RE-READING THE SOCIAL CONTEXT OF APARTMENT BLOCK DEVELOPMENT IN ISTANBUL:

Size: px
Start display at page:

Download "RE-READING THE SOCIAL CONTEXT OF APARTMENT BLOCK DEVELOPMENT IN ISTANBUL: 1889-1922"

Transcription

1 RE-READING THE SOCIAL CONTEXT OF APARTMENT BLOCK DEVELOPMENT IN ISTANBUL: A THESIS SUBMITTED TO THE GRADUATE SCHOOL OF NATURAL AND APPLIED SCIENCES OF THE MIDDLE EAST TECHNICAL UNIVERSITY BY ZEYNEP AKTUNA IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE DEGREE OF MASTER OF SCIENCE IN URBAN DESIGN IN THE DEPARTMENT OF CITY AND REGIONAL PLANNING DECEMBER

2 Approval of the Graduate School of Natural and Applied Sciences. Prof. Dr. Canan Özgen Director I certify that this thesis satisfies all the requirements as a thesis for the degree of Master of Science. Prof. Dr. Ali Türel Head of Department This is to certify that we have read this thesis and that in our opinion it is fully adequate, in scope and quality, as a thesis for the degree of Master of Science. Examining Committee Members Prof. Dr. Tansı enyapılı Assoc. Prof Dr. Özcan Altaban Assoc. Prof. Dr. Murat Güvenç Asst. Prof. Dr. Adnan Barlas Asst. Prof. Dr. Elvan Altan Ergut Assoc. Prof. Dr. Murat Güvenç Supervisor 2

3 ABSTRACT RE-READING THE SOCIAL CONTEXT OF APARTMENT BLOCK DEVELOPMENT IN ISTANBUL: Aktuna, Zeynep M.S., Urban Design Supervisor: Assoc. Prof. Dr. Murat Güvenç December 2003, 224 pages The thesis investigates the early phases of apartment block development in Istanbul, which took place in the second half of the 19 th century. Apartment block development represents a unique process in Istanbul. It not only reflects the west-oriented side of the Ottoman Empire but also sheds light on the transformation of urban fabric from pre-modern to modern. The emergence of apartment blocks in Istanbul, hence, does not simply imply the adoption of a western and modern life, but also reflect a spatial transformation. To clarify this unique process, the thesis studies the social and spatial aspects of apartment block development from 1889 to The study uses the Annuaire Orientals related to the years of 1889, 1893, 1896, 1910 and Through the iii

4 use of the Annuaire data, it investigates on the social profile of the early apartment residents and spatial setting of apartment blocks. Doing this, the study aims to shed light on the socio-spatial differentiation behind the apartment block development. Keywords: Apartment block, housing, modernism, urban history, Ottoman Empire, Annuaire Oriental. iv

5 ÖZ STANBUL DA APARTMAN GELMNN SOSYAL BALAMININ YENDEN OKUNMASI: Aktuna, Zeynep Yüksek Lisans, Kentsel Tasarım Tez Yöneticisi: Doç. Dr. Murat Güvenç Aralık 2003, 224 sayfa Bu çalıma içerisinde stanbul daki apartmanlama sürecinin ilk evreleri ele alınmaktadır. stanbul da 19. yüzyılın son çeyreinde balayan apartmanlama süreci özel bir süreçtir. Bu süreç, sadece Osmanlı mparatorluunun batıya dönük yüzünü yansıtmakla kalmaz, aynı zamanda modern öncesi kentsel mekanın moderne dönüümüne de ıık tutar. Dolayısıyla, apartman geliimi batılı ve modern olanın benimsenmesinin yanı sıra önemli bir mekansal dönüüme de ıık tutmaktadır. Çalıma, bu süreci aydınlatmak amacı ile apartman geliiminin arkasındaki sosyal ve mekansal unsurları incelemektedir. Bu dorultuda, 1889, 1893, 1896, 1910 ve 1922 yıllarına ait Dou Yıllıkları (Annuaire Oriental) veritabanı olarak v

6 kullanılmaktadır. Yıllıklardaki veriler sayesinde erken apartman sakinlerinin sosyal profili ve apartmanların mekansal daılımları incelenmitir. Çalıma, apartman geliiminin arkasındaki sosyo-mekansal farklılamaya da ıık tutmaya çalımaktadır. Anahtar Kelimeler: Apartman, konut, modernizm, kent tarihi, Osmanlı Devleti, Dou Yıllıkları. vi

7 ACKNOWLEDGEMENTS There is a long list of people who I would like to express my greatest gratitude. First of all, I would like to thank to Prof. Dr. Tansı enyapılı, Assoc. Prof. Dr. Özcan Altaban and Asst. Prof. Dr. Elvan Altan Ergut for their invaluable comments and guidance. Second, I would like to thank to my colleagues Olgu Çalıkan, Fikret Zorlu, Tolga Levent and Deniz Altay for their great contributions to this study. Thirdly, I am very much thankful to Asst. Prof. Dr. Adnan Barlas and Inst. Erhan Acar for their precious assistance. I am also very much grateful to Funda Ba Bütüner, Kaan Dora, Yiit Gürerk, Nazlı&Yiit Karaca, Özge Nazlıolu, Levent Özayaz and my family for their invaluable encouragements. Last but not the least, I would like to express my greatest gratitude to my advisor Assoc. Prof. Dr. Murat Güvenç who never gave up supporting me. I enjoyed working with him. vii

8 TABLE OF CONTENTS ABSTRACT.iii ÖZ..v ACKNOWLEDGMENTS vii CHAPTERS 1. INTRODUCTION THE EMERGENCE OF THE APARTMENT BLOCK IN THE HISTORY OF HOUSING The origin of multiple-household living: Insula of Ancient Rome General Characteristics of Insula Multiple-story Dwelling Units in Anatolia before the Ottoman Occupation Multi-storey Dwellings in Pre-Industrial Town.21 viii

9 2.4. The Emergence of the Modern 'House with Apartments' Parisian discourse Vienna case London Case Courtyard houses of Berlin Development of Mass-Housing Practice in Europe THE DIFFUSION OF THE APARTMENT BLOCK IN TURKEY Practice of Apartment Block Construction in Turkey Transformation of Housing Stock in 19 th century: Transition from Individual to Multiple-Housing Units in Istanbul Typical Ottoman Housing Typology Multi-storey dwelling in Istanbul: the loosening of privacy needs: Odalar Transformation of the traditional housing stock Row Houses Harikzedegan Apartments THE SOCIAL AND SPATIAL SETTING OF THE APARTMENT BLOCK History of Galata and Pera A Brief History of Galata Expansion over the Galata Fortifications: The development of Pera ix

10 4.2. Socio-economic, administrative and spatial dynamics of 19 th century Istanbul Problems of the 19 th century Reconstruction of Urban Administration The Development of Building Regulations Establishment of Sixth District THE SOCIAL CONTEXT OF APARTMENT BLOCKS: Evolution of Apartment Residents in Istanbul: Changes in the Employment Statuses of Apartment Residents: Ethnic Profile of Apartment Residents: Professional Profile of Apartment Residents: 1889 to Spatial Setting of Apartment Blocks in Istanbul: Spreading of Apartment Blocks in Istanbul: Development Around the Tower of Galata Apartment Block Development Along the Grand Rue de Pera Development on the Northern Section of the GRP.90 x

