URBAN REVITALIZATION OF MASS HOUSING
International Competition for Students and Recent Graduates
Competition report - FR-IVR-564
Photo credits : : Marie-Pierre Dieterlé, Emmanuelle Pichelin, 2011, « Si t'es d'ici, portraits d'habitants, Reflet(s) de
la cité Gagarine-Truillot», 2011
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Sponsored by
Table of contents
Table of contents .......................................................................................................................................... 3
Acknowledgments......................................................................................................................................... 4
Introduction .................................................................................................................................................. 5
1.
2.
National Context Analysis ..................................................................................................................... 6
1.1.
The French context ....................................................................................................................... 6
1.2.
Urbanisation.................................................................................................................................. 6
1.3.
Formal Housing ............................................................................................................................. 8
1.4.
National Housing Analysis ........................................................................................................... 12
City Context Analysis ........................................................................................................................... 13
2.1.
Urban Context ............................................................................................................................. 13
2.2.
Mass Housing .............................................................................................................................. 13
2.3.
Urban Analysis ............................................................................................................................ 13
4.
Challenges to be addressed in the locality ......................................................................................... 17
5.
Innovative Concepts............................................................................................................................ 18
5.1.
Advocating for a « Staying and Path” policy ............................................................................... 18
5.2.
Urban Design............................................................................................................................... 19
5.3.
Economic stimulation.................................................................................................................. 19
5.4.
Social integration ........................................................................................................................ 21
5.5.
Environmental improvement ...................................................................................................... 23
5.6.
Governance and partnership ...................................................................................................... 24
1.6 Further Research ................................................................................................................................... 27
BIBILIOGRAPHY ........................................................................................................................................... 28
Acknowledgments
We would like to kindly thank all the persons who have contributed to our work, especially: our
professors Christine LELEVRIER and Sonia GUELTON. The inhabitants of Gagarine estate, Romain
MARCHAND, deputy mayor of Ivry-sur-Seine, Isabel DE BARY, head of a local association and Yvette
BRUNEAU THENARD head of local theatre troupe.
Urban revitalization of Mass housing International competition
FR-YVR-564-Report
Introduction
Urban revitalisation of mass housing: human life is at the core of the question
To introduce our proposol, we need first to take a careful look at the keywords which structure the debate.
Revitalization: The word “revitalisation” stems from the Latin word “vita” which means life. Indeed the purpose of
this competition, as we understood it, is to provide mass housing neighbourhood with a better life. This underlies
the fact that behind the reference to physical a place with the expression “mass housing”, the people living in these
neighbourhoods as well as all the people taking part to the life of these districts, are the veritable aim of this
competition. People or place? This provocative question, summing up the complexity of urban politics, is still the
name for a very controversial debate on the right way to deal with the issues faced by deprived districts. The frame
of this debate was set in France by urban sociologist Jacques Donzelot in a 2003 book comparing urban politics in
the US and in France1.
Urban: in 2007, for the first time, human kind has become in majority urban2: the percentage of city dwellers has
for the first time in History reached over 50%. In France, the proportion is already of 86% 3 . This new deal
enhances the close relationship between societies and cities, almost merged together. It is significant to that
matter to notice the role of urban places in the political movements that recently occurred in Arabic countries to
the point where authoritative French newspaper Le Monde issued in 2011 an article entitled: “Quand la rue Arabe
sert de modèle au Nord”, (literally: When the “Arab street” becomes a model for the North) equating the society
and the street. For this reason, it is more important than ever to innovate in the field of urban politics. With the
phenomena of metropolisation and processes like gentrification, the question of poverty and cities has become the
locus of social struggles. Movements claiming the right to the city broke out all over Europe, Particularly in social
mixed cities, such as Berlin or Marseille.
Mass housing: The designation used to qualify social housing districts range between cold technical terms (grands
ensembles, ZUS, ZEP.) to politically correct expressions (quartiers défavorisés, quartiers sensibles, les quartiers).
Under the ideal principle of republican equality, France has been voluntarily avoiding ethnic categorisation and
statistics. This ideological refuse, as admirable it may be, entailed the use of detours, confusions and proxies. The
focus on the neighbourhoods is in fact a way of addressing social and ethnic issues.
Sustainability: this word refers of course to the worldwide spread concept of sustainable development promoted
in the “Bruntland report” issued in 1987 by the United Nations World Commission on Environment and
Development. In spite of many critics since, this concept is still thriving in the different fields of human activities.
More recently, the use of the only word “sustainability” started. This shows, according to us, on one hand a sense
of emergency of sustainability before development and on the other hand, it is a way to dispose of the
controversial concept of development. in the original definition, the ideas of needs and limitation were at the core
of the concept. Regarding urban districts, sustainability requires a good knowledge of the needs, not only of the
inhabitants but of the whole city and society. The lack of understanding of the actual meaning or function of these
districts in the urban system is according to us a major factor of the failure of many policies.
What is more sustainable than life itself? Organic creatures constantly adapt and reuse everything. They interact
with their environment according to a survival pattern. Human life, at the scale of the individual life cycle as well as
at the scale of the generations, should be targeted by sustainable policies. There are of course different ways to
define the environment including less anthropocentric ones. However, in a period of scarcity and emergency, it
would be more efficient to put humans at the centre of sustainability. In developing a real sustainable policy, the
natural resources and environment will necessarily be highly preserved, because human, as organic creatures
require a high quality living environment.
1
Donzelot J. et alii, 2003, “Faire société : La Politique de la ville aux Etats-Unis et en France”, Seuil
2
World Bank database, http://data.worldbank.org/indicator/SP.URB.TOTL
World Bank database, http://data.worldbank.org/indicator/SP.URB.TOTL
3
5 - 32
This brief overview points out the fact that deprived districts have become the locus for a meaningful debate about
social cohesion, distribution of economic value and urban amenities, sustainability, inequalities, living environment.
Undeniably, human life stands at the core of the issue of revitalisation of mass housing. Therefore, we will develop
in the following part our proposal for urban revitalisation of mass housing district: “the staying and path policy”.
1. National Context Analysis
1.1. The French context
National Context
Population and GDP
In 2012, the population in mainland France and the French overseas territories was estimated at 65.5 million
inhabitants4. In 2012, the annual population growth rate of France was 4.7‰, which is higher than the
rate measured in the European Union5.
Annual population growth rate in 2012
France
European Union (28 countries)
(million)
(‰)
64.05
498.67
4.7
2.2
The national GDP of France in 2012 was 2 452 315.96 USD6.
