Urban Retrofit: The best option is the Requalification of Spaces - the case of São Paulo

The phenomenon of urban retrofit has been gaining prominence in large cities such as São Paulo, in a context in which there is a need to reuse underutilized areas and the growing demand for housing and commercial spaces. The term "retrofit" refers to the revitalization of old buildings, integrating new technologies and contemporary architectural standards, in an attempt to renovate degraded structures and, simultaneously, promote a more efficient use of urban space. This movement, in addition to responding to a real estate demand, has profound social and urban implications.

The Dynamics of Urban Abandonment and Retrofit as a Solution

Large Brazilian cities, especially São Paulo, face a historical problem of abandonment and degradation of buildings. In the central region, for example, there are more than 600 thousand square meters of idle built area, composed of buildings that, in some cases, have been abandoned for decades. These buildings, often lacking basic infrastructure, represent not only an economic waste, but also a failure in the management of urban space, which could be requalified to meet the housing and commercial needs of the population.

In this scenario, retrofitting emerges as an efficient and sustainable solution to the problem of urban abandonment. By reusing old buildings, often with good architecture, it is possible to reverse the process of degradation, transforming the surroundings and revitalizing urban life. The impact is not only aesthetic, but also social, by bringing in new residents and revitalizing local commerce, creating a multiplier effect that benefits the city as a whole.

Safety and Social Cohesion in Requalified Urban Spaces

The presence of people on the streets and the occupation of urban spaces have a direct relationship with public safety and social cohesion. By bringing life back to abandoned buildings, retrofitting promotes the occupation of previously deserted areas, bringing with it a new social dynamism. This occupation is not limited to housing alone; It also involves the reactivation of small businesses, bars and restaurants, which in turn generates a continuous flow of people and contributes to the feeling of security in the urban space.

The rescue of central areas through retrofitting is also related to the issue of urban diversity. The revitalization of buildings for residential or commercial use attracts a diverse population, both in terms of social class and economic activities, which enriches the dynamics of the city center. This process counters the trend of emptying central areas in favor of the creation of new peripheral neighborhoods, which often lack adequate infrastructure and generate greater social challenges.

Legislative and Bureaucratic Challenges for Retrofitting

However, the implementation of large-scale retrofitting faces significant obstacles, especially with regard to the legislation and bureaucracy involved. Changing the use of abandoned or obsolete buildings requires an approval process that is often slow and complex, in addition to involving high indirect costs. Although São Paulo's urban legislation has undergone improvements, such as reducing the requirement for parking spaces on smaller lots, it still presents barriers that hinder the agility required for the requalification of urban spaces.

The need for tax incentives, such as discounts on property taxes and services, already applied in other Brazilian cities, is also a central point in this debate. Such incentives could facilitate the retrofit process, making it more attractive to entrepreneurs and, consequently, accelerating the transformation of idle urban spaces. Simplifying the bureaucratic process and offering legal guarantees are essential for retrofit to become a consolidated and effective practice in the requalification of downtown areas in São Paulo.

Sustainability as a Focal Point of Retrofit

From a sociological perspective, retrofit represents not only a real estate solution, but also an urban sustainability strategy. The restoration of old buildings prevents the unbridled expansion of the city, which often occurs to the detriment of green areas and ecosystems already weakened by urbanization. In addition, retrofit uses existing infrastructure, which reduces the demand for new transportation, energy and sanitation services, promoting a more rational use of public and private resources.

This sustainability goes beyond the environmental issue. It also involves the creation of a more inclusive urban environment, where people from different social classes can coexist and where the diversity of uses and occupations is valued. By ensuring affordable prices for housing and commercial spaces, retrofit can contribute to mitigating the socio-spatial segregation that has historically marked large Brazilian cities, promoting a more integrated and less unequal city.