11 Socio-Spatial Characteristics of Apartment Blocks in Istanbul: Distribution of Apartment Blocks in Urban Sectors with respect to the Predominant Employment Status Distribution of Apartment Blocks in Streets with respect to the Predominant Employment Status Distribution of Apartment Blocks in Urban Sectors with respect to the Predominant Ethnic Group Distribution of Apartment Blocks in Streets with respect to the Predominant Ethnic Groups Distribution of Apartment Residents of Different Ethnicities in Tagged Apartment Blocks Distribution of Apartment Blocks in Urban Sectors with respect to the Predominant Profession Group Professional Profiles of Apartment Residents: An analysis at the Street Level CONCLUSION REFERENCES.144 APPENDICES A. The Ethnic Labels of Streets with Apartment Blocks: B. The Status Labels of Streets with Apartment Blocks: xi

12 C. The Profession Labels of Streets with Apartment Blocks: D. The Ethnic Labels of Apartment Blocks: E. The Status Labels of Apartment Blocks: F. The Profession Labels of Apartment Blocks: xii

13 CHAPTER I INTRODUCTION The early phases of the apartment block development in Istanbul, which represented a new-sprung and modern architectural typology, dates back to the last quarter of the 19 th century. To many scholars, this development implied a western lifestyle (Kıray, 1999; Ünal, 1979:71; Kuban, 1995: 530; Tekeli, 1994; Yücel, 1998: ). Yet, the sociological setting in which the apartment block emerged needs further elaboration. Multiple, independent and self-contained dwelling units are the key characteristics of the apartment block, which the traditional Ottoman urban fabric did not exhibit until the second half of the 19 th century 1. The emergence of the houses with apartments 2, hence, brought about explanations about the dynamics of the period. On the one hand, the process is often related with 'westernization'and modernization process of the Ottoman Empire and of Istanbul. On the other hand, the Muslim-Ottomans'tendency to reside in early apartments is claimed to be a result of pure western imitation, rather than being an essential need (Ünal, 1979: 71). In either case, this housing stock, most of which stands today, has been 1 The rule was disturbed by the exceptional case of odalar, bachelor rooms. Although no independent living was the case, numerous households were gathered under one roof in the case of odalar. In Chapter 3, the basic characteristics of odalar are discussed. 2 In the early phases, the apartment blocks were referred as Maisons a Appartements. Houses with apartments is a direct translation from French. 1

14 attracting a growing interest in recent years. It appeals to not only professionals bringing new perspectives to previous conventional architectural studies (Sunalp, 1999, 2002; Öncel, 2000; Enlil, 1999) but also calls for some renewal and beautification works. There are even studies concerning the history of the single apartment block 3. However, prior sociological and urban studies, which reveal little doubt about the apartment block s being a noteworthy product of modernization process, could not offer a comprehensive socio-spatial account due to the lack of all-inclusive database. The studies of Çelik (1998); Tekeli (1992); Selman (1982) and Kuban (1995) set up the dynamics of modernization process in Istanbul; they discuss the impacts of reconstruction of urban administration, establishment of new legislations and institutions, implementation of new urban projects, and technological improvements on the transformation of urban fabric from pre-modern to modern. These explanations reveal that the diffusion pattern of apartment blocks overlaps with the transforming urban fabric. However, the lack of comprehensive database pertaining to social attributes of apartment residents and localities of apartment blocks prevents a profound understanding about the socio-spatial setting of apartment block development. Hence, these studies could not portray an entire social account, as they were not based on a comprehensive social data. Similarly, they could not provide an evident spatial or physical dimension about the early apartment block development. On the other hand, the thesis suggests that the use of an inclusive historical database could allow the re-reading of social context of early apartment block 3 Meyer-Schlichtmann investigates the roots of the Appartements Helbig - Doan Apartmanı (Meyer-Schlichtmann, 1992, Prusya Elçiliinden Doan Apartmanı'na, stanbul Kitaplıı). Ali Esad Göksel investigates the history of 'Maçka Palas'in "Bir Sadakat Hikayesi: Maçka Palas (1999, stanbul) through the contributions of Mübeccel Kıray, Orhan Pamuk, Roni Margulies, Afife Batur, Ihsan Bilgin and himself. 2

15 development in Istanbul and answer the questions that current sociological explanations could not. In this sense, the utilization of social and spatial records of the Annuaire Oriental related to the profile of apartment residents and localities of apartment blocks would bring new perspectives to this unique process. Distinguished scholars on the social history of Istanbul set it as a significant case with unique and unprecedented characteristics. Unlike the 19 th century European practice of gathering low and middle classes in large-scale apartment blocks, the Ottoman and Turkish experience started out as the middle-upper classes demand (Ünal, 1979; Sey, 1995: 282; Kıray, 1979, 1999). Early apartment blocks provided accommodation mostly for wealthy minorities, newly emerging bourgeoisie and rich merchants, all of which often represented the upper classes. Sociological research of the issue leaves no doubt about the apartment block s emergence as a non-muslim accommodation form. In its early phases, the apartment block addressed to non-muslims and foreigners. The reluctance of Muslim Ottomans to adopt apartment living was explained by privacy concerns by Yavuz (1995: 228-9). Enver Abiral, in a newspaper article from Cumhuriyet (1950), mentions about the intrusion of the kind of living that was created by the early apartment blocks'into the private life of traditional Ottoman family. For example, women's appearance in the apartment block entrances or staircases was evaluated to be an undesirable circumstance as regards the privacy concerns of the time (Ünal, 1979: 73). In this respect, Ünal claims that the Muslim-Ottomans participation in early apartment living and their choice to reside in the proximity of the non-muslim groups was a yearning to Western life style (1979). When the ethnic composition of apartment residents is considered, it is said that the ethnicity and religion based spatial segregation was dissolved within the apartment 3

16 block (Kıray, 1999). Unlike the traditional Ottoman urban fabric, where different ethnic and religious groups were segregated in a homogeneous fashion, she claims that a mixture of different ethnic groups could be found in the apartment blocks. Social topography of the city was shaped no longer according to ethnicity and religion-based separation, but rather depended on social status (Yücel, 1998: 305). However, these sociological accounts could not offer more than a generalized framework of the spatial setting of the apartment block development because of the lack of comprehensive database. The thesis tries to overcome this problem by making use of a recently launched urban historical database, the Annuaire Oriental, which can be taken up as a "written" account of the land use of the city. The database would allow statistical queries pertaining to social attributes of households living in apartments and the localities of apartment blocks and hence, it would enable further investigation over these common explanations. First, the analyses could help sort out the predominant identity of early apartment residents. One could question, at first hand, whether the social attributes of individuals had any relation with the participation to apartment living. The results of the statistical queries would reveal, for instance, what kind of a place the upper classes, which are claimed to be the predominant residents of early apartment living constitute among the overall apartment residents. Sociological explanations suggest the upper classes leading participation to apartment living (Kıray, 1979; Ünal, 1979); however, they could not sort out their spatial integrity with other status groups. Were the residences of different status groups spatially differentiated or can one find a random mixture of diverse employment statuses under one roof? Does one observe a uniform distribution of apartment residents, or see particular employment statuses cluster in certain sectors of the city? 4

17 The use of database would allow similar queries as regards the occupation of apartment residents. The statistical analyses can allow the detection of the dominant concentrations and significant absences of particular occupations in particular apartment blocks, sections and streets of the city. Therefore, one may see whether it is easy to catch the mixture of, for instance, a businessman, with a priest, an engineer, a wholesale trader and a midwife in a single block. Or, are particular vocation groups found to be clustered in particular sections of the city? Taking into account the overall apartment house dwellers, could we find that the occupation of the residents is related to the spatial configuration of the apartment residents? Considering the ethnic characteristics of the apartment residents, could one find the dissolution of ethnicity-based segregation as suggested by Kıray (1999)? In fact, a superficial overview of the Annuaire Oriental could reveal the assembly of different ethnic and religious groups in the same apartment block. This, of course, would reflect a significant tendency towards the dissolving ethnic segregation. However, when the overall number of apartment block residents is considered, could one expect to find out a total and sudden dissolving of the ethnic segregation? Or, would we still capture the inclinations of particular ethnic groups to gather, and perhaps to segregate from the "others"? If so, that would bring us to investigate of spatial dimensions of the ongoing ethnic separation which is presumed not to be as sharp as before. Finally, the analyses would shed light on the social differentiation among the urban sectors and streets where the apartment block development is observed with respect to predominant ethnic, status and professional groups. Hence, one can see the impacts of ethnic origin, employment status and profession on the spatial configuration of different social groups. The queries related to the years 1889, 1893, 1896, 1910 and 1922 would allow one to follow the changes in the social geography 5

