The Lavapiés redevelopment area

Lavapiés is a district in the centre of Madrid. Originally built as a Jewish settlement outside of the city in the 12th century, it was encompassed by the city in the 17th century and is still seen as a multi-cultural, lower class immigration district. The industrial revolution and huge population increase in the 18th and 19th centuries led to the area becoming increasingly densely populated. Solid buildings from the 17th century were extended to incorporate today’s substandard, “backyard” housing throughout the 19th and 20th centuries. The neglect of this district led directly to the problems that it faces today: An ever-ageing population, a large number of poorly ventilated and dark substandard flats, a lack of open space and local infrastructure, a decrease in economic muscle, the domination of wholesale trade, a lack of integration, social marginality, etc.

The declaration of Lavapiés to an ARP in 1997 is one of the latest city renewal projects in Madrid encompassing an area of approximately 35 ha. and 20,000 inhabitants. An office was opened to help the city, Comunidad, Spanish state and EU coordinate their efforts to renew housing and local infrastructure, as well as to invest in social programmes and other projects. Particular weight was given to projects designed to eradicate substandard
housing and to renew housing standing empty in the area.

The results of phase I (1997-2003)
Projects such as the redevelopment of the market, the renewal of the public library, the building of a theatre, underground car parks, the renovation of public squares and open areas etc can all be seen as successful individual projects in Lavapiés.
The proportion of repaired buildings is relatively low at 32.5% and above all the programme aimed at eradicating substandard housing must be seen as having failed. The reasons for this can be found in the inhabitants’ poor economic situation – they were not able to find the money still needed despite the financial aid, - difficulties in getting agreement amongst 50% of parties in multi-party housing blocks, a lack of interest from more wealthy single-party houses, as well as a lack of flexibility in defining criteria for renewing backyard housing. The EMVS also admits to problems with bureaucracy and difficulties in coordination between the many different authorities involved. The local population and its organisations accuse the city of paying too little attention to their wishes and suggestions. Whilst several individual projects proved successful, there was no general improvement in social security – indeed the huge increase in property prices, way above the city average, led to the opposite effect.

Lavapiés phase II (2003-2006)
An extension to both the redevelopment area and the time that could be dedicated to it was agreed upon in 2003. The new area now covers around 70 ha. in which around 58,000 people lived in 2003. The planned public investment of 39,51 million € will be shared by the state, Comunidad and the city, whilst the aim is to attract private investment worth € 15.37 million.
Apart from the increase in support for the renovation of buildings from 60% to around 75%, the aims have remained much the same as in phase I. The town hall authority is, however, looking to spend more money on improving integration, social and cultural programmes. The mayor promised more safety and cleaner streets, and in addition the problem of wholesalers, whose warehouses block empty buildings and traffic, is to be tackled. The renewal of several buildings also plays a prominent role in the Plan de Acción Lavapiés.

Lavapiés 8 years on – a critical assessment
An EMVS employee, the urbanist Fernando Roch, local inhabitants and postgraduates all judge the result in Lavapiés in much the same way:
Whilst individual projects could be brought to a successful conclusion, the problem of substandard housing could not be solved. Some of the buildings have been repaired but living conditions in the area could not be improved either with regard to the state of the housing or the social network available. Local institutions and people living in the district accuse the authorities of investing time and money in superficial beautification and a few showcase
projects whilst failing to improve everyday life for the inhabitants. This dissatisfaction was made public by activists at a conference held in the centre of Madrid attended by the city’s mayor.

A “Rehabilitación Integrada” must not only include constructional and historical aspects, but also the social, functional and education needs of the population. Fermin Àlavarez compares the renewal of a district to the making of paella that needs many ingredients, whilst Fernando Roch Pena uses the example of a forest, a complex area that is not a monoculture but can feed itself and is so sustainable. Integrated perspectives and improved coordination between the authorities is necessary and participatory measures must be made better use of.

Finally I would like to present the basic ideas for renovation suggestions for two particular buildings that were carried out as part of a dissertation in the department of urbanistic and landscape planning at the Madrid Technical University. The postgraduates show how more flexible regulations for the renewal of backyard housing would reduce the loss of properties as well as enable cheaper reconstruction or the building of new housing and so solve the problem of substandard accommodation.