a year with
Gavlegårdarna The big city of Gävle’s new housing market Would you like to live in a sweet factory?
Brynäs
a suburb with soul and tradition GAVLI’S SUMMER CAMP
giving more a better summer holiday
6 50 55
Contents
21. Almvägen – the bright side of life 25. The suburbs are growing – and
4.
Moving rapidly towards Gävle, the big city
6.
Gavli’s Summer Camp
28. Meeting people creates comfort
14. Green light for their first summer job 2 | 2014
16. Gävle’s new housing market
things are growing in them and well-being
21
25 58
30 28
14 30. Brynäs – loved, talked about, slandered
49. Three homes, three styles
39. Brynäsgatan 35
50. Alexandra got her dream flat
43. Gavlegårdarna and the sweet factory
55. The Aliji family – keeping up the style
46. More and more are able to carry on
58. A pleasant home – for fifty years
62. Growing into a big city:
living in their own homes
48. 24 new leaders every year
Gävle is taking shape 2014 | 3
Moving rapidly towards Gävle, the big city When we were summarising the
be able to deal with this issue in the
deal with the new local develop-
year 2013 in last year’s magazine, we
years to come, many players need to
ments. As a municipal housing
were pleased to see that Gävle had
increase the rate at which they are
company, we do our utmost to
grown. Now another year has passed
building new homes.
ensure that everyone feels secure in
and the figures are still positive.
the knowledge that we have a fair
More than 5,000 people moved into
The housing shortage has created
and reliable queueing system. We
our beautiful city during 2014, at the
changes in the housing market, of
will continue to work for this to the
same time as 4,000 moved away. If
course. In 2014 we saw for the first
greatest degree possible.
this rate of population growth con-
time an increase in numbers that
tinues, Gävle will become – for the
were not exactly positive. There were
The statistics from our Social Li-
first time in its history – a big city
reports in the media of a robot that,
ving group show far more gratifying
in 2016, because that’s when we will
in return for money, was able to push
figures. The preventive work aimed
probably reach the magic number of
tenants forward in the queue when
at finding people with problems in
100,000 inhabitants.
flats were released on “Direkten”, the
good time and offering them help
market where flats are made available
has produced incredible results. Far
This development affects Gavle-
for people with no queue points.
more people are paying their rent on
gårdarna as a municipal housing
We are also dealing with a greater
time these days, thus avoiding the
company in several ways. There are
number of suspected and unappro-
additional costs and other concerns
already 102,000 people in the queue
ved sublet flats than ever before at
that payment delays bring. And when
for one of our flats. Even though
Gavlegårdarna.
more people pay on time the number
“only” about 20,000 of those are
of households that are sent collec-
actively looking for a new home, we
In the big cities, people have got
tion notices falls, as does the number
didn’t have more than twenty or so
used to dealing with the consequen-
of eviction proceedings that get
flats coming onto the market each
ces brought on by a tough housing
underway. Here, the figures have fal-
month during 2014. In plain langu-
market. Last year, Gavlegårdarna
len significantly in just a few years,
age, this means that Gävle already
was also forced to change its routines
something that we are both very
has a housing shortage. In order to
and working practices in order to
proud of and very grateful for.
Short facts about Gavlegårdarna
15 500
Housing stock 15,400
Total area rented out
Our districts Gavlegårdarna has 15,165 different types of
15,300
accommodation in the Municipality of Gävle. Most of our housing is in Gävle’s built-up area,
1,146,213 m²
15,200
an area which includes the suburbs of Gävle Strand, Öster, Brynäs, Bomhus, Andersberg,
15,100
Sätra, and Hagaström. There are also a few districts where we have homes and commercial properties in what we call Central Gävle.
4 | 2014
15, 000
15,206
15,237
15,242
15,348
15,165
2010
2011
2012
2013
2014
In order to give more people in Gävle
the historical residential district of
the chance of finding their dream
Brynäs. We promised to save the
home, we must start building more
famous historic neon sign that was
new properties. Our owners, the
there, with the text “Läkerol”, and
Municipality of Gävle, have given us a
we will be standing by that.
Editorial
clear directive as a municipal housing company, namely that we will have
More and more people now live on
built a total of 500 new homes by the
our housing estates. Just as it was
year 2017. We launched no fewer than
when the buildings were constructed
193 newly built and renovated flats
in the 1960s and 1970s, there are a
onto the market during 2013. Ho-
lot of families moving in, including
wever, 2014 was a period of planning
many large families. If our tenants
and preparation instead, getting ready
are able to meet up and socialise
for the next phase of construction.
outdoors, the perceptions of both
During the year, just three flats were
well-being and of feeling secure will
released onto the market, although
increase – these are important indica-
a whole list of exciting projects got
tors of quality housing. Gavlegårdar-
riences throughout our districts. And
underway. You can read more about
na has increased its focus on impro-
the cultivators of these plants are the
those elsewhere in this magazine.
ving the outdoor environment from
tenants themselves.
a long-term perspective. Our goal In May 2014, it was also determined
is that at least 80 per cent of tenants
In order to meet future challenges
that Gavlegårdarna was to become
will be satisfied with their outdoor
at Gavlegårdarna, we must strive
a factory owner – and not just any
surroundings by the year 2017. This
towards improvements all the time.
old factory owner either! We bought
is a challenge – we reached just over
We are very pleased to see that our
Ahlgren’s former sweet factory
70 per cent in the spring of 2014 –
new customer centre and head office
for SEK 50 million and with that
but now we are increasing our efforts
will soon become reality. There, 140
purchase begins the long, exciting,
considerably. A number of projects
of our 190 employees will have a new
and extremely important process of
have got underway, including several
workplace. And you should always feel
creating an entirely new suburb in
that involve our newly-employed
at home whenever you visit us there.