18 of the city. In detail, they would reflect the changing identities of urban sectors and streets, and hence, would also give an idea about the transformation that the city of Istanbul was living through during the period of modernization. The reason why no such studies were conducted before brings us to a well-known problem in urban history: the unavailability of data. The problem can be easily solved in western cities thanks to comprehensive and readily accessible, spatially disaggregated urban historical databases. This, unfortunately, is not the case for Turkish cities, which lack high-resolution social or census data even at the end of the 20 th century. The transformation of urban directories into relational databases that can be subjected to spatial or substantive queries would help us sidestep this enduring data problem. This study would yield relevant results especially if it is integrated with large-scale urban maps. This study makes use of spatially disaggregated urban databases produced in the context of TUBITAK sponsored Istanbul Urban History 4 project, which used the existing urban directories of Istanbul for 1910 and In addition, the directories related to the years 1889, 1893 and 1896 are also used, so as to shed light to the earlier stages of apartment block development. The urban directories presents three distinct databases for the city: the first relates to the characteristics of the household, the second depicts the attributes of commercial, financial, public and community based institutions and the third shows the economic and social characteristics of the streets of central Istanbul. As its 4 Here we refer to an ongoing research project on urban history: Spatial, social and economic transformations in Istanbul from the Proclamation of the Constitution (1910) to the Occupation (kinci Merutiyetten gal Dönemine, stanbul da Toplumsal, Ekonomik ve Mekansal dönüüm: Dou Yıllıkları üzerinde likisel Çözümlemeler). A TUBITAK sponsored social science research project (SBB-8006) directed by Assoc. Prof Murat Güvenç, the Faculty of Architecture, METU. 6

19 European counterpart, the Annuaire Oriental produces a partial account of urban social and economic structures. This historical database enabling the researcher to conduct empirical analyses at the level of urban sectors, street blocks, streets, and at the parcel level, constitutes an interesting solution to sidestep the chronic data problem impeding the urban research in Turkey. The transformation of the Annuaire Oriental into a database was a long and tedious process of codification of both the social and spatial records. With this respect, ethnic origin, employment status and professions of the apartment dwellers, streets with apartment blocks and apartment blocks, were codified so as to conduct statistical queries 5. The use of the Annuaire Orientals of 1889, 1893, 1896, 1910 and 1922, enabled the understanding of the social profile of the apartment residents and how they changed in time. All these, however, would not make much sense unless one has a clear understanding of the urban dynamics behind the rise and spread of houses with apartments, which first emerged as a form of housing provision for non-muslim and foreign population and gradually transformed into a dominant form of housing supply in the 20 th century. For both Muslim and non-muslim communities, the transition from the individual family house to "houses with apartments" is an important phase in the social and spatial transformation of Istanbul as it would also shed light to the realization of Ottoman modernization. The Ottoman modernization, as well as the diffusion of apartment blocks, was not an all-encompassing process. It was a selective practice, which favored certain urban sectors at the expense of others and certain status groups at the expense of 5 Further information about the codification process and statistical queries are explained in chapter V). 7

20 others. This innovation was unevenly diffused among various ethnic and religious communities of Istanbul. As expected, the diffusion of apartment block went hand in hand with the diffusion of modernization. The rise of apartment blocks in the privileged quarters of Istanbul overlaps with the distinctive projects of modernization of the city. The rise of the apartment block, in this context, went hand in hand with the projects like enlarging streets, improving street conditions, paving, lighting, construction of sidewalks, transition of the building material from wood to kagir and the improvement of urban infrastructure (water, sewage, hygiene etc). So, the emergence of the apartment block is to be evaluated under the peculiar urban context of the late 1800s Istanbul. Back in the 1840s, the capital of the empire was constantly losing political and economic power against the west (Karpat, 2002; Çelik, 1998). Then, it experienced a significant population increase originated not only by immigrants from the lost imperial lands, but also by a large number of foreign merchants rushing into the recently opened Ottoman markets. Notably by the declaration of Tanzimat in 1839, a period of institutional and legislative reforms to restructure the empire was experienced. That period had significant spatial reflections and brought out a gradual transition of the pre-modern and traditional urban landscape into modern and western. The thesis, in this sense, prepares the 19 th century urban setting during which the first houses with apartments emerged. Second chapter goes back to the very roots of the apartment block in the history of housing. Doing this, the apartment block is not taken as a mere multi-level structure, but also as a typology bringing multiple households together. Starting from the definition of the very word apartment, which the Oxford Universal Dictionary defines as "the suite of rooms in a house or building allotted to the use of an individual or party", the study searches at which degree the early examples provided "individual" compartments. Thus, looking for the traces of "multiple-storey" residences the study 8

21 tries to find out if - and how - these structures provided independent and selfcontained units. Did the early examples present an intermingled life of households or can one get clues about spatial separation? Through to the vertical architectural arrangement of apartment blocks, one could accommodate numerous households on top of each other. But, to what extent would it be pertinent to reduce the raison d'être of the apartment blocks to space economy? Did the multiple dwelling emerge only when it became the last way to cope with the housing shortage? Or did it also imply an "idealized" form of living? Did it rise as an indispensable way of life for particular sections of the society? Did the apartment living make a social difference? In this respect, the emergence of multiple dwelling units of living should be investigated in the history of housing to answer such questions. How did it evolve from ancient, to medieval ages and in pre-industrial time? Finally, it will briefly discuss how the Modern Movement manipulated the multiple-storey dwellings. Third chapter focuses on the diffusion of apartment blocks in Turkey, and it underlines the dynamics behind the practice of apartment block construction. It investigates how multi-storey and multiple-family dwellings, which we know did not constitute a significant role in traditional Ottoman housing, appeared in late 19 th century Istanbul. It questions how the changes in the housing stock, being one of the most evident reflections of Ottoman modernization, took place. This situation is of course related to the peculiar position of Istanbul, which differs considerably from other cities and cannot be clearly understood without examining the late 19 th century context of the city, which was experiencing a period of transition. Fourth chapter shifts attention toward the socio-economic and political background of the late 19 th century Istanbul. It focuses on the Galata and Pera sectors where the very first apartment blocks are observed. Through the 9

22 presentation of the brief history of these urban sectors, study dwells on the social and spatial characteristics of these so-called privileged regions, which clearly distinguishes them from the other urban sectors. Finally, the economic and political conditions of the late 1800s, which brought about significant spatial reflections is discussed. Fifth chapter presents a detailed study concerning the diffusion of apartment block in Istanbul between In its early phases of development, houses with apartments were not randomly distributed in the urban fabric, but rather concentrated on the sectors of Galata and Pera. At a more detailed scale of analysis, they were concentrated on particular streets of the city. That would bring us to a number of crucial questions: Could we expect to detect differences between social identities of apartment blocks? Does the distribution of apartment blocks follow a distinctive pattern in the social geography of Istanbul? And finally, could we hope to come up with differing street identities among the streets where apartment block was present? Spatial differentiation would not only provide the social identities of apartment blocks, but also open up new perspectives for the existing literature on architectural history and enable the re-reading and re-interpreting of the social geography of Galata and Pera. First section of the fifth chapter investigates the social profile of apartment blocks. It does not simply aim to reveal the characteristics of the apartment house dwellers but also tries to reveal the way that the apartment blocks were integrated into the social and ethnic landscape of the city. This scrutiny would show whether the social profile of streets with apartment blocks differed from the other streets that did not have them. 10