National GDP in 2012
(million USD)
Percentage change
on previous period
2 452 315.96
15 934 325,83
0.0
-0.4
(million USD per
capita)
Percentage change
on previous period
37 418.71
31 317,83
-0.5
-0.7
France
European Union (28 countries)
The GDP per capita of France in 2012 was 37 418.71 USD.
GDP per capita in 2012
France
European Union (28 countries)
1.2. Urbanisation
National Urban Policy and Land Act
The first national policies regarding urbanism were undertaken in France in the context of the First and
Second World War. In 1919, the first urban act, “Le Cornudet” act7, makes it compulsory the production
4http://www.insee.fr/fr/themes/detail.asp?reg_id=0&ref_id=bilan-demo&page=donnees-detaillees/bilandemo/pop_age2b.htm
5
http://epp.eurostat.ec.europa.eu/tgm/table.do?tab=table&init=1&language=fr&pcode=tps00006&plugin=1
6
http://epp.eurostat.ec.europa.eu/portal/page/portal/national_accounts/data/database
7
Loi Cornudet du 19 mars 1919
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of planning, embellishment and extension maps in strategic cities. In 1943, the requirement of building
permits is extended to all cities.
At the end of World War II, urban planning becomes a national priority as the country faces large scale
urban issues. The need for housing is massive due to the war damages and the concentration of
population coming from the countryside or refugees.
In 1958, a decree8 creates a status for specific areas where urbanisation was to be carried out in priority:
the Zone à Urbaniser en Priorité (ZUP). The construction of the mass housing districts are the result of
this policy.
In 1967, the “Loi d’Orientation Foncière” act9 defines precisely the land use regulation system. It creates
a set of mandatory schemes and their implementation by public institutions. In 2000, this system is
transformed and modernised by the “Solidarité et Renouvellement Urbain » act, so-called “loi SRU”
act10: solidarity and urban renewal act. Land use is organised through 2 major mandatory documents:

The “Plan Local d’Urbanisme” (PLU): local urbanisation scheme. It is the main tool of urban
policies. It is produced by municipalities or joint association of municipalities. This document
sets the general rules and restrictions on land use. It is legally binding.

The “Schéma de Cohérence Territoriale” (SCoT): territorial coherence scheme. This scheme is
designed by one or many joint associations of municipalities. The aim is the enhancement of
sustainability in urban planning at a larger scale than the city. This document is not legally
binding.
The “Loi SRU” act is attached to this report. It is available for download at :
http://www.legifrance.gouv.fr/affichTexte.do?cidTexte=LEGITEXT000005630252.
Regarding the national urban policy, a bill has been debated the 22th of November in Parliament. The
bill will next go before the Senate in January 201411. This law aims at reducing the inequalities endured
by the inhabitants of deprived areas. It includes: fighting against discrimination based on the place of
residence, strengthen the involvement of local residents, through citizen councils, promote social mix
and foster the introduction of local policies on heritage at the district scale. The policy framework is
threefold: simplification of the tools, focus on the most deprived areas and a co-construction approach
aiming at the involvement of local inhabitants.
Urban Population
8
Decree # 58-1464 du 31 décembre 1958
Law # 67-1253 dite « d’orientation foncière » (LOF)
10
Law # 2000-1208 du 13 décembre 2000 relative à la solidarité et au renouvellement urbains
11
http://www.ville.gouv.fr/?politique-de-la-ville-le-projet-de
9
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In 2007, the urban population in France was estimated at 47 883 000 persons which represented 77.5% of the
total population.
Urban population in 2007
Urban population
Rural population
Total
(%)
47 883 000
13 912 000
61 795 000
77.5
22.5
100
In 2013, 17 000 people, including 4 300 children, lived in about 400 slums12 in France.
(‰)
Slum population in 2013
Slum population
Total urban population
17 000
47 883 000
0.36
1000
The urban population is calculated with the data of the population census. According to the most recent
census (1999 and 2007), the annual urban population growth rate is 1.04% in mainland France13.
The inter-ministerial delegation for the housing of homeless and under-housed people (DIHAL14) is in
charge of producing the annual slum population growth rate. This value is not available as the statistics
have only started in 2013.
According to the “Housing statistics in the European Union, 2005-200615”, in France, the definition of a
dwelling is “a separate and independent housing unit. Mobile units such as caravans and boats are not
considered as dwellings.” In the same document, the definition of a vacant dwelling in France is “an
accommodation available for sell or letting or a new dwelling which is completed but not yet occupied at
the date of the survey. This includes a routine vacancy.”
In 2012, the overall number of vacant housing units is 2 359 000 units which represents 7.1% of the total
housing stock16.
Number of vacant housing units in 2012
Vacant housing units
Total
(%)
2 359 000
33 192 000
7.1
100
1.3. Formal Housing
Legislation and regulations
The Ministry for Territories, Equality and Housing is responsible for housing policy. However the Ministry
for Sustainable Development also plays an important role because it is responsible for example for the
creation of tax incentives to promote the construction of new housing.
12
http://www.lemonde.fr/societe/article/2013/09/27/en-france-17-000-personnes-vivent-dans-desbidonvilles_3486302_3224.html
13
http://www.insee.fr/fr/themes/document.asp?ref_id=ip1364
14
http://www.territoires.gouv.fr/
15
Federcasa, Italian Housing Federation
16
http://www.insee.fr/fr/themes/tableau.asp?ref_id=NATFPS05201&reg_id=0
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There are many institutional tools and sectorial documents which participate in framing housing policy in
France.
The reference-document which tackles the issue of housing is a national act : « LOI no 2000-1208 du 13
décembre 2000 relative à la solidarité et au renouvellement urbains ». However this act is known as the
SRU act, which stands for Solidarity and Urban Renewal. It was issued in 2000.
In France the strategy is to maintain an abundant supply of social housing, contrary to other European
countries which have started to sell them to private owners. This strategy was set by the SRU act which
also contributed to set social mix as an important goal. To achieve maintaining social housing within a
social mix context, it is compulsory for all municipalities to comprise a minimum of 20% of social housing.
The non-respect of this standard entails the payment of heavy fines.
France has a National Building Code (see Annexes).
Housing supply and demand
In mainland France, the total number of existing housing units is evaluated at 33 192 000 in 201217.
