology, ve sto-

reys high. A primary school building was located in the

central part of the estate at the beginning of the 1990s. As

part of the investment, small service points in the form

1. Group 2. Criteria

3. Data resulting from

the local spatial

development plan

4. Data resulting

from the current state

5. Conclusions

Function

basic purpose

supplementary purpose

Land

development

building area

plot area investment index

biologically active area

floor space index

number of parking

spaces per apartment

Architecture

building height

roof geometry

roof colors

roofing material

façade material

façade colors

Transformation of

the existing buildings

type of interference in the

existing buildings

Table 1. Comparative table for the Local Spatial Development Plan analysis (elaborated by R. Oleksik)

Tabela 1. Formularz do porównawczej analizy mpzp (oprac. R. Oleksik)

PossibilitytotransformahousingcomplexoftheWładysławaŁokietkaEstateinWolbrom 63

of kiosks and a shopping pavilion were built at the same

time. Due to its typical character, the architecture of the

complex is monotonous, not very interesting and does

not dier in any way from many housing estates built in

a similar technology at the time.

The urban layout, especially in the western part, is to

some extent dictated by the slope to the south (Fig. 1). In

the analyzed part, one of the buildings is situated along the

east-west axis, and the other three along the north-south

axis. The big advantage of the entire complex are green

open spaces, as well as the reservoir constituting the south-

ern border of the complex. With regard to the aesthetics of

the buildings in the Władysława Łokietka housing estate,

some interference of residents with the façades of build-

ings and balcony spaces can be noticed, which exacerbate

the disorder on the façades. To a large extent, this is due to

the construction technology itself, which allowed for easy

modications without interfering with the building struc-

ture (Fig. 2). In addition, the negative perception of the

architecture of the estate is enhanced by lling openwork

spaces of balcony railings with various types of poorly

aesthetic, low-quality materials, the purpose of which is

to increase the individuality of apartments.

Referring to the above information, it should be stated

that the housing estate is characterized by problems that

are also characteristic of other housing estates from that

period. The problematic issues are related to the use of

outdated technological solutions. There are also aesthetic

and functional issues. Due to the fact that a housing estate

is located in a small town, it is not aected by problems con-

nected with the location of large-panel housing estates on

the distant outskirts of cities, away from workplaces, while

at the same time under-investing in public transport [17].

Resolution No. XXI/209/2020 of the Wolbrom City Coun-

cil of May 28, 2020 on the amendment of the Local Spatial

Development Plan for the Town and Commune of Wol-

brom [22] applies in the area of the city of Wolbrom. A frag-

ment of the housing estate (Fig. 3) was taken into account

for analysis, namely the area in its northern part marked in

the local plan as 9.9MW (Fig. 4) with an area of approx-

imately 11,100 m

. Table 2 summarizes the characteristic

data concerning the provisions of the local plan and the

existing state. Figure 5 shows the characteristic parameters

of the Local Spatial Development Plan in a graphic form.

In terms of functions occurring in the area of 9.9MW,

the existing state of development with one exception con-

cerning parking spaces is included in the provisions of the

plan. It is dominated by residential buildings, slightly sup-

plemented with commercial kiosks. It is very benecial to

introduce new functions, such as retail services, nurseries,

restaurants or other types of meeting places that can im-

prove the quality of the housing environment. As part of

the estate transformation, you can even propose facilities

such as a local activity center or a senior center.

The provisions of the local plan make it possible to

supplement the development with new functions also as

part of the transformation of existing residential build-

ings, such as the introduction of services on the rst oor

or on the roof, provided that vertical and horizontal com-

munication is ensured.

The provision allowing single-family housing in the

discussed area may seem controversial. It would certain-

ly be dicult to supplement the cooperative housing with

a single-family house due to land ownership issues. In the

author’s opinion, this point is unnecessary in the local plan.

The existing building area in the estate is not much

more than 1/4 of the permissible area. In terms of the pos-

sible expansion of buildings by cooperatives, this gives

a lot of room for maneuver, at the same time assuming

some risk related to the possibility of too much “densi-

cation” of the estate, and thus – deterioration of the quality

of the housing environment.