23 The second section dwells on the local characteristics of urban sectors and streets where first apartment blocks emerged. It investigates the physical distinctiveness of Galata, Pera and Niantaı sectors within the modernization process. The empirical study is then carried at the level of street. The choice of street as the basic unit of analysis has a number of advantages. First, it would help us find the differences of directionality which otherwise would be blurred. Second, if analyses was carried out at the building block level X (see figure 1), the eventual possible differences stemming from frontages and façades on different streets a, b, c and d would be missed. Instead, an average and over-aggregated result, which may produce a distorted, though not incorrect, image of social identities, would be received. If street were taken as the observation unit, on the contrary, physical (topography, directionality) and economic (land price, rents etc) structure of each street would be explained with reference to others, and their peculiar characteristics would be caught. Last but not the least, street represents the social milieu, which constitutes the very place in terms of not only physical circulation but also social interaction (Jacobs, 1961; Gehl, 1987). Figure 1. Street-level analyses versus block-level (Drawn by the author) 11

24 CHAPTER II THE EMERGENCE OF THE APARTMENT BLOCK IN THE HISTORY OF HOUSING Although the emergence of the "apartment block" is fundamentally related to the growth of middle classes in the 19 th century, multi-storey dwelling units can be observed in early phases of history. Whether those early examples of multi-level housing units show meaningful similarities with the modern apartment block requires a detailed overview of their physical arrangement, as well as of the "urban" conditions. To start with, we are interested in independent dwelling units arranged under one roof. Derived from the word apart, an apartment house is a building with individual and self-contained compartments. In this sense, not all the multi-storey residential blocks can be referred to as an apartment house. The conditions that led to the emergence of multiple-story houses were not necessarily urban; in fact quite a number of earliest examples did show up in rural context. Starting from the Neolithic ages, historical evidence point out to multi-storey residential structures in which numerous families inhabited. In Northern Europe, cases displayed the examples of multiple-dwelling units acquired through vertical expansion. Although, the households normally lived in small individual houses of timber and mud, especially northern countries displayed such kind of "collective" 12

Ministry of the Environment Decree. on housing design

Ministry of the Environment Decree. on housing design G1 THE NATIONAL BUILDING CODE OF FINLAND Housing Design Regulations and Guidelines 2005 Ministry of the Environment Decree on housing design adopted in Helsinki on the 1 st of October 2004 In accordance

More information

2012 CEEI Floor Area Methodology - Residential, Commercial, and Industrial Buildings

2012 CEEI Floor Area Methodology - Residential, Commercial, and Industrial Buildings 2012 CEEI Methodology - Residential, Commercial, and Buildings 1.1. Protocol and Guiding Principles In order to improve understanding of the building characteristics at a neighbourhood level, the BC Assessment

More information

RENOVATION AND RESTORATION OF OLD BUILDINGS IN SRI LANKA

RENOVATION AND RESTORATION OF OLD BUILDINGS IN SRI LANKA 234 Abstract RENOVATION AND RESTORATION OF OLD BUILDINGS IN SRI LANKA Eng. Nandana Abeysuriya B.Sc. Eng (Hons), M.Eng.,C.Eng.,FIE(SL), Int PE(SL) 1A, Ananda Road, Melder Place, Nugegoda, Sri Lanka. Tel/Fax:

More information

INTERIOR SPACES HOME AND ART Perpignan 26 January, 2006 Barcelona 27 & 28 January 2006

INTERIOR SPACES HOME AND ART Perpignan 26 January, 2006 Barcelona 27 & 28 January 2006 INTERIOR SPACES HOME AND ART Perpignan 26 January, 2006 Barcelona 27 & 28 January 2006 Faculty of Architecture & Town Planning Technion Israel Institute of Technology Technion city, Haifa, 32000, Israel

More information

A RESEARCH ON HOUSING IN ANKARA-TURKEY

A RESEARCH ON HOUSING IN ANKARA-TURKEY A RESEARCH ON HOUSING IN ANKARA-TURKEY ABSTRACT Dr. Füsun Demirel University of Gazi Department of Architecture Ankara Turkey The subject of this research contains an opinionnaire study and its results

More information

R&S. August 2014 Prepared by RandS Associated Srl. 1. Introduction

R&S. August 2014 Prepared by RandS Associated Srl. 1. Introduction Building Engineer UK Registration Board n.075077h Design and Access Statement for Application for Planning Permission for demolition of a garage and construction of an extension to an existing Victorian

More information

Repairs a guide for landlords and tenants. housing

Repairs a guide for landlords and tenants. housing Repairs a guide for landlords and tenants housing This booklet does not give an authoritative interpretation of the law; only the courts can do that. Nor does it cover every case. If you are in doubt about

More information

Living Options Varsity Lakes, Australia

Living Options Varsity Lakes, Australia Living Options Varsity Lakes, Australia Summary Varsity Lakes is a master planned community located at the Gold Coast, Queensland that comprises 4,500 homes. The development is based around Lake Orr and

More information

Housing As We Grow Older: Independent Choices 1

Housing As We Grow Older: Independent Choices 1 FCS3188 Housing As We Grow Older: Independent Choices 1 Virginia Peart and Carolyn Wilken 2 Most people (86 percent) want to "age in place" or stay in their own homes as long as they are able. Moving to

More information

COMMON FOR ARCHITECTS AND ENGINEERS Excerpts from HB 2284, 82 nd R

COMMON FOR ARCHITECTS AND ENGINEERS Excerpts from HB 2284, 82 nd R Legislation passed by the 82 nd legislature has modified the Texas Engineering Practice Act and the Texas Architect Practice Act. In order to give the public a clearer understanding of these changes, the

More information

Your Right. to Buy Your Home. A guide for Scottish Secure Tenants

Your Right. to Buy Your Home. A guide for Scottish Secure Tenants Your Right to Buy Your Home A guide for Scottish Secure Tenants Your Right to Buy Your Home About this booklet This booklet is for Scottish secure tenants. If you are not a Scottish secure tenant, you

More information

Your Right. to Buy. A guide for Scottish Secure Tenants

Your Right. to Buy. A guide for Scottish Secure Tenants Your Right to Buy Your Home A guide for Scottish Secure Tenants Your Right to Buy Your Home About this booklet This booklet is for Scottish secure tenants. If you are not a Scottish secure tenant, you

More information

13 Oakleigh Gardens London N20 9AB

13 Oakleigh Gardens London N20 9AB Location 13 Oakleigh Gardens London N20 9AB Reference: 15/00608/HSE Received: 2nd February 2015 Accepted: 2nd February 2015 Ward: Oakleigh Expiry 30th March 2015 Applicant: Mr A Peqini Proposal: Single

More information

City Code of ANN ARBOR, MICHIGAN Chapter 55 Zoning

City Code of ANN ARBOR, MICHIGAN Chapter 55 Zoning ARTICLE II. USE REGULATIONS 5:10.2. R1A, R1B, R1C, R1D single family dwelling district (1) Intent. (a) These single family residential districts are designed to provide an environment of predominantly

More information

DESIGN REVIEW CHECKLIST Chapter 6 Special Consideration Design Guidelines

DESIGN REVIEW CHECKLIST Chapter 6 Special Consideration Design Guidelines DESIGN REVIEW CHECKLIST Chapter 6 Special Consideration Design Guidelines A. Offices a. Office buildings should be built to the minimum required setback. b. Surface parking should be located towards the

More information

Overall information on the project and on the contents of this publication

Overall information on the project and on the contents of this publication 9. SUMMARY AJ Analysis of Socially Excluded Roma Localities and Communities and the Absorption Capacity of Subjects Operating in the Field Overall information on the project and on the contents of this

More information

Professional Property Management TREC 4507

Professional Property Management TREC 4507 Professional Property Management TREC 4507 ANSWER KEY FOR FINAL EXAMINATION (With rational followed by chapter and page references) Example: (1:3 means the answer can be found in Chapter 1 on Page 3).