Housing stock in 2012
Individual homes
Collective housing
(apartments)
Total
15 725 000
1 109 000
1 819 000
18 653 000
11 955 000
1 249 000
1 334 000
14 539 000
27 680 000
2 359 000
3 153 000
33 192 000
(mainland France)
Principal residence
Vacant housing units
Secondary residence
Total
The annual supply of new housing18 is evaluated by Insee (the French national institute for statistics)
using the national construction permits database.
New housing construction in 2010
Total
(mainland France)
(rural municipalities excluded)
Individual homes
Collective housing
Total
107 433
136 577
244 010
Each year, housing units are provided by different means (new construction, purchase of flats,
agreements). The following table gives the amount of units produced by type of clients:
Housing supply in 2007
Total
(%)
83 300
14
(mainland France)
Public sector: social housing
17
18
http://www.insee.fr/fr/themes/tableau.asp?ref_id=NATFPS05201&reg_id=0
http://www.insee.fr/fr/themes/tableau.asp?reg_id=0&ref_id=NATSOS05202
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Private sector (property developers)
Individuals
Total
(including 91% of
new housing units)
404 600
107 100
595 000
68
18
Source: Driant, 2009.
The following table shows the housing types. It appears that the most frequent tenure status is
ownership. It is a trend that has increased a lot since the fifties. In France, the statistics are provided per
flats or individuals houses and not for block of housing (buildings, condominiums, etc.)
Housing types in 2012
Total
(%)
16 109 000
4 733 000
6 089 000
747 000
27 680 000
58.2
17.1
22.0
2.7
100
(mainland France)
Ownership
Rental (social sector)
Rental (private sector)
Others status ()
Total
According to the actual French Government19, in 2012, there are 1.7 million demands for social housing
waiting to be fulfilled.
According to Fondation Abbé Pierre, a charity organisation which focuses on housing for deprived
people, there are 800 000 persons lacking a decent accommodation.
The data regarding the average waiting period for social housing is very sensitive and thus difficult to
obtain. It depends on the local housing market. To give an idea of the waiting period in the social sector:
in the case of Paris, the waiting period considered legally as abnormally long is 6 years!
Housing finance
Social housing is financed by several stakeholders including public authorities such as the national State as well as
territorial institutions (the region, département and municipalities), private companies (through taxes) and public
banking institution.
Financing of social housing, source: DRIHL20
19
http://www.gouvernement.fr/sites/default/files/fichiers_joints/sig-infographie-logement-une-priorite-dugouvernement.pdf
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The financial institutions are collecting companies. There are public-private associations in charge of collecting tax
dedicated to social housing finance so-called “1%-logement”.
The government has an important role in social housing financing as it is the main stakeholder of most privatepublic banks involved in the process.
o Modality of financing access to housing units:
There is no rent control law properly speaking. However a 2013 act “Duflot act” creates a control on the increase
of rents between two different renters.
Mass housing
o Does your country have a mass, social or public housing policy?
The social housing policy is well-developed in France. Each municipality must have at least 20% of social housing.
o

Does your country have mass, social or public housing programmes? If so, for each programme, provide
the following:
The most important one is the PNRU (National Urban Renewal Programme). The National Urban
Renewal Agency (ANRU) is in charge of the PNRU, the objective of which is to renovate 530
neighbourhoods by 2013, with a total investment budget of nearly €40 billion. ANRU was
created to simplify the measures taken by local authorities and social landlords interested in
promoting complete renovation projects within their neighbourhoods.
o Total population housed in mass/social/public housing
According Insee, in 2010, there were 9 599 007 people living in social housing, which is around 15% of the total
population.
Breakdown of population by occupational
status in 2010
people
%
38 361 248
13 669 846
9 599 007
1 497 224
63 127 324
61%
22%
15%
2%
100%
(France)
Private home-owners
Private housing renters
Social housing renters
Other
Total
Source: Insee
o The ownership patterns in mass/social/public housing.
The total number of social housing is accommodation: 4 652 300 units.
Social housing, 2010
%
(France)
Government owned (so-called
OPHLM)
Owned by private social enterprises
Owned by mix private public firms
Other
20
47,2%
42,2%
7,7%
2,4%
http://www.drihl.ile-de-france.developpement-durable.gouv.fr/le-logement-locatif-social-qu-est-a1273.html
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Sold to tenants
Total
0%
100%
Source: Insee
1.4. National Housing Analysis
The following part analyses the access to adequate housing in France in terms of weaknesses, challenges and
strengths and opportunities.
o Weaknesses:
Even in private housing rental market, tenants can be forcibly evicted only after a long and process for serious
reasons, such as not paying the rent for a long period. However this results in difficulties in access to a rental
agreement as the owners apply strict requirements. This favours the growth of black market especially in cities
where the housing stock is insufficient.
Since 2000, the increase of land costs has been particularly high in France, especially in large metropolitan areas.
Municipalities rarely possess land stocks.
Regarding Infrastructure and Basic Urban Services, inequalities in terms of access mostly concern social mass
housing neighbourhoods. Rural municipalities lack connection and services too however their inhabitants are
usually more mobile.
Some of the mass housing buildings of the 1960’s are facing problems due to a bad quality of construction as well
as a lack of maintenance. Ethnic discrimination is one the most important critics in France, not only in the private
housing rental market but also in social housing. Many studies have proven that public housing institutions use
discriminative practices.
o Challenges:
The fragmentation and superposition of territorial and planning institutions makes addressing issues at the
metropolitan scale difficult.
The high diversity and number of stakeholders involved in public policy making in the field of housing generate
difficulties in communication.
o Strengths:
Social housing has a long tradition in France. For this reason, the supply is relatively high compared to other
European countries. There is a diversity of organisations in charge of housing. There are some acts which promote
access to housing. Moreover discrimination (including housing) is tackled by an institution which is independent
from the State (le Défenseur des droits).
o Opportunities:
There exist tax incentives in favour of private investments in the new construction market. This represents an
important engine of the housing production.
Regarding private housing, the tax incentives targeting middle-class households should be kept and enhanced
because they have proven to be efficient. Regarding social housing, public institutions should work more with the
private sector. Financing strategies using public funds to create multiplier effects should be sought. Moreover
social enterprises should be promoted in order to manage a greater part of the social housing than they do for the
moment.
The priority of the national government should be to focus on residential trajectories. This means to create a
situation where households can easily move. The most efficient way to achieve this goal would be to increase the
supply of affordable and good standards housing.
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2. City Context Analysis
2.1. Urban Context
The city we have selected is Ivry-sur-Seine. It is located in the Val de Marne “département” (#94) and in
the Ile-de-France region.