In terms of the biologically active area, there is a large

eld for introducing unfavorable changes. Currently, it

Fig. 1. View of one of the buildings. The thermal modernization

so far has been limited to thermal insulation of window strips.

The difference in the ground level is also visible (photo by R. Oleksik)

Il. 1. Widok na jeden z budynków. Dotychczasowa termomodernizacja

ograniczyła się do ocieplenia pasów okiennych.

Widoczna również różnica poziomu terenu (fot. R. Oleksik)

Fig. 2. Elevation of one of the buildings from the balcony side.

Visible modernization measures in the balconies by residents intensify

the chaos on the façade (photo by R. Oleksik)

Il. 2. Elewacja jednego z budynków od strony balkonów.

Widoczne zabiegi modernizacyjne w strefach przybalkonowych

przez mieszkańców potęgują chaos na elewacji (fot. R. Oleksik)

64 Rafał Oleksik

exceeds three and a half times the parameters allowed by

the local plan. A large number of green areas is an un-

doubted advantage of the estate in Wolbrom.

There are no parking spaces within the 9.9MW site.

There are also no underground parking spaces, which is

natural due to the implementation time and technology of

the buildings. The service is provided by parking spaces

located along the existing housing estate roads, and exter-

nal garages for residents are located on the northern side

of Armii Krajowej Street, outside the estate. In the event

of a possible expansion and introduction of new apart-

ments, new parking spaces on the site should be taken

into account.

In terms of architecture, the guidelines from the cited

local plan generally regulate the form of the building, the

color of the façade and the type of roof covering. In the

Fig. 3. Location of the area of 9.9MW on the plan of the Władysława Łokietka Estate (elaborated by R. Oleksik based on [25])

Il. 3. Lokalizacja terenu 9.9MW na planie osiedla Władysława Łokietka (oprac. R. Oleksik na podstawie [25])

Fig. 4. Excerpt from the Local Spatial Development Plan for Wolbrom – area 9.9MW (source: [22])

Il. 4. Wyrys z mpzp Wolbromia – teren 9.9MW (źródło: [22])

PossibilitytotransformahousingcomplexoftheWładysławaŁokietkaEstateinWolbrom 65

1. Group 2. Criteria

3. Data resulting from

the local spatial

development plan

4. Data resulting

from the current state

5. Conclusions

Function

basic purpose multi-family housing multi-family housing

the existing state in accordance

with the applicable local plan

supplementary

purpose

– single–family housing

– service buildings

–

craft and manufacturing

buildings

– service buildings

– the existing state in accordance with

the applicable local plan

– permissible supplementation of functions

with services for residents

– new functions can improve the quality

of life

of residents, as well as create new jobs

for them

Land

development

building area max. 60% 16.3%

– the existing state in accordance with

the applicable local plan

– permissible significant “densification”

of buildings

– there is a risk of deterioration in the

quality of the housing environment

– the provisions of the plan should be

verified

Land

development

plot area

investment index

not applicable not applicable not applicable

biologically

active area

min. 20% 70.2%

– the existing state in accordance with

the local development plan

– the acceptable significant reduction

of the biologically active area may have

a negative impact on the quality of

the housing environment

– the provisions of the plan should be

verified

floor space index 0.03–2.5 0.8

– the existing state in accordance with the

applicable local plan

– permissible significant increase in floor

space index

– the provisions of the plan should be

verified

number of

parking spaces

per apartment

1 no parking spaces

– the existing state is inconsistent with the

applicable local plan

– in fact, there are parking spaces for

the residents of the estate between the

various

areas of the plan along the access

roads (e.g. in the area of 9.81 kdd)