More information

Scheme 3: Rehabilitation of Heritage Building and Redevelopment

Scheme 3: Rehabilitation of Heritage Building and Redevelopment Scheme 3: Rehabilitation of Heritage Building and Redevelopment 135 Keefer Street Constructed in 1910 for the Vancouver Gas Company, the building and surrounding site was used primarily by blacksmiths

More information

Walsall Council Validation Guide for submitting a Householder Planning Application

Walsall Council Validation Guide for submitting a Householder Planning Application Walsall Council Validation Guide for submitting a Householder Planning Application Householder Planning Application Guide Introduction This guide offers help to people who are submitting a Householder

More information

New Ontario Building Code Requirements for Mid-rise Wood Frame Buildings

New Ontario Building Code Requirements for Mid-rise Wood Frame Buildings New Ontario Building Code Requirements for Mid-rise Wood Frame Buildings Note: This information addresses complex issues in a summary fashion. Consideration should be given to the official version of the

More information

Glossop Design & Place Making Strategy

Glossop Design & Place Making Strategy Supplementary Planning Document to the High Peak Local Plan June 2011 Design Brief for the Town Hall Complex GILLESPIES I GERALD EVE Reproduced from the Ordnance Survey map with the permission of Ordnance

More information

Webquest: The Dog of Pompeii by Louis Untermeyer

Webquest: The Dog of Pompeii by Louis Untermeyer Name Date Webquest: The Dog of Pompeii by Louis Untermeyer http://www.history.com/topics/ancient history/pompeii Watch the 2 minute video. Pay special attention to where Pompeii is and where Vesuvius is

More information

Study on Interior Design and Architectural Culture. Haoran Yang. Environmental art college, Hebei Academy of Fine Arts, Shijiazhuang, 050700, China

Study on Interior Design and Architectural Culture. Haoran Yang. Environmental art college, Hebei Academy of Fine Arts, Shijiazhuang, 050700, China International Conference on Education Technology and Economic Management (ICETEM 2015) Study on Interior Design and Architectural Culture Haoran Yang Environmental art college, Hebei Academy of Fine Arts,

More information

LONDON BOROUGH OF BROMLEY TEMPORARY ACCOMMODATION PROCUREMENT STRATEGY 2015

LONDON BOROUGH OF BROMLEY TEMPORARY ACCOMMODATION PROCUREMENT STRATEGY 2015 LONDON BOROUGH OF BROMLEY TEMPORARY ACCOMMODATION PROCUREMENT STRATEGY 2015 1. Overview 1.1 This strategy provides a framework for the procurement of suitable temporary accommodation within and outside

More information

Department for Communities and Local Government

Department for Communities and Local Government Department for Communities and Local Government Permitted development for householders Technical Guidance April 2014 Department for Communities and Local Government Please note: This technical guidance

More information

Chapter 54. Real Property Management INTRODUCTION

Chapter 54. Real Property Management INTRODUCTION Chapter 54 Real Property Management INTRODUCTION Property management is one of the fastest growing areas of specialization in real estate. As more institutional investors diversify their portfolios, they

More information

4 Alternatives and Design Evolution

4 Alternatives and Design Evolution 4 Introduction 4.1 This Chapter describes the considerations and constraints influencing the siting, layout and massing of the Development. It also describes the main alternatives to the Development that

More information

1 To review the office market in Bakewell in the light of pressures for change from office to residential in town centre sites.

1 To review the office market in Bakewell in the light of pressures for change from office to residential in town centre sites. Page 1 5. THE BAKEWELL OFFICE MARKET (A610611/BT) Proposal 1 To review the office market in Bakewell in the light of pressures for change from office to residential in town centre sites. Within the context

More information

Market Summary. prepared by FXM Associates 6.1. North River Canal Corridor

Market Summary. prepared by FXM Associates 6.1. North River Canal Corridor Market Summary prepared by FXM Associates North River Canal Corridor 6.1 6.2 North River Canal Corridor Introduction In order to provide a context for planning within the North Canal Neighborhood Corridor,

More information

Fire precautions in dwellings. Private sector housing Providing homes building communities

Fire precautions in dwellings. Private sector housing Providing homes building communities Fire precautions in dwellings Private sector housing Providing homes building communities Version 3 Published by Norwich City Council August 2011 Contents Page Introduction 1 2 Types of dwellings (A) Shared

More information

Case Study: Mixed Use Redevelopment of Advocate s Close, Edinburgh

Case Study: Mixed Use Redevelopment of Advocate s Close, Edinburgh Case Study: Mixed Use Redevelopment of Advocate s Close, Edinburgh Occupying an historic site within the heart of Edinburgh s Old Town, the Advocate s Close development successfully creates a vibrant new

More information

The Zig Zag Building Victoria Street, London, SW1

The Zig Zag Building Victoria Street, London, SW1 The Zig Zag Building Victoria Street, London, SW1 The Zig Zag Building Victoria Street, London, SW1 Client: Land Securities Scope: Lead Design Architectural Services (CMT & Novated) Type: Offices, Retail,

More information

SACRAMENTO COUNTY SUMMARY OF ZONING CLASSIFICATIONS

SACRAMENTO COUNTY SUMMARY OF ZONING CLASSIFICATIONS SACRAMENTO COUNTY SUMMARY OF ZONING CLASSIFICATIONS This document provides a brief overview of zoning designations only. Inaccuracies may be present. Please consult the Sacramento County Zoning Code for

More information

DAYBREAK ATTACHED RESIDENCE DISCLOSURE STATEMENTS Acknowledgement of Receipt Form

DAYBREAK ATTACHED RESIDENCE DISCLOSURE STATEMENTS Acknowledgement of Receipt Form Builder Name: Lot Number: Page 1of 6 DAYBREAK ATTACHED RESIDENCE DISCLOSURE STATEMENTS Acknowledgement of Receipt Form These disclosure statements (the Attached Residence Disclosure Statements ) are provided

More information

Replacement Windows and Doors

Replacement Windows and Doors Replacement Windows and Doors Short Policy Guide: Need for Planning Permission and Listed Building Consent For Replacement Windows and Doors Produced by City Development Department, Dundee City Council,

More information

A SHORT HISTORY OF CHURCH BUILDING

A SHORT HISTORY OF CHURCH BUILDING A SHORT HISTORY OF CHURCH BUILDING From its beginning, a critical part of Christianity has been the gathering of people worshipping together. By virtue of this activity, the place where they worship has

More information

Aztech Architecture Your Guide to Overshadowing, Daylight & Sunlight. 1 P age

Aztech Architecture Your Guide to Overshadowing, Daylight & Sunlight. 1 P age Aztech Architecture Your Guide to Overshadowing, Daylight & Sunlight 1 P age Welcome Sometimes people fear they may suffer a loss of daylight or sunlight if their homes and gardens are overshadowed by

More information

Two-Year Post-Professional Degree (Path A) MASTERS OF ARCHITECTURAL DESIGN & URBANISM (MADU) With a Concentration in Classical Architecture

