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| The rights and interests of current residents must be made clear and consistent in the renovation process of old residential buildings. VNA/VNS Photo |
The planning process for renovating old residential building and apartment buildings in the capital remains below expectations. As of December 13, 2024, no district has completed its renovation plans. In response, Hà Nội has urged the People’s Committees of Ba Đình, Đống Đa, Thanh Xuân, Hoàn Kiếm and Hai Bà Trưng to promptly submit detailed 1/500-scale renovation plans by the end of December 2024.
Former Vice Chairman of the Việt Nam Association of Architects, Ngô Doãn Đức, discussed the issue with Voice of Việt Nam.
How urgent is it to complete the planning process following the Hà Nội Chairman’s accountability statement before the city’s People’s Council?
The urgency of renovating urban areas is undeniable. While old residential buildings once fulfilled the city’s housing needs, they have now deteriorated significantly, posing serious risks to residents. Unfortunately, the renovation process has been slow, marked by hesitation and inconsistency. The chairman’s acknowledgement of this issue is a positive step forward, but much remains to be done.
Although efforts have been made, the results so far are disappointing. The renovation of the Giảng Võ residential area, for example, was disheartening and progress at Kim Liên residential area has been underwhelming. Simply demolishing old blocks to build new ones addresses only part of the problem and can lead to unintended consequences.
To move forward effectively, several key issues must be addressed. First, the rights and interests of current residents must be made clear and consistent, as unclear policies will only breed resistance. Second, government management needs to adopt more practical mechanisms to ensure smoother implementation. Third, developers’ profitability must be taken into account. While investors naturally seek a reasonable return, their goals must align with residents’ needs and the city’s broader urban vision.
The outcome at Giảng Võ area highlights this challenge—its mismatched architecture, with buildings of varying heights, stands as a disappointing example of what was once a proud and cohesive residential zone. This underscores the need for better planning and a more holistic approach to urban redevelopment.
So what lessons can be learned from this experience?
We must approach renovations cautiously and systematically, with input from experts and professionals. Each residential area has its own unique characteristics—what works for Nguyễn Công Trứ Street may not suit Nam Đồng, Thành Công, or Trung Tự areas. Renovations should aim to provide modern, convenient housing while addressing broader concerns, such as traffic connections and urban infrastructure.
For instance, a backlash occurred when plans proposed 40-70-story buildings near Hàng Cỏ station. Addressing issues in isolation, without considering the larger picture, led to concerns about severe traffic congestion once residents moved in. A scientific and comprehensive approach is essential. Proposals, such as the suggested 48-story building in Trung Tự, must carefully assess how such population density would impact peak-hour traffic.
The areas between Ring Road 1 and Ring Road 2 are in urgent need of renovation, but this requires detailed, well-researched 1/500-scale plans. Randomly ‘filling in gaps’ will only exacerbate urban congestion. While the task is undoubtedly complex, it is solvable with careful planning, a holistic approach and strong determination.
What are the major hurdles in balancing residents’ needs and attracting investors?
Residents of old apartment buildings often prefer to remain in their familiar locations. Forcing relocation without clear benefits naturally leads to resistance. If on-site resettlement is their preference, the city must address this demand to gain their support.
For example, the approach taken for the Kim Liên residential area—allocating lower floors for resettlement and higher floors for commercial use—can help harmonise the interests of residents and developers, though it is not a perfect solution.
Giảng Võ area, however, represents a missed opportunity. When the exhibition centre was relocated, the focus shifted towards commercial housing instead of prioritising comprehensive urban renewal for the benefit of residents. This highlights a mindset that must change, with greater emphasis placed on sustainable redevelopment rather than short-term commercial gains.
The planning process must strike a balance. Addressing residents’ concerns while ensuring benefits for developers. Investors require attractive policies to make projects viable, but the government, as the ‘conductor’ must establish clear urban planning standards. For instance, if height restrictions make a project less appealing, alternative solutions—such as offering land or incentives elsewhere—can ensure a win-win outcome.
Urban spaces must maintain a coherent rhythm, with balanced architecture and functional infrastructure. Policymakers must lead with vision, ensuring meticulous coordination to resolve these challenges effectively. While the process is complex, careful planning and clear priorities will pave the way for sustainable and inclusive redevelopment. VNS
This article was first posted on Vietnam News