Its total population within official city boundaries was estimated at 57 25421 inhabitants in the census of 2009.
o
Slum/Informal Population
 Absolute number: around 250 people which represents 0,3 % of the total population.
 Annual urban population growth rate (%): +10% de 2000 à 2010, which makes an average annual rate
of 1%. Source : municipality of Ivry-sur-Seine
 Annual slum population growth rate (%): unknown.
2.2. Mass Housing
o
o
Does your city have mass, social or public housing programmes? If so, for each programme, provide the
following:
 Name of programme: Cité Gagarine-Truillot
 Date started : 1958-1960 (Gagarine Estate). Source : Anru
 Dated ended: 1963 (Truillot). Source : Anru
 Total number of units planned within the programme : 383 apartments in the Gagarine estate and
another 269 units for the Truillot estate. Total figure: 652 units. Source : ANRU
 Total number of units constructed to date: 652 units
 Total population housed in the programme : unknown





Nom du programme : Cité Maurice Thorez
Date de début : 1952 source : http://www.ivry94.fr/
Date de fin : 1953 source : http://www.ivry94.fr/
Nombre total d'unités prévues dans le programme : 399 units source : http://www.ivry94.fr/
Nombre total d'unités construites à ce jour : 399



Nom du programme : Cité Pierre et Marie Curie
Date de début : 1960 source : http://www.ivry94.fr/
Date de fin : 1963 source : http://www.ivry94.fr/
What are the ownership patterns in terms of:
 Government owned (%):56,4 % of the population are renting a social housing (INSEE 1999°
2.3. Urban Analysis
The City of Ivry-sur-seine support the citizens to find an accommodation. Nevertheless, the majority of the
inhabitants of informal settlement do not have this support and the right to housing is not used. The
municipality is actively willing to keep its local population and the social and ethnic diversity.
Ivry-sur-seine is a city where low income people live. Gagarine Estate is well located and people enjoy the
possibility to reach easily anything they need by feet. Nevertheless, some bad uses of the estate make life
difficult and blacken the reputation of Gagarine. Sometimes problems come more from uses than buiding. In
21
http://www.insee.fr/fr/bases-de-donnees/esl/comparateur.asp?codgeo=com-94041
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this case both are partly linked. The asset of Gagarine is its accessibility in term of transportation and money.
Cheap rent are very rare in the first belt of Paris. In these conditions we can say that inhabitants are lucky lo
live there. The majority of the population have been here for a long time. The interviews that we engaged
showed that the most important thing in Gagarine is the solidarity between people. The demolition would
erase the building but not only. It would break all the relationship that took time to weave and which is not
visible in this deprived but not dangerous neighbourhood. The direction that we propose is based on the
ability of people to take part to the evolution of their daily life : empowerment. We would like to give the
possibility to the inhabitants to choose their future : moving, staying, transforming their apartment, starting a
new activity. In a social aspect, the combination cheap rent plus intense social relationship is a good point for
the creation of associations for solidarity in Gagarine. It can be an entry on the path of smooth cohabitation
and respect. Moreover, it brings self confidence to people who sometimes suffer from discriminations.
The local government could avoid the demolition of Gagarine in order to keep low rent in the city-centre and
to avoid an upsetting situation for the population. We defend the possibility for the local population to stay in
the city-center and thus exercise their right to the city. A politic of empowerment is probably a first step
towards sustainability. Since too many people suffer from the lack of housing (homeless, inhabitants of slum
and caravan) demolish is not reasonable. The solutions have to be found from the daily experience of the
population and then by the mean of material intervention.
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3. Mass housing locality Analysis
Identify the key institutions and organizations involved in the mass housing locality
The municipality of Ivry-sur-seine, the National Agency for Urban Renewal, The National Committee for
Housing which represents the inhabitants.
o
Housing stock of the selected competition locality
 absolute number of housing units : 3152 units
 % of the total housing units in the programme: 269
o
What is the typical layout or grouping of housing blocks? Please provide a description with an
accompanying image (.jpeg) or sketch.
Housing blocs are situated according to an axis NW/SE, parallely to the railways. One of them has the
shape of the letter T. An older one is from the early XX th and is the smallest.
o
o
o
What is the percentage of built up areas vs open spaces? 26%
o
Describe the socio-economic demographics of the mass locality in terms of:
85,6 % French people
14,4 % Foreigners (INSEE 1999)
37,8 % are single household (INSEE 1999)
40,5 % have no diploma
41,8 % have a professional diploma inferior to the Baccalauréat
7,4 % have the Baccalauréat
5,6 % have a 2 years post Baccalauréat Diploma
4,7 % have a Diploma from University (INSEEE 1999)
 Types d'emploi / industrie
1,3 % Retailers, Freelancer
4,5 % Managers, leaders, Exevutives
9,0 % Intermediary professions
14,7 % Employees
10,4 % Workers
27,3% Retired People
32,9 % No activities : Children, Students (INSEE 1999)
 income
14 171 euros
 distance to work
34,6 % work in Ivry
64,5 % work in the urban unity (municipalities arround)
18 % work elsewhere in the same Department (Val-de -Marne) (INSEE 1999)
 transportation mode
3,8 % no transportation
16,4 % walk only
69,1 % just one transportation : 2,7 % motocycle, 27,8 % individual car, 38,6 % public transportation
10,8 % several transportation
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o
average size of the rooms
9,7 % have 1 room
28,9 % have 2 rooms
41,5 % have 3 rooms
13,9 % have 4 rooms
4,8 % have 5 rooms
1,1 have 6 rooms and more (INSEE 1999)
Services : convenience shop, drugstore, bookshop, copyshop, restaurant
Assets : Accessibility : Suburban Express Train, Metro, bus, Free Service Bicycle, next to Postoffice, City
Hall, Cinema, green spaces, City stade
 rent per month : for 3 rooms : 600 euros (Interview with the manager of the convenience store)
o
o
o
Drawbacks
Nuisance due to the railways : train each 2 minutes (Interview with inhabitants)
Discomfort due to bad use of the corridors and lift : smell of urine.
The lifts are often broken.
People throw garbages through the window.
Structure :
 Reinforced concret and layer of clay bricks on the wall.
The housing estate is very well located for the urban uses.
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4. Challenges to be addressed in the locality
o
Challenges:
The principal issue for the municipality is to guarantee the right to the city (above all affordable rents) for the
population of low revenues on its territory, especially in the Gagarine estate.