Two-Year Post-Professional Degree (Path A) MASTERS OF ARCHITECTURAL DESIGN & URBANISM (MADU) With a Concentration in Classical Architecture Two-Year Post-Professional Degree (Path A) MASTERS OF ARCHITECTURAL DESIGN & URBANISM (MADU) With a Concentration in Classical Architecture ARCH 61011 Introduction to Architectural Representation 0 TOTAL

More information

Creating ConneCtions BEST IN AMERICAN. that sell homes. Redefining Home and Community

Creating ConneCtions BEST IN AMERICAN. that sell homes. Redefining Home and Community 2014 WINTER BEST IN AMERICAN Redefining Home and Community Creating ConneCtions that sell homes Creating eco-friendly StreetS designing for PartieS on the Patio neighbors grow together: Community gardens

More information

Urban Renewal: Social Aspects in Planning. Summary

Urban Renewal: Social Aspects in Planning. Summary Urban Renewal: Social Aspects in Planning Summary Urban renewal in Israel today is being promoted by parliamentary legislation and by a number of different strategies initiated by the Ministry of Construction

More information

TURKISH CONTRACTING IN THE INTERNATIONAL MARKET

TURKISH CONTRACTING IN THE INTERNATIONAL MARKET Brief overview TURKISH CONTRACTING IN THE INTERNATIONAL MARKET Construction plays a crucial role in Turkey s economic development, accounting for 5.9% of GDP and employing some 1.8 million people. When

More information

Welcome & background. www.theperfumefactory.info

Welcome & background. www.theperfumefactory.info Welcome & background Essential Living welcomes you to this community involvement event introducing the proposed redevelopment of The Perfume Factory, North Acton. EXISTING SITE PLAN AERIAL VIEW OF SITE

More information

CITY OF VAUGHAN SCHEDULE O LOT GRADING DESIGN FOR RESIDENTIAL DEVELOPMENT

CITY OF VAUGHAN SCHEDULE O LOT GRADING DESIGN FOR RESIDENTIAL DEVELOPMENT Page 1 CITY OF VAUGHAN SCHEDULE O LOT GRADING DESIGN FOR RESIDENTIAL DEVELOPMENT CIVIC CENTRE 2141 MAJOR MACKENZIE DRIVE MAPLE ONTARIO L6A 1T1 905-832-2281 Page 2 SECTION 1 - GENERAL OBJECTIVES To provide

More information

Chapter 13. Urban Patterns. By Eugene Stanton

Chapter 13. Urban Patterns. By Eugene Stanton Chapter 13 Urban Patterns By Eugene Stanton Urban Patterns A large city is stimulating and agitating, entertaining and frightening, welcoming and cold. A city has something for everyone, but a lot of those

More information

Accessibility of education as a social problem (differentiation of access to higher education and population s attitude towards it)

Accessibility of education as a social problem (differentiation of access to higher education and population s attitude towards it) Accessibility of education as a social problem (differentiation of access to higher education and population s attitude towards it) Project team: G.A.Cherednichenko (Project Director), E.D.Voznesenskaya,

More information

Overview of the regulation and the management of housing policies (Opportunities to use private rental stock for social purpose?

Overview of the regulation and the management of housing policies (Opportunities to use private rental stock for social purpose? Overview of the regulation and the management of housing policies (Opportunities to use private rental stock for social purpose?) ESTONIA Ave Hussar, mag iur University of Tartu Faculty of Law Emerging

More information

Design and Access Statement. 141-145 Earls Court Road London SW5 9RH

Design and Access Statement. 141-145 Earls Court Road London SW5 9RH J U L I A N A R E N D T A S S O C I A T E S 1 7 a P i n d o c k M e w s L i t t l e V e n i c e L o n d o n W 9 2 P Y F + 4 4 2 0 7 2 8 6 9 9 0 1 Design and Access Statement T + 4 4 2 0 7 2 8 6 9 9 9 1

More information

CHAPTER 13 SECTION 2

CHAPTER 13 SECTION 2 CHAPTER 13 SECTION 2 Post-Civil War cities grew rapidly Urban population tripled from 1870 to 1900 NYC 800,000 in 1870 3.5 million in 1900 Chicago 109,000 to 1.6 million during the same period There were

More information

Draft Goals and Objectives Wadena Comprehensive Plan City of Wadena, Minnesota. Land Use Goals:

Draft Goals and Objectives Wadena Comprehensive Plan City of Wadena, Minnesota. Land Use Goals: Draft Goals and Objectives Wadena Comprehensive Plan City of Wadena, Minnesota Land Use Goals: 1. Growth in Wadena will be undertaken in such a manner as to create a full range of living, working, shopping,

More information

2.50 Retirement villages - section 32 evaluation for the Proposed Auckland Unitary Plan

2.50 Retirement villages - section 32 evaluation for the Proposed Auckland Unitary Plan 2.50 Retirement villages - section 32 evaluation for the Proposed Auckland Unitary Plan 1 OVERVIEW AND PURPOSE...2 1.1 Subject Matter of this Section...2 1.2 Resource Management Issue to be Addressed...2

More information

3. HERITAGE GRANT APPROVAL 192 MOORHOUSE AVENUE, CHRISTCHURCH

3. HERITAGE GRANT APPROVAL 192 MOORHOUSE AVENUE, CHRISTCHURCH 3. HERITAGE GRANT APPROVAL 192 MOORHOUSE AVENUE, CHRISTCHURCH General Manager responsible: General Manager, Strategy and Planning Group, DDI: 941-8281 Officer responsible: Author: PURPOSE OF REPORT Programme

More information

Multifamily Housing: Sustainable Development in Efficient, Walkable Communities

Multifamily Housing: Sustainable Development in Efficient, Walkable Communities Multifamily Housing: Sustainable Development in Efficient, Walkable Communities by the Greater Charlotte Apartment Association Multifamily rental housing is a critical piece of the housing market in the

More information

Halifax Happiest Home Report. Prepared by The Social Issues Research Centre Oxford

Halifax Happiest Home Report. Prepared by The Social Issues Research Centre Oxford Prepared by The Social Issues Research Centre Oxford On behalf of Halifax General Insurance January 2005 1 of 20 Summary The most popular definitions of a happy home are: a place where you feel safe and

More information

The New Financial World at CMU.

The New Financial World at CMU. Scoop Story: Editorial Team Photo: Dhitiwut Bangkham The New Financial World at CMU. The classical-like films, Wall Street 1 and 2 did not only wisely portray the greatness and the fright of financial

More information

Figure 10.1 Totally collapsed mosque at Kavakl district of Gölcük

Figure 10.1 Totally collapsed mosque at Kavakl district of Gölcük 10 DAMAGE TO DOMES, MINARETS AND HISTORICAL STRUCTURES Most of historical structures existing in the earthquake-affected area are in Istanbul. Istanbul is situated on two continents; Asia and Europe. Istanbul

More information

FOR SALE. The Friedman Building 1701 18th Avenue South, Seattle 98144. Nicholas T. Gill 206.505.9410. Allan Friedman. 206.505.

