Transformation of single-family to multi-family housing blocks: Urban implications in the city of Niš

Abstract

The intensive construction activity in the city of Niš, driven by amendments to urban plans that allow for multi-family residential buildings within blocks originally designated for single-family housing, has led to their spatial transformation. Due to their proximity to the city center, locations within the old urban core have become attractive to investors and favorable for new building. However, as the transition from a socialist to a capitalist socio-economic system in Serbia has not yet been fully completed, the analyzed blocks are characterized by fragmented residential construction, where planning is conducted at the level of individual property parcels. This paper analyzes blocks in the Municipality of Medijana, identifying numerous problems resulting from flexible and frequently changing urban plans. The spatial, social, and environmental consequences of these changes are examined, including shifts in residential density, the reduction of green spaces, and the potential overloading of traffic, utility, and energy systems. The aim of research is to analyze the impact of these transformations on spatial organization and the quality of life for future residents, while defining guidelines that could improve the present state. The methodology is based on a comparative analysis of urban parameters between parcels with single-family housing and those with newly constructed multi-family buildings, identifying fundamental patterns in the transformation of residential zones. Also, the research relies on selected case studies that serve as proxies for other cases with similar characteristics. Furthermore, the paper discusses potential solutions, through the application of urban land readjustment.