The state should support the municipality financially to tackle the task to guarantee the right to the city for the
deprived part of the population. The ANRU (national agency for urban renewal), for the spatial aspects, as well as
the ACSE (national agency for social cohesion), for the social aspects should attribute financial means to renovate
the Gagarine estate and improve the existing life quality.
The renovation of the Gagarine estate should comply with the environmental norms put into effect in France. One
of the major strong points of the estate is its position at the very centre of the town, near public transports. The
revitalisation of the mass housing in the already existing urban fabric is a challenge that shoud be tackled for the
futur of the environment.
It is the municipality, supported by the state, to pilot the project – politically and financially. The public authorities
should defend the principle of general interest and the needs of the most deprived populations. The latter should
be at the heart of the decision process. Their participation is necessary.
o
Weaknesses, for example:
The municipality of Ivry-sur-Seine is a territory that has been welcoming low-income populations since several
decades – as have been many other municipalities of the inner ring of the Paris suburban area.
o
Strenghts
The municipality of Ivry-sur-Seine borders Paris, which makes it an attractive territory. Its land cost, however, is still
affordable. Several big scale urban projects will increase the value of the territory in the years to come.
o
Opportunities
Ivry-sur-Seine is well connected by the underground and the suburban trains, making the distance to Paris, a
dynamic source of work opportunities, shrink to 10 minutes. The public facilities of Ivry are numerous and of high
quality. Another asset is the proximity to the Seine river
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5. Innovative Concepts
5.1. Advocating for a « Staying and Path” policy
We advocate for a policy that holds deprived districts not as problems by themselves but as opportunities to host
migrants and socially deprived population and to provide them with the highest access to social and spatial
mobility. As these areas are structurally part of the urban process, we believe that an efficient policy should aim at
easing the presence of its inhabitants and offer them ways to social and residential mobility.
This is a policy of staying (living environment, housing, school) and path (equality, job opportunities, mobility,
health care and professional training). The fight against discrimination in all aspects of life and for all citizens is at
the core of this policy. Indeed we consider, as French geographer Daniel Béhar22 puts it, that districts may appear
as the scale of the problem but they are in fact not the scale of the solution.
The concepts that we will develop in the following text have two main goals: enable social and spatial mobility, and
provide the mass and social housing districts with a greater, and constantly improved, quality of life that is
beneficial for its inhabitants, its surroundings and the society in its all, including the economic fabric. For this
reason, the ideas we propose are not necessary related to social house or focused on the local scale.
Acknowledging the role and necessity of poor districts
The first step to revitalization should be for us the acknowledgement of deprived districts as part of cities,
understood not just as physical places but as a never-ending urban process. Deprived districts represent a
resource, not only for their inhabitants, but for the whole city and society. For this reason, such policies claiming
that they aim at “ending up with ghettos” are not only bound to fail but may be produce stigmatisation.
Providing sustainability for different targets
Improving deprived districts to make them more sustainable targets different scales at the same time: quality of
life of the inhabitants and their children, social cohesion, economic dynamism.
Although western economies have become service-led, the economic dynamism of the centre still requires lowskilled workforce. Without it economic growth cannot be sustained and that is why immigration from poorer
countries is still very important developed western countries. In France, there are already some field of the
economy which suffer from the lack of workforce, such as logistics.
22
Béhar D., 2011, Quelles pistes nouvelles pour lutter contre la pauvreté dans les territoires ? in Cinquante
questions…pour les cinquante ans à venir ?, Les cahiers de l’IAU Idf, « 158, juin 2011
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5.2. Urban Design
Inside the buildings
The inner-quality and comfort of the apartments is often great and still better than most of private housing stock.
Most of the time, the average size of the rooms is higher than it is in newly constructed buildings. The weakness is
to be found of course in the absence of phonic and thermal insulation. The standards were very poor at the time
the buildings were built, when energy was quite cheap.
Furthermore the buildings still comprise large flats. Conversely to a common thinking, the need for large flats is
still greater than the need for one or two-rooms-apartments.
However the commons are a very frequent issue in mass housing buildings. The original layout often comprise very
long dark corridors, crossing entry halls, stair-cases shared by too many tenants (in Gagarine, there are two staircases for 150 apartments).
The disorganisation of the inner spaces of the buildings is fully part of the urban issue. Not only it generates
concretes negatives behaviours (garbage stocking and throwing, urinating, spots for traffic and squatting) but it
contributes to the negative image of the district and enhances thus the symbolic rupture between these districts
and the rest of the city. This bad image entails vacancy, a feeling of unsafety and deters the private investors from
the area.
5.3. Economic stimulation
Transforming mass housing blocks into business premises
In our locality, the proximity to the railway tracks creates a noise pollution that impairs the quality of life of
inhabitants. Even with double glazing or phonic insulation, it would remain an important drawback because
inhabitants cannot open their window. For this reason, it occurs to us that it is important to acknowledge that the
housing usage of the building is not anymore acceptable regarding modern living standards and expectations.
On the other hand the view is outstanding and the building is five minutes’ walk from the train or metro station.
Transforming the part of the building which faces the railway tracks is an opportunity that should be sized in order
to create economic stimulation, create mix-used facilities, offer cheap premises to small businesses, change the
image of the district and enhance the residential economy by bringing more potential clients.
Concentration of businesses
One typical mistake is the spreading of urban services. In fact services, public facilities and shops should be
gathered along commercial main streets. The urban design that we propose builds on the present commercial
street of the area. In fact businesses tend to gather together because they want to benefit from human and
technical capital. Plus this process generates positive externalities from economy of scale.
Developing teleworking opportunities
Among the activities that could enhance the residential economy is the creation of offices for teleworking.
Telework is not a revolutionary concept however it is still almost undeveloped in France: according a 2004 Insee
survey, only 2% of the working age population use telework, which is half the European average.
It is possible to promote telework as a public policy tool to foster economic dynamism involving at the same time
private firms, individual citizens and local elected representatives. We name this tool a “productive forum” because
the idea is to create a public facility where different professionals can meet, share and work. We believe that
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whether it is industrial, services, consulting or creative, work is a value that is part of the identity of people,
together with the sense of belonging shared by residents of a same city.
The concept is to create a facility allowing telework with standards high enough to convince employers to pay for it.
