14_Residential Complex at Travessa das Dores | Gonçalo Byrne Arquitectos

NAME

Project title: Residential Complex at Travessa das Dores – Lisbon

Recommending party
The project has been submitted by: Gonçalo Byrne Arquitectos

LOCATION
Country: Portugal

City: Lisboa

Address: Rua da Escola Politécnica, 285

AUTHOR

Designer or design team architects: Gonçalo Byrne Arquitectos

DETAILS  

Plot Area: 430 mq

Gross Area: 1 720 mq

Of which residential: 70%
Public/communal areas: 30 %
Facilities for the public: 0 %
Business/trade: 0 %
Offices: 0 %

Number of residential units: 16
Typology of users: Other
Total building costs Euros: 1.029.425,33€ (+IVA 6%)
Building Cost = Total Bulding Cost / Gross Area: 1.029.425,33€ (+IVA a 6%) / 1 720 mq
Floor area ratio = Gross Area / Plot Area: 430 mq / 343 mq
Work started on date: Tuesday, 4th May 2010
Work completion date: Wednesday, 22nd April 2015

OWNERSHIP 

Promoter: Lisboa Ocidental, SRU
Allotment rule: Program for Agreed Rents of the Municipality of Lisbon
Reduction cost percentage compared to the market value:
– assignment:  0 %
– rent: 32.38%

ECONOMIC SUSTAINABILITY

Cost of construction max: The final cost of its construction was 1.029.425,33€.
Rental/sale cost compared to market price: 

T0 – 3 homes: rents between €186,00 and €188,00
T1 – 9 homes: rents between €253,00 and €296,00
T2 – 1 home: rent of €503,00
T3 – 2 homes: rent between €501,00 and €549,00
T3 – 1 home: granted by way of re-allocation to the former resident

The average value of the reduction is of 32.38% in relation to the market value, and was calculated based only on the homes assigned under the scope of the Program for Agreed Rents.

SOCIAL SUSTAINABILITY

Rules of allocation: There have been admitted all interested parties: natural persons, nationals and foreigners with a residence permit valid in Portuguese territory, over 18 years old, who are not subject to any of the following impediments:
a) To be liable to taxes to the Portuguese State;
b) To be liable to the Municipality of Lisbon;
c) To be or have in their aggregate elements that are owners or usufructuaries of housing in the city of Lisbon or, in case, they do not demonstrate legal impossibility of attending occupation of the same;
d) Have a household with a monthly income incompatible with an income that means a minimum effort rate of 10% and a maximum of 40% of the gross monthly income calculated;
e) To be a tenant or occupant of housing owned by the Lisbon City Council, except in those cases in which the lease to which it is applied is intended to replace the previous situation;
f) Making false statements.

The homes were awarded following a computer draw, held on 06/06/2016, by means of a two-year lease, renewable annually.
The lease agreements with the successful candidates are governed by the provisions applicable to rental contracts for free-rent housing purposes, in accordance with the New Urban Lease Scheme and the general civil lease scheme.
Protection of fragile categories: Households residing in the complex are of Portuguese nationality and, at the time of application, were mostly isolated individuals (73%), with a mean age of 37 years, male (60%), resident in Lisbon (56% ) and with an average yield of € 1,376.00.
The minimum and maximum values of the income of the households, currently residing in the enterprise, ranged between € 530 and € 2,900.
Involvement of inhabitants in the building process: There was only a technical monitoring, carried out through meetings with the residents and those responsible for the installation of the equipment to ensure the proper functioning of the same.
Community accompaniment in the life of the building: The management of the project was carried out in May 2017 for the municipal company GEBALIS – Management of the Lease of the Municipal Housing of Lisbon, EM, SA, with the aim of continuing the proximity management initiated by the Municipality and improving the connection of the enterprise to the community.

ENVIRONMENTAL SUSTAINABILITY

Functional mixitè: The complex is strictly residential.
Common spaces and shared living: The backyard was conceived for building dwellers common use and fruition, incorporating some greenery. Although being the building’s private exterior space, it also establishes several links with the neighbourhood’s public space through the cuts in the building’s mass.
The common circulations mixed with private exterior spaces promote social interaction.
Although conceived within a framework of low budget, controlled building costs, variations with different types of apartments (3 studios, 9 with one bedrooms, 2 with two bedrooms, 3 with three bedrooms) means more variety in the types of families living in the building, contributing to more social mixture.
Techniques and strategies for environmental saving: The project, promoted by the SRU (Urban Society for Rehabilitation of the Municipality of Lisbon), is innovative in relation to renewable energies, it counts with:
– Solar panels for water heating;
– Minimizing hot water ducting and ducting insulation to reduce heat loses;
– The use of natural ventilation for the dwellings and common spaces, and circulations open to the exterior;
– Building insulation and reduction to the fullest extent possible of thermal bridges;
– Windows frames with thermal breaks and outer windows blinds with thermal insulation, minimizing thermal weak spots.

Description of the project: 

The western zone of Lisbon is characterized by its enviable geographical position, with open exposure to the South and wide visibility for the Tagus River.

In spite of the potential inherent in this privileged geographical situation, the Ajuda area is currently characterized by a strong duality between an urban fabric with a valuable coexisting cultural heritage and a degraded building and disconnected urban spaces. The need to architecturally and functionally requalify this disqualified building complex, thus promoting the integration of the dissonant elements and guaranteeing the improvement of the conditions of habitability and salubrity.

The building in question forms part of an urban complex to be totally demolished for the construction of a low-cost re-housing building. The proposal is developed intending to give continuity to the existing street front, having the main facade in the alignment of the buildings at the top of the street and configuring the closing of the block.

The existing building, mostly with a 3-storey building, allows the construction of a 3-storey building and a broken building along 3 buildings along the steep slope of the street. The built front is also tore transversally by 3 voids, which allow the visual permeability to a street that is intended green, and that allows to transpose to the public space the idea of a green space.

The required reduced dimensions and the typological diversity conditioned the option for a solution of access distribution through three points, one of them equipped with a lift. In the basement, private parking is guaranteed to all the dwellings, being the access made by means of ramp from the Southeast side of the building, next to the contiguous side.