International Examples and the Local Context

Retrofitting has already been successfully implemented in several cities around the world, such as Puerto Madero, in Buenos Aires, which underwent an exemplary urban revitalization process. However, in São Paulo, the process is slower and more complex, due to its own social, economic and legislative structure. The retrofitting of abandoned buildings, although a powerful tool for urban requalification, still faces resistance and challenges that limit its potential for transformation.

The success of retrofitting therefore depends on an alignment between the interests of developers, public policies and social demands. When well executed, retrofitting has the potential to transform not only the buildings, but the entire urban dynamic around them, promoting a more lively, safe and inclusive public space.

Real Estate Market and the Role of Developers

In the real estate market scenario, retrofitting also represents an opportunity for smaller developers, who find in underutilized central land a viable alternative for the development of smaller but innovative projects. By specializing in smaller plots of land, these developers avoid competing with large developments and contribute to the occupation of spaces that would otherwise remain idle for decades.

The search for creative solutions to make the most of small plots of land, such as transforming common areas into private spaces or using the roofs of buildings as accessible areas, stands out as a striking characteristic of this type of project. This creativity is not only a response to spatial limitations, but also an attempt to create architecture that engages with the city and improves the quality of life of residents.

The Challenge of Construction Costs and Bureaucracy

Despite the advantages of retrofitting, construction costs, especially those related to labor and materials, still represent a significant challenge. In small projects, where the margin for error is minimal, strict cost control is essential to ensure economic viability. In this context, smaller developers often resort to creative solutions to balance costs without compromising the quality of the projects.

The bureaucracy associated with the project approval process is also an obstacle that affects both large and small developers. The lack of clarity in the laws and the difficulty in predicting the results of the approval process are factors that drive away investors and delay the urban transformation that retrofitting could promote.

The Revision of the Master Plan and Residential Zones

The discussion about the revision of the São Paulo Master Plan and the relaxation of strictly residential zones is another crucial point in the debate on retrofitting. Allowing commerce to open in residential areas and allowing smaller buildings to be built could generate significant benefits for the city, promoting greater integration between residential and commercial functions while ensuring the preservation of neighborhood characteristics.

Social Impact of Retrofit on Urban Inclusion

Retrofitting can also play an important role in promoting urban inclusion. By requalifying buildings in central areas, there is the possibility of offering more affordable housing, something that has historically been a challenge in large cities like São Paulo. The increased supply of renovated properties can attract a diversity of residents, including low- and middle-income workers, who were previously displaced to peripheral areas due to real estate speculation. Thus, retrofitting can contribute to a more inclusive city, where different social classes coexist and access the services and opportunities that the center offers.

Retrofitting as a Degentrification Tool

Although retrofitting is often associated with real estate appreciation, it can, if well implemented, serve as a degentrification tool. Instead of evicting old residents and businesses to make way for new residents with greater purchasing power, the retrofit process can be designed to preserve the social and cultural character of the requalified neighborhoods. This includes developing public policies that encourage social rent and the preservation of small local businesses, which are an essential part of the urban fabric and identity of the city.

Retrofit and the Future of Urban Mobility

Retrofit also has a direct relationship with urban mobility, especially in a city like São Paulo, where traffic and car dependency are major problems. By revitalizing central areas and promoting the occupation of old buildings, retrofit contributes to a more walkable city that is better connected by public transportation. Reducing the requirement for parking spaces in new projects is an important step in this direction, encouraging residents to adopt more sustainable modes of transportation, such as using bicycles, subways, and trains. This movement not only improves the quality of life of residents, but also contributes to a more sustainable city that is less dependent on fossil fuels.

The Future of Retrofit in São Paulo

The future of retrofit in São Paulo depends on a combination of factors: tax incentives, simplification of the bureaucratic process, legal certainty and, above all, a change in the way the city is conceived and managed. By promoting a more intelligent and inclusive occupation of urban spaces, retrofit can transform São Paulo into a more sustainable, safe and socially integrated city. The challenge lies in ensuring that these changes occur quickly and efficiently, so that the transformative potential of retrofit is fully realized.