Architecture

building height 20 m 15 m

– the existing condition in accordance with

the applicable local plan

– permissible height increase of buildings

– the possibility of creating additional

apartments within the existing building area

roof geometry

flat roofs or roofs

with an inclination of

the main slopes up

to 45° with symmetry

and uniform slopes

flat roof

– the existing state in accordance with the

applicable local plan

– permissible change of roof geometry

roof colors

shades of brown, red,

graphite, gray or black

gray

– the existing state in accordance with the

applicable local plan

– acceptable color changes

roofing material

tile, roofing sheet,

bituminous materials

bituminous

materials

– the existing state in accordance with the

applicable local plan

– permissible changes in the scope of materials

Table 2. The results of the analysis of the 9.9MW of the Local Spatial Development Plan in Wolbrom (elaborated by R. Oleksik based on [22])

Tabela 2. Wyniki analizy mpzp terenu 9.9MW w Wolbromiu (oprac. R. Oleksik na podstawie [22])

66 Rafał Oleksik

Table 2 cont. The results of the analysis of the 9.9MW of the Local Spatial Development Plan in Wolbrom (elaborated by R. Oleksik based on [22])

Tabela 2 cd. Wyniki analizy mpzp terenu 9.9MW w Wolbromiu (oprac. R. Oleksik na podstawie [22])

1. Group 2. Criteria

3. Data resulting from

the local spatial

development plan

4. Data resulting

from the current state

5. Conclusions

Architecture

façade material not applicable not applicable

– no regulatory provisions

– it would be beneficial for the aesthetics and

quality of the estate to introduce acceptable

materials or prohibitions regarding the use

of low–quality façade materials

façade colors subdued or pastel

gray with elements

in pastel shades;

from the side of

the balconies, various-

colored chaotic

materials introduced

by the residents

– the existing state in accordance with the

applicable local plan

– acceptable color changes

Transformation of

the existing

buildings

type of

interference

in the existing

buildings

reconstruction, extension

with the same parameters

from local plan

– insulation of some

façade elements

(staircases, gable

walls)

–

arbitrary interference

in the appearance

the façade by

replacing windows

and changing

materials in the

balcony zone led to

deterioration of

the aesthetics

– so far small budget interventions

–

significant changes are allowed in accordance

with the above guidelines, however,

the local plan does not contain detailed rules

regarding the transformation of the estate

regulating aesthetic issues

– it seems appropriate to introduce precise

provisions, such as “prohibition of the use

of low-quality materials on the façade” or

“the requirement to replace the windows

with the original divisions of the muntin

bars, except for the modernization covering

the entire façade of the building”

context of the existing housing estate, a provision on ac-

ceptable façade materials would be useful. The existing

buildings are approximately 15 m high and have a max-

imum of ve above-ground storeys. With a permissible

height of 20 m and the change of the ventilated at roof

to a more modern at roof, it may give the possibility of

creating a full-size additional residential or service sto-

rey. The remaining guidelines quite generally dene the

requirements for the appearance of the façade, acceptable

colors and materials.

The local plan also includes a fragment concerning

the transformations of the existing buildings. It is limited

to reference to the general plan guidelines for each site.

There is a lack of precise information dening tasks that

can improve the spatial order and aesthetics of the estate.

Properly formulated bans or orders regarding modern-

ization works could limit unfavorable changes. Precise

provisions should be introduced, such as “prohibition of

siding on the façade” or “the order to replace the windows

with the original divisions of muntins, except for modern-

ization covering the entire façade of the building”.

Summary

As it can be seen from the above analysis, the compari-

son of the coecients and parameters from the applicable

documents with the data from the existing state already

in the planning phase of the modernization of housing

complexes gives an idea of the possible transformations.

The local plan for the estate in Wolbrom allows for ma-

jor changes that may improve the quality of the housing

environment. Following the example of the above-men-

tioned large-scale foreign examples, similar revitalization

actions can also be carried out in Poland in the form of,

inter alia, enlarging the living space by adding winter gar-

dens and balconies or extending the building with addi-

tional apartments. In terms of potential transformations of

housing estates, other aspects that limit them, in particular

the technical, economic and ownership aspects, should

also be analyzed. The latter is often related to the fact that

several cooperatives or administrators operate within one

housing estate.