FOR SALE. The Friedman Building 1701 18th Avenue South, Seattle 98144. Nicholas T. Gill 206.505.9410. Allan Friedman. 206.505. FOR SALE FOR MORE INFORMATION PLEASE CONTACT: The Friedman Building 1701 18th Avenue South, Seattle 98144 PRICE: $4,800,000 FEATURES: LAND SF: 40,000 SF + Fantastic Large Townhome Site BUILDING SF: 33,332

More information

Law No. (9) of 2012 Amending some provisions of Law No. (13) of 1997 Concerning the Civil Defense

Law No. (9) of 2012 Amending some provisions of Law No. (13) of 1997 Concerning the Civil Defense Law No. (9) of 2012 Amending some provisions of Law No. (13) of 1997 Concerning the Civil Defense We, Hamad Bin Khalifa Al-Thani, Emir of the State of Qatar Having pursued the Constitution, And the Law

More information

COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY. Staff: Claudette Grant

COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY. Staff: Claudette Grant COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: ZMA 2013-00004 Hollymead Town Center Block VI Planning Commission Public Hearing: July 29, 2014 Staff: Claudette Grant Board of Supervisors

More information

A Review of China s Elementary Mathematics Education

A Review of China s Elementary Mathematics Education A Review of China s Elementary Mathematics Education Department of Education Taishan College Tai An, ShanDong People s Republic of China Abstract This paper provides an introduction and analysis of the

More information

Lest We Forget, a Short History of Housing in the United States

Lest We Forget, a Short History of Housing in the United States Lest We Forget, a Short History of Housing in the United States James D. Lutz, Lawrence Berkeley National Laboratory ABSTRACT Many changes in historical housing practices and demographics may be surprising

More information

COMMONHOLD AND LEASEHOLD REFORM ACT 2002 HOUSES

COMMONHOLD AND LEASEHOLD REFORM ACT 2002 HOUSES COMMONHOLD AND LEASEHOLD REFORM ACT 2002 HOUSES Qualification and Valuation for Enfranchisement Introduction This leaflet is not meant to describe or give a full interpretation of the law; only the courts

More information

CHAPTER ONE: DEMOGRAPHIC ELEMENT

CHAPTER ONE: DEMOGRAPHIC ELEMENT CHAPTER ONE: DEMOGRAPHIC ELEMENT INTRODUCTION One of the basic elements of this comprehensive plan is an analysis of the City of Beaufort s (the City) current and projected demographic makeup. The purpose

More information

What you need to know about. Smoke alarms for residential buildings

What you need to know about. Smoke alarms for residential buildings What you need to know about Smoke alarms for residential buildings Are s compulsory? Smoke alarms are compulsory and must be installed in residential buildings on or near the ceiling of every storey. What

More information

Churches and Schools Development Standards

Churches and Schools Development Standards Uses Code Provisions Site Development Standards RS-4 Sec.24-44 RD Sec. 24-45 RM-23 Sec. 24-48 Residential Single Family Residential Two- Family (Duplex) Residential Mid- Rise Multifamily (High Density)

More information

Rebuilding costs guide 2011

Rebuilding costs guide 2011 Introduction Underinsurance is a perennial problem for the insurance industry in general, particularly so in the case of building insurance. Costs do not remain constant over time, vary according to building

More information

Sergison Bates architects. 90 Masterplan for landscape and urban housing, Newham, London

Sergison Bates architects. 90 Masterplan for landscape and urban housing, Newham, London 90 Masterplan for landscape and urban housing, Newham, London 1 Client Barratt East London / London Development Agency Project duration: 005-1 Contract value: 10 million Gross internal area: 71,000m Housing

More information

The Chicago School AD 1880-1900... 1 2 Sites available for construction became increasingly rare and more expensive. Particularly true of the economic and administrative centres in the USA and, in particular,

More information

Residential design guidance: Roof extensions

Residential design guidance: Roof extensions Residential design guidance: Roof extensions Introduction Conversions of roof-space to useable accommodation can be a relatively cheap and effective way to extend residential property. However, roof alterations

More information

HOUSING STANDARDS POLICY TRANSITION STATEMENT IMPLEMENTATION: OCTOBER 2015. May 2015

HOUSING STANDARDS POLICY TRANSITION STATEMENT IMPLEMENTATION: OCTOBER 2015. May 2015 HOUSING STANDARDS POLICY TRANSITION STATEMENT IMPLEMENTATION: OCTOBER 2015 May 2015 MAYOR OF LONDON Housing Standards: Transition Policy Statement. On 25 March 2015 through a written ministerial statement,

More information

ARTICLE 887. PD 887. Valley View - Galleria Area Special Purpose District

ARTICLE 887. PD 887. Valley View - Galleria Area Special Purpose District ARTICLE 887. PD 887. Valley View - Galleria Area Special Purpose District SEC. 51P-887.101. LEGISLATIVE HISTORY. PD 887 was established by Ordinance No. 29032, passed by the Dallas City Council on June

More information

SECTION 5 RESIDENTIAL R1 ZONE

SECTION 5 RESIDENTIAL R1 ZONE SECTION 5 RESIDENTIAL R1 ZONE 5.1 GENERAL PURPOSE OF THE R1 ZONE The R1 Zone is the most restrictive residential zone, and provides for and regulates single detached dwellings. The zone variations are

More information

Format for scrutinising the Hill Station Building Applications ( Current File No. 24911/2001-HSBA) The application shall be accompanied by

Format for scrutinising the Hill Station Building Applications ( Current File No. 24911/2001-HSBA) The application shall be accompanied by Format for scrutinising the Hill Station Building Applications ( Current File No. 24911/2001-HSBA) 1 2 3 4 5 I. Tamil Nadu Districts Municipalities (Hill Stations) Building Rules 1993. Rules Required Available

More information

2. THE ARGUMENTS IN FAVOR OF THE HISTORIC CENTRE OF VIENNA AS A WORLD HERITAGE SITE. * The historical, architectural and cultural values

2. THE ARGUMENTS IN FAVOR OF THE HISTORIC CENTRE OF VIENNA AS A WORLD HERITAGE SITE. * The historical, architectural and cultural values 2. THE ARGUMENTS IN FAVOR OF THE HISTORIC CENTRE OF VIENNA AS A WORLD HERITAGE SITE * The historical, architectural and cultural values The Historic Center of Vienna represents an unique urban monument

More information

STAFF REPORT. December 20, 2004. North District Community Council. Director of Community Planning - North

STAFF REPORT. December 20, 2004. North District Community Council. Director of Community Planning - North STAFF REPORT December 20, 2004 To: From: Subject: North District Community Council Director of Community Planning - North Preliminary Report Respecting Revised Application OPA & Rezoning Application 01

More information

Introduction. Background

Introduction. Background Crown copyright and database rights 2011. 100019783. Strategic Intelligence 1/10 October 2011 Contents Introduction...2 Background...2 Main Mosaic Groups...4 Lower Super Output Area/Ward Breakdown...5

More information

BROWNSVILLE STRUCTURES STUDY. July 2012. Prepared by. LDA ARCHITECTS 33 Terminal Way, Suite 317 Pittsburgh, Pennsylvania 15219 1208

BROWNSVILLE STRUCTURES STUDY. July 2012. Prepared by. LDA ARCHITECTS 33 Terminal Way, Suite 317 Pittsburgh, Pennsylvania 15219 1208 BROWNSVILLE STRUCTURES STUDY July 2012 Prepared by LDA ARCHITECTS 33 Terminal Way, Suite 317 Pittsburgh, Pennsylvania 15219 1208 TABLE OF CONTENTS I. SUMMARY OF BUILDING ANALYSIS.. 1 II. INDIVIDUAL BUILDING

More information

Appendix "B" - Development Checklist

Appendix B - Development Checklist Appendix "B" - Development Checklist Page B INTRODUCTION The North Shore is a varied, compact and well-established combination of neighbourhoods. The diversity of services, residential accommodation and

More information

Article 20. Nonconformities

Article 20. Nonconformities Article 20. Nonconformities 20.1 PURPOSE 20.2 GENERAL STANDARDS OF APPLICABILITY 20.3 NONCONFORMING USE 20.4 NONCONFORMING STRUCTURES 20.5 NONCONFORMING LOTS OF RECORD 20.6 NONCONFORMING SIGNS 20.1 PURPOSE