For some companies, like lawyers cabinets, engineering firms, human resources are the most precious resources
and in metropolitan areas highly skilled executives are difficult to keep. Plus these executives tend to make long
distance commuting trips. For this reason, offering the possibility to stay in their cities at least once a week is a
service that firms could be interesting in as a comparative advantage. These firms would have to pay directly the
community for the service. This service would be open to any resident of the city.
The telework facility would also be opened, for affordable costs, to self-employed (auto-entrepreneurs), freelance
workers of the creative industry (architects, designers, etc.). Among this type of professionals, different categories
of age can be found: from retired people working under the auto-entrepreneur status to young freelance designers.
Beside this telework facility, there would be premises dedicated to craft, micro-industrial activities, retail, art and
creative workshop, associative rooms, premises to sell short-cycle local products….
The users of this facility are potential clients for local retail shops and services and their presence will enhance
economic dynamism.
Thus this “productive forum” allows:






a positive impact on transportation network,
a better quality of life for teleworkers,
an affordable supply of premises for trading and productive activities,
the enhancement of the potential clients in the area,
the meeting of people, highly skilled professionals, potentially creating innovation and
the enhancement of personal attachment to the city of residence.
Developing jobs located inside apartments opportunities
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Only few studies can be found on jobs that are actually created in housing units, such as doctors’ offices, lawyers’
offices, child-care, personal teachers, etc. In social housing, it is not easy for a tenant to create and register a
professional activity in his/her flat. There are many administrative barriers and mistrust. However it is a shame
because many people with law educational background may have the desire to create their own job. In the field of
services noticeably, some associations have obtained good results in promoting this kind of activity: hair-dressing,
traditional food delivery, language teaching, etc. In many deprived districts, interpersonal relationships create a
strong basis for the development of trade activities.
Enhance the visibility of the economic fabric: getting firms and the population closer
Frequently the expression “economic fabric” is used to designate firms in a particular area. But in fact, firms are
more like isolated entities, all the more in deprived areas. Although they may be part of specialized organisations,
they are not enough interacting with their local environment.
Firms are not included enough in the general and public landscape, in spite of the major role they play for the
territorial development and welfare of the people. Moreover there is also a barrier between the public institutions in
charge with business and the public institutions in charge with workers, social issues.
It is necessary to make these separated worlds closer. Visibility enhances knowledge and creates opportunities for
interaction. Firms should be brought to the light to the inhabitants, so to exist and be considered as key players
and part of the strengths of the localities. There should be an image study and some actions taken to enhance the
relationship between the inhabitants and the firms: include firms in the map of tourism, create an “open door” day
or a festival focusing on firms.
Changing representations
The common reasons mentioned to explain the difficulties of the inhabitants of deprived districts to find a job are:



French language
Mobility (no driving license or car, difficult use of transportation)
Writing a CV
However this difficulty has also something to do with social representations. Some studies have revealed that there
is a lack of common framework and culture between the three entities engaged in work: job-seekers, firms and
social workers.
Social workers tend have an “anti-economic” feeling and may ignore the reality of profit-making.
The representations guide our behaviour and actions. For this reason, it is important to change them.
This can be done by organising visits of the districts for the firms, create meetings involving firms and social
workers. It can also be through the organisation if visits and workshops with the schools and professional training
firms.
5.4. Social integration
Fighting against discrimination
Fighting against discrimination is the most important tool to gain revitalisation because it will empower the people
and guarantee real access to social mobility. The report “Trajectoires et origines” (Simon et alii, 2010), (literally
path and origins) has been made for Insee and Ined by a group of researchers who have investigated the diversity
of the French population. According to this report, the problem is not the existence of deprived districts but the
discriminations their inhabitants have to suffer.
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Inspired by the Scandinavian concept of Ombudsman, French government has created an innovative tool that is
called “Défenseur des droits”. It is an independent institution in charge with the fight against of discrimination. The
weakness of this institution is people more likely to endure discriminations and to need this institution are laweducated people, who are not aware of its existence. And whenever they are, it is difficult for most of them to start
a procedure, either out of discouragement, mistrust or for practical reasons such as a long distance. Moreover
migrant inhabitants have difficulties with the language and tend to feel illegitimate to claim because they are
foreigners.
The fight against discrimination is also one of the most efficient way towards a more gender-responsive society
along with education.
It is important to enhance the power of this institution. Enhance the relationship between this institution and the
populations most likely exposed to discrimination. This could be done by the creation of a local ombudsman, in
charge of the representation of the institution at the local scale. There are currently jurist and lawyers on duty in
the city halls. However there should also be a duty for the Ombudsman because they are not traditional lawyers as
Ombudsman is independent of the State as well as of the citizen and no not represent the citizens.
As they are more independent than consumers associations, they can assess the relevance of the claim and
whenever the claim is not justified, give some explanation to the citizen and thus have an opportunity to relief a
feeling of discrimination.
Social interaction
Firstly mix-used districts allow more social interaction. French sociologist Samuel Bordreuil23. shows that residential
districts entail not only a selection of spatial paths but also a selection of social interactions. Using the urban
sociology theories developed by Georg Simmel, Bordreuil explains that only residential districts create a visitorinhabitant scheme. Non inhabitants become automatically visitors instead of proper users. The housing function
has to be balanced by other functions (such as trade, cultural, work or leisure) to provide any user with the
legitimacy of standing there. This ability of public spaces to gather people from any social background is necessary
for a city understood as a human organisation.
It is necessary to design space for all categories of the population including the teenagers and youngsters which
are often forgotten as they are considered as trouble-makers. The urban renewal is designed somehow against
youth and targets the people who demand quite. As young men are left with no place of theirs, they take over
other spaces. It enhances antisocial behaviours.
Social and spatial mobility
Create a programme that takes into account the path of a house-hold as a whole: parents and children. Once the
household enters a flat, they should be ask to agree on a contract planning its move according to its evolution. The
children, as young adults should also be included in this programme and be provided with student rooms and for a
limited period of time with small flats whether in the social housing stock nearby.
With the current regulation, social tenants must pay a solidarity supplement (SLS: Supplément Loyer Solidarité)
when their incomes increase. This measure is very controversial and some social housing companies do not enforce
it although the level of the SLS is low. Their argument is that this measure goes against social mix.
Instead of this system of supplement, all rents should be calculated each year in relation with the household’s
income. Currently the criterion taken into account is an income threshold. It would be fairer to set a percentage of
the income that should not be exceeded for the housing costs. This would have a strong political impact. In 2006,
the national statistics institute estimated that the average tenants' occupancy cost ratio is 22,5% for social housing
and 27,4% for private housing. However 4,4 million out of 26,3 households pay more than 35%.