The provisions of the plan regarding the Władysła-

wa Łokietka housing estate also allow for interference

that may worsen the housing conditions. These include,

among others, a signicant reduction in the number of

green areas by introducing, for example, parking spaces

between buildings, as well as new buildings, which could

have a negative impact on the urban composition and the

quality of the housing environment. These are actions dic-

tated by investment pressure, which often ruin the urban

structure and pose a serious threat not only on the scale of

the estate, but also on the city scale [3].

The above analysis is a work carried out on the basis

of the specic data recorded in the Local Spatial Devel-

opment Plan. It can also be used for detailed qualitative

research of the existing housing estates built in prefabri-

cated technology.

PossibilitytotransformahousingcomplexoftheWładysławaŁokietkaEstateinWolbrom 67

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Fig. 5. Graphic appendix

to the analysis of the 9.9MW

area in Wolbrom

(elaborated by R. Oleksik)

Il. 5. Załącznik graficzny

do analizy terenu 9.9MW

w Wolbromiu

(oprac. R. Oleksik)

This article should be treated as a contribution to fur-

ther research on the possibility of transforming large-pan-

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RafałOleksik

68 Rafał Oleksik

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Abstract

Possibility to transform a housing complex built in industrialized technology in the context of the Local Spatial Development Plan

on the example of the Władysława Łokietka Estate in Wolbrom

The aim of the article is to present a research tool, and then, based on it, to analyze the local plan in terms of transformations of a selected housing

estate erected in prefabricated technology from the 2

half of the 20

century. To create the tool, three plans were selected for cities of similar size

with housing estates built in industrialized technology. It was important that they had not yet been signicantly transformed. Władysława Łokietka

housing estate in Wolbrom, where the Local Spatial Development Plan for the Town and Commune of Wolbrom is in force, was selected for a de-

tailed analysis. The existing layout is neglected, however, with the potential resulting from the large number of open areas. The conclusions from the

analysis allowed us to outline a vision of possible changes in the estate. Some of the provisions of the plan were criticized due to the risk of deterio-

ration of the quality of the housing environment. The article also presents contemporary trends in the transformation of housing estates in France and

Germany due to the extensive experience of these countries in this aspect. As indicated by the analysis in terms of local development plans, similar

revitalization actions could also take place in Poland.

Key words: local spatial development plan, housing estate, revitalization, industrialized technology

Streszczenie

Możliwość przekształcenia zespołu mieszkaniowego wzniesionego w technologii uprzemysłowionej

w kontekście miejscowego planu zagospodarowania przestrzennego na przykładzie osiedla Władysława Łokietka w Wolbromiu

Celem autora było przedstawienie narzędzia badawczego, a następnie na jego podstawie analiza planu miejscowego pod kątem przekształceń

wybranego osiedla mieszkaniowego z 2. połowy XX w., wzniesionego w technologii prefabrykowanej. Do stworzenia narzędzia wybrano trzy plany

dla miast o podobnej wielkości, w których występują takie osiedla. Istotne było, że nie wprowadzono w nich jeszcze znacznych przekształceń. Do

szczegółowej analizy wybrano osiedle Władysława Łokietka w Wolbromiu, na którym obowiązuje Miejscowy Plan Zagospodarowania Przestrzen-

nego Miasta i Gminy Wolbrom. Istniejące założenie jest zaniedbane, ale z potencjałem wynikającym z dużej ilości terenów otwartych. Wnioski

z analizy pozwoliły nakreślić wizję możliwych przemian osiedla. Poddano krytyce część z zapisów planu ze względu na ryzyko pogorszenia się

jakości środowiska mieszkaniowego. W artykule przedstawiono również współczesne tendencje w przekształceniach osiedli mieszkaniowych we

Francji i Niemczech ze względu na duże doświadczenie tych państw w rewitalizacji takich zespołów. Jak wskazała analiza, również w Polsce można

byłoby przeprowadzić podobne działania.

Słowa kluczowe: miejscowy plan zagospodarowania przestrzennego, osiedle mieszkaniowe, rewitalizacja, technologia uprzemysłowiona