More information

Development Management Report

Development Management Report Committee and Date Central Planning Committee 5 th April 2012 Item 13 Public Development Management Report Responsible Officer: Stuart Thomas email: stuart.thomas@shropshire.gov.uk Tel: 01743 252665 Fax:

More information

Rezoning case no. RZ15-08: Adam Development Properties, LP

Rezoning case no. RZ15-08: Adam Development Properties, LP PLANNING AND ZONING COMMISSION STAFF REPORT June 4, 2015 Rezoning case no. RZ15-08: Adam Development Properties, LP CASE DESCRIPTION: LOCATION: a request to amend the development plan of a previously-approved

More information

BY-LAW CONCERNING THE SANITATION AND MAINTENANCE OF DWELLING UNITS

BY-LAW CONCERNING THE SANITATION AND MAINTENANCE OF DWELLING UNITS CITY OF MONTRÉAL BY-LAW 03-096 BY-LAW CONCERNING THE SANITATION AND MAINTENANCE OF DWELLING UNITS As the municipal administration seeks to ensure that all Montrealers benefit from acceptable housing conditions;

More information

INTRODUCTION TO ZONING DISTRICT REGULATIONS

INTRODUCTION TO ZONING DISTRICT REGULATIONS INTRODUCTION TO ZONING DISTRICT REGULATIONS Classification of Zoning Districts Zoning districts in Dorchester County are categorized as Suburban Urban, Suburban Transition, or Rural. These districts are

More information

BEACON AVENUE URBAN RENEWAL PROJECT

BEACON AVENUE URBAN RENEWAL PROJECT BEACON AVENUE URBAN RENEWAL PROJECT City of Jersey City Adopted May, 1976 Block and Lot Updates August 6, 2012 Amended September 13, 2012 DIVISION OF CITY PLANNING Beacon Avenue Urban Renewal Project Table

More information

TRAVEL BEHAVIOR ISSUES RELATED TO NEO-TRADITIONAL DEVELOPMENTS A REVIEW OF THE RESEARCH

TRAVEL BEHAVIOR ISSUES RELATED TO NEO-TRADITIONAL DEVELOPMENTS A REVIEW OF THE RESEARCH TRAVEL BEHAVIOR ISSUES RELATED TO NEO-TRADITIONAL DEVELOPMENTS A REVIEW OF THE RESEARCH SUSAN HANDY University of Texas School of Architecture Goldsmith Hall Austin, TX 78712-1160 At first glance, it may

More information

On the instruction of Ros Goode & Roland Morgan, Joint Fixed Charge Receivers

On the instruction of Ros Goode & Roland Morgan, Joint Fixed Charge Receivers FOR SALE On the instruction of Ros Goode & Roland Morgan, Joint Fixed Charge Receivers Land at Teville Gate, Teville Road, Worthing, West Sussex BN11 1AZ ibrochure - www.cbre-ibrochure.co.uk/worthing ENTER

More information

Guidance on Householder permitted development rights

Guidance on Householder permitted development rights FORWARD CONTENTS CLOSE Guidance on Householder permitted development rights Circular 1/2012 CONTENTS BACK FORWARD CLOSE 1. INTRODUCTION 04 2. BEFORE STARTING 05 3. MAIN CONCEPTS 07 Principal elevation

More information

Licensed by the California Department of Corporations as an Investment Advisor Investment Newsletter May 2006

Licensed by the California Department of Corporations as an Investment Advisor Investment Newsletter May 2006 Licensed by the California Department of Corporations as an Investment Advisor Thailand: Focus on Koh Samui This is the fifth (!) newsletter in my series on Thailand. Prior installments (October to December

More information

Exhibit B. Property Acquisition and Disposition Division Residential Design & Performance Standards

Exhibit B. Property Acquisition and Disposition Division Residential Design & Performance Standards Exhibit B Property Acquisition and Disposition Division Residential Design & Performance Standards I. Introduction The Property Acquisition and Disposition Division ( PADD ) has developed design standards

More information

Newburyport and a New Urban Renewal

Newburyport and a New Urban Renewal Newburyport and a New Urban Renewal Kind of By PAUL J. MCGINLEY EXECUTIVE DIRECTOR, NEWBURYPORT REDEVELOPMENT AUTHORITY NEW kind of urban renewal proj- more than 25 feet high in any other part ect is taking

More information

31 Linden Lane Kirby Muxloe Leicestershire LE9 2EG

31 Linden Lane Kirby Muxloe Leicestershire LE9 2EG 31 Linden Lane Kirby Muxloe Leicestershire LE9 2EG 31 Linden Lane Kirby Muxloe Leicestershire LE9 2EG Newton Fallowell are excited to offer for sale this individually designed and unique three/four bedroom

More information

English Housing Survey Headline Report 2014-15

English Housing Survey Headline Report 2014-15 English Housing Survey Headline Report 214-15 Contents Introduction and main findings Section 1: Households Section 2: Housing stock Technical notes and glossary Introduction and main findings 1. English

More information

DENSITY AND PUBLIC SPACE AT BISHOP STREET

DENSITY AND PUBLIC SPACE AT BISHOP STREET DENSITY AND PUBLIC SPACE AT BISHOP STREET Niehoff Urban Studio Senior Planning Capstone Spring 2015 Justin M. Lightfield U N I V E R S I T Y O F C I N C I N N A T I Table of Contents Overview... 3 Design

More information

Vancouver s Housing and Homelessness Strategy 2012-2021 A home for everyone

Vancouver s Housing and Homelessness Strategy 2012-2021 A home for everyone Vancouver s Housing and Homelessness Strategy 2012-2021 A home for everyone A home for everyone Vancouver s Housing and Homelessness Strategy 2012-2021 Prepared by Context Ltd. June 2011 ACKNOWLEDGEMENTS:

More information

Nationally Described Space Standard technical requirements. Consultation draft. September 2014

Nationally Described Space Standard technical requirements. Consultation draft. September 2014 Nationally Described Space Standard technical requirements Consultation draft September 2014 1 Nationally Described Space Standard technical requirements 1.Introduction 1.1 This standard deals with internal

More information

A Model for Solving Informal Settlement Issues in Developing Countries

A Model for Solving Informal Settlement Issues in Developing Countries A Model for Solving Informal Settlement Issues in Developing Countries Bayram UZUN and Mehmet CETE, Turkey Key words: Slums, Informal Settlements, Upgrading Informal Settlements, Planning, Land Readjustment.

More information

Iowa Smart Planning. Legislative Guide March 2011

Iowa Smart Planning. Legislative Guide March 2011 Iowa Smart Planning Legislative Guide March 2011 Rebuild Iowa Office Wallace State Office Building 529 East 9 th St Des Moines, IA 50319 515-242-5004 www.rio.iowa.gov Iowa Smart Planning Legislation The

More information

LONDON BOROUGH OF BROMLEY STANDARDS FOR HOUSES IN MULTIPLE OCCUPATION (HMO) INTRODUCTION

LONDON BOROUGH OF BROMLEY STANDARDS FOR HOUSES IN MULTIPLE OCCUPATION (HMO) INTRODUCTION LONDON BOROUGH OF BROMLEY STANDARDS FOR HOUSES IN MULTIPLE OCCUPATION (HMO) INTRODUCTION 1. Minimum Standards: This document sets out the minimum standards required in HMOs located within the London Borough

More information

CITY COUNCIL PACKET MEMORANDUM

CITY COUNCIL PACKET MEMORANDUM CITY COUNCIL PACKET MEMORANDUM DOCUMENT: Final Plan and Final Plat SUBJECT: City Center Lenexa The Domain at City Center CONTACT PERSON: Beccy Yocham, Director of Community Development DATE: December 3,

More information