Another way to allow mobility within the social districts is to design the apartments in a way that they are easily
divided in smaller units or regrouped into one large apartment, for instance by using multi-storeys apartments.
This could be a response for the issues of large apartments occupied by one elderly person. For this category of
people moving is a chock: not only moving is a major stress by itself but also leaving the district is very disturbing
23
Bordreuil S.,2000, La ville desserrée, in La ville et l'urbain, l'état des savoirs, PAQUOT T., BODY-GENDROT S.,
LUSSAULT M., La découverte
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because it is more difficult to create social links at a certain age. On other hand, these tenants would benefit from
a lower rent as they become pensioners.
5.5. Environmental improvement
In the field of environmental improvement, mass housing districts have many assets compared to private
properties. These assets could be used not only to improve the mass housing districts themselves but also to
become a driver for massive change in sustainability practices and ecological products markets.
Green improvements
As we have mentioned earlier, mass housing districts in France were designed with many green spaces. In France,
mass housing buildings are often much higher than the average building. Plus the façades have often very poor
aesthetic features and could thus be covered or modified. That is why they make the best target for a massive
national campaign of equipment with solar panels, “ecoroof” and local wind farms.
Once again, the idea is to take advantage from the public status of mass housing to create impact on the market
and the representations. Furthermore, by developing large scale projects, public institutions could make economies
of scale.
Low-tech and passive architecture
More public equipment should be built using recycled material in order to pull the market and enhance the
technical feedback.
For instance, the sustainable technology of “earthship architecture” developed by the American firm Earthship
biotecture24 could be used to create a public facility or a parking. It is based on the principles of thermal and solar
heating and cooling, solar and wind electricity creation, contained sewage treatment, building with natural and
recycled materials, water harvesting and food production.
24
http://earthship.com/
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Source:
http://earthship.com/
Industrial ecology
Mass housing districts could be used to develop industrial ecology. This concept advocates for the connexion of all
industrial systems within a locality into an integrated network that allows outputs of some systems to become
inputs of other systems. This is a way to address at the same time the issue of waste disposal and natural
resources.
Mass housing buildings could be connected into such systems by consuming excess heat produced by plants into
central heating systems. It is actually easier to implement such systems in mass housing buildings than in private
properties because mass housing buildings comprise more inhabitants and they are all managed by a public and
professional company.
Cycling and walking
The fact that mass housing in France is mainly social housing makes it a great opportunity for creating a strong
achievement in environment-friendly measures. For instance municipality and social companies could work
together to enhance the use of bicycles. Nowadays municipalities develop cycling lanes regardless to social
housing. Accessibility and cycling parks should be designed in partnership between municipalities and social
housing companies. There could be events, teaching class, maps distributed to the tenants to promote the usage of
bicycles and walk.
5.6. Governance and partnership
Stopping the competition between municipalities
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The funding of urban renewal projects mainly consists of public funds given by the State through the Anru, the
National Agency for Urban Renewal. The agency, created in 2003, was conceived as a “single office” for cities. Its
relationship with municipalities is framed by a contract.
Through this agency, the State organises calls for projects. It was decided that only a hundred of project would be
funded out of 1300 districts classified as deprived. In order to get the funds, the municipalities must prepare a file
and comply with the requirements defined by the Anru. These requirements can be very precise in the ways of
dealing with urban renewal. For instance, Anru favours demolition to rehabilitation.
This public policy tool creates a competition among the municipalities which is not to the benefit of the inhabitants,
supposedly equal in rights. Plus it is a top-down approach which is awkward in a time where the society is calling
for citizenship engagement and local democracy. In fact it appears that urban renewal in France still consists of a
substantial policy while it should be modernized into a procedural policy. This means that Anru should give the
political sense of urban renewal while the actual interventions should be the results of the collective action of local
players.
The Anru should be conceived as a tool to increase the general level of the practices by sharing feedbacks and
knowledge, training local players, etc. it should set political goals such as sustainability, energy savings, gender
responsive measures, the “right to the city” for everyone (avoiding the expel of poor people to peripheral
locations), etc. It should also be a platform to organise partnership between the different organisations involved in
urban renewal: social housing firms, private firms, universities, elected representatives and associations.
Enhancing the role of social housing companies
In many cases, mass housing blocks are quite well localised and high rise buildings. In fact they look more or less
like office buildings. On the other hand, deprived areas lack shops or services. However it is difficult to implement
retail shops or service activities in the ground floors of mass housing buildings because they are not adapted from
the beginning for hosting these types of activities: premises are not deep enough, car access is difficult, insufficient
phonic insulation creates conflicts with inhabitants. And these drawbacks are still occurring frequently in new
developments.
As they focus on their primary goal which is housing, social housing companies have few skills in managing
businesses. For this reason, social housing firms should be divided in three departments: social housing, asset
management and path.
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This organisation implies a more transversal approach which will allow the social housing firms to develop skills in
economic stimulation and to follow their tenant during all their stay in the social housing park. This organisation
will necessarily create conflicts and debate within the social organisation itself as interests are not always fully
shared. However this dissensus is valuable because it will eventually lead to optimized trade-offs.
Monitoring housing and jobs mutual locations
“It is said that a house is where job goes at night. In metropolitan areas employment and housing are linked in
complex ways that have a huge impact on economic development, transportation and the overall quality of life25”.
However professionals responsible for urban planning often lack skills in economics.
Therefore investigating and monitoring the relationship between housing and lobs locations could a new task for a
regional institution in charge with urban studies. It would gather data on typology of accommodation, trends in
location of new construction, trends in location of firms, type of jobs, jobs creation. This task should be done in
partnership with private firms such as real estate companies to collect real time data.
This task could be given to the IAU-Idf for instance. This is an advisory body funded by the Ile-de France region
which makes urban studies and statistics for urban planning issues. These data could allow a better understanding
of the drivers of the residential choices of the households and the location choices of the firms. As we know that
congestion and long distance usage of transportation network are mostly due to commuting between workplace
and home, such a monitoring body could also help reducing car usages and transportation issues. This could be an
advisory body in charge of giving advice regarding public investments, public policies in order to enhance the
economic dynamism while curbing long distance commuting to work and skills mismatch.
25
The housing partnership, 2005, Jobs and housing…can’t have one without the other
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1.6 Further Research
Figures of local communities economics should be investigated and put to the light. Most of the time, politicians
think that big companies, large supermarkets, international firms will bring more money to the city. This could
prove to be false. In France, the proportion of taxes paid by small and medium-sized businesses is higher. Since
the 2008 crisis, researchers and experts have partly explained the resilience of the German economy through the
fact that it relies mainly on small and medium-sized businesses. That is why local economic activities should be
promoted and orientated towards mutualisation and synergy.
Reconsider large-scale distribution
Economic stimulation of any district, and particularly deprived ones, is in fact related to the activity of large-scale
distribution because it is a world-wide key player in economics. Supermarkets are responsible for the failure of
inner-city shops. Retail shops are not only places where to shop; they are also places were social interaction and
links can exist. In many middle-sized French cities, such as Dijon, city-centres have been deserted by shops
because of the competition of outskirt supermarkets, thus losing their attractiveness. Large-scale distribution
entails a greater car usage, standardisation of products and food behaviours. Furthermore it has devastating
impacts on national and local business. As an economist and certified business auditor, Christian Jacquiau has
experienced and denounced the damages caused by unfair trade practices on real economy. According to the
Senate26, “France is the country with the highest density of supermarkets in Europe”.
There should be a national and public debate on large-scale distribution, especially regarding the food supply.
Large-scale distribution should be enforced and guided by political means to mutate into more responsible firms
with a local-level approach. As supermarkets shape our cities, mobility and habits, they should be given rules that
contribute to involve them in sustainable development.
Technical innovation stimulation
Nowadays in France, urban renewal is mainly entrusted to architects and urban designer. Engineers are considered
most of the time as small players and technical projects are most of the time an afterthought. As the entire world
faces a global emergency for sustainability and as we entered an era dominated by high-technology, this is a nonsense.
Each urban renewal project should be assessed according architectural sobriety criteria not only during the phase
of construction but also the whole life of the building. This implies that the technical aspect of the project is
developed simultaneously developed with the other aspects by the time of the design competition.
Technical innovation should also be stimulated by the organisation of urban renewal design competitions led by
engineers in partnership with architects. These design competitions would aim at achieving different goals and
develop the knowledge and feedback on sustainable design.
In France, architects consultancy fees consist of a percentage of the cost of the works. This was established as a
way to match the complexity and the amount of work required by the project. However this does not encourage
designers to look for smart designs allow energy savings, architectural sobriety.
26
FOUCHE, A., on behalf of the Committee on Economic Affairs, 2005, Rapport n° 382 (2004-2005), French Senate,
8 juin 2005, http://www.senat.fr/rap/l04-382/l04-382.html
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http://www.tourisme-valdemarne.com/
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http://sig.ville.gouv.fr/
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http://www.apur.org/
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5. Other
CONFERENCE INTERVENTION PROCEEDINGS:
Lelévrier C, 2007, “Plenary debate: demolition : solution of what ?”, Intervention at the international
conference organised by the ENHR (European Network for Housing Research) on the topic Sustainable
urban areas. Title:, Rotterdam, June 25th 2007
Lelévrier, C, 1998, «The french expérience : from rehabilitation to urban, social and economic local
policies» in A future for large housing estates. Proceedings of the colloquim in Sofia, October 1997,
European Academy of the Urban Environment, pp. 132-140.
Lelévrier C, 2011, “Social mix strategies in urban renewal: paradoxical effects?”, Intervention at the
international conference organised by the ENHR (European Network for Housing Research) on the topic
Mixity: an urban and housing issue? Mixing people, housing and activities as urban challenge of the
future, Toulouse, July 5-8 2011
Link to the video of the intervention: http://www.canalu.tv/video/universite_toulouse_ii_le_mirail/social_mix_strategies_in_urban_renewal_paradoxical_effec
ts_vo_christine_lelevrier.7652
FRENCH LEGISLATION
Urban revitalization of Mass housing International competition
FR-YVR-564-Report
Reference act on housing policy:
Loi n°2000-1208 du 13 décembre 2000 relative à la Solidarité et au renouvellement urbain (SRU)
National urban renewal programme:
Loi n°2003-710 du 1er août 2003 d’Orientation et de programmation pour la ville et la rénovation
urbaine, relative au PNRU
Décret n°2004-123 du 9 février 2004, relatif à la création de l’ANRU
Arrêté du 20 mars 2007, portant sur l’approbation du règlement général de l’ANRU
Social cohesion and fight against exclusion
Loi n° 2006-396 du 31 mars 2006 pour l'égalité des chances, relative à la création de l’ACSE
Loi n°2009-323 du 25 mars 2009 pour la Mobilisation pour le logement et la lutte contre l’exclusion, loi
relative au PNRQAD
ANRU OFFICIAL CHARTERS :
ANRU, 2005, Charte Nationale d’Insertion, applicable aux porteurs de projets et aux maîtres d’ouvrages
contractant avec l’ANRU
ANRU, 2010, Charte Nationale d’Insertion, éléments pour sa mise en œuvre
OFFICIAL REPORTS :
Commissioned by the State :
André P, 2007, Rapport d’information n°49 déposé au Sénat le 30 octobre 2006 pour le compte de la
mission commune d’information Banlieues
IAU, 2009, La mixité fonctionnelle dans les quartiers en rénovation urbaine, Rapport commandité par le
Comité d’évaluation et de suivi de l’ANRU
Kirszbaum T, 2010, Articuler l’urbain et le social, enquête sur onze sites « historiques » en rénovation,
Rapport commandité par le Comité d’évaluation et de suivi de l’ANRU
Bechrouri, S, Archais, P, 2011, Mise en œuvre des démarches d’insertion dans les projets de rénovation
urbaine, Rapport d’étude et de capitalisation de bonnes pratiques, à la demande de la Direction de la
Stratégie et du Développement des programmes de l’ANRU
Onzus, 2010, Rapport 2010, Les éditions du CIV
Onzus, 2010, Atlas régional des contrats urbains de cohésion sociale
31 - 32
Commissioned by the Ile-de-France région :
Guigou, B, Chauvel, JP, Danchin, G, Mandon, O, Parnaix, A, 2007, La politique de la ville en Ile-de-France,
les principales orientations de l’Etat, de la Région, et de l’Europe depuis 2003, rapport IAURIF
GUIGOU, B, 2002, « Les démarches de gestion urbaine de proximité, Améliorer le quotidien des habitants
par une gestion concertée ville-bailleurs », GIE Villes et quartiers, IAURIF