Gävle. There are many possibilities
landscape gardener. New play-
here. For example, we could build
grounds and meeting areas have been
I wish everyone a nice summer
500–600 new homes in the old
created, and this summer the plants
with some pleasant reading!
factory, close to the sea, the City
in 100 box gardens will be in full
Centre, the Gävle Strand area, and
bloom, providing interesting expe-
Our housing 6,000
Employees
Gavlegårdarna has 183 employees: 53 (29%) women and 130 (71%) men.
5 945
5,000
4 934
4,000 3,000
2 762
2,000
1 559
148
1,000 0
1,014
2,596
Houses
1 room
Cathrine Holgersson, MD
5,927
4,935
1,559
Number of flats
Number of tenants
15,165
30,000
One in three residents of Gävle live in a Gavlegårdarna property.
2 rooms 3 rooms 4 rooms 5 rooms
2014 | 5
Summer
A wonde
6 | 2014
Many children go back to school bubbling with stories about all the fun they had during their summer holidays. Many children – but far from all. Gavlegårdarna and Gefle IF’s joint project, Gavli’s Summer Camp, was set up to offer a variety of activities and experiences to those children who perhaps need it most. The summer camp ran for the first time in 2014 and was a huge success.
Camp
erful summer
2014 | 7
“Making so many new friends at Gavli’s Summer Camp was the best part of it – along with the trip to the animal park at Järvzoo, of course,” said Emma Åhrlin, seen here at the viewing point overlooking Järvsö.
For the benefit of many Gavlegårdarna has a crystal clear policy for the collaboration agreements that are signed with Gävle’s associations, clubs, and other organisations. Collaboration must now include many things – and for many people. It’s all about the residents of Gävle in general and our tenants in particular. By signing an agreement to provide activities for children and young people living in Gavlegårdarna’s residential districts, the company takes responsibility for the city of Gävle’s well-being in general. Every third resident of Gävle lives in rented accommodation that is managed by Gavlegårdarna.
A
nother of the many
Andersson, had also gone off to her
Ahead of her first day at Gavli’s
hot days of the
job at the hospital. As a temporary
Summer Camp, Emma Åhrlin was
summer had begun.
worker there, she had no fixed holi-
a little nervous. How would it be at
The time was just
day entitlement, and for that reason
the camp? She didn’t know any of the
coming up to seven
was already worrying last winter
other participants, as far as she knew
o’clock when 11-year-old Malcolm
about how to deal with the ten-week
at that stage anyway.
Jagne jumped on his bike to go from
summer break. What could she do
Sörby to the sports area at Anders-
about Malcolm? Would he be forced
the big football field in Andersberg,
berg. Gavli’s Summer Camp 2014
to go to the recreation centre, and
Emma sat a little way away from the
wasn’t due to start until nine, but
therefore not have a much-needed
other children. But it wasn’t not long
Malcolm sat down with his e-book
break from his school environment?
before some girls came over and
reader and felt the sun getting
Perhaps she could cobble something
asked if Emma wanted to join them.
warmer and warmer on his face. He
together with Grandma? After all,
At the end of just the first day, a very
knew that some of the leaders would
how would she be able to concen-
happy 11-year-old arrived home and
soon turn up. After a few days of the
trate on her job with Malcolm all
telling everyone how much fun she
summer camp, they in turn knew
alone in the flat throughout the long
had had that day.
by now that Malcolm was always
working day?
first on the scene. His mother, Mia
8 | 2014
The group began to assemble at
Her mother, Eva-Marie, was equally happy. She was due to give
“I sprained a finger when I was trying to save a penalty from one of the firstteam players!” remembered one of the participants, Malcolm Jagne, with pride in his voice.
Elin’s memory “Some of the participants came up to me in town, several months after the Summer Camp. I didn’t think they would remember me, but instead they said ‘We will never forget you!’ I was really moved. Can you understand that we’ve had the best summer job ever? It was unbelievable!”
birth again within the next few weeks, and had seen well in advance how difficult it was going to be to do everything she would have liked to have been doing with Emma during the summer holidays. All she wanted was for Emma to be involved in a lot of fun activities during her time off. Because the summer holidays should be all about playing, trying out new things – and just being kids! It was springtime, a year earlier, when
Dan Andersson – the man in charge of Gefle IF’s youth training – observed that the summer football school they had been organising for years was about to burst at the seams. Collabora-
“Collaboration with Gavlegårdarna had meant that even children who were not members of Gefle IF had the opportunity to participate” 2014 | 9
tion with Gavlegårdarna had meant that even children who were not members of Gefle IF had the opportunity to participate, but a hundred places was simply not enough. At the same time, Gavlegårdarna was playing with some ideas for a completely new concept for children living in public housing who were off school for the summer. The company wanted to offer “its kids” a summer camp with a whole range of activities, for more participants and for more weeks. This was simply because there was – and is - a very obvious demand for this. Many are the children who don’t have any plans for the summer holidays. And many are the parents who have to
“Then we realised that there were children there of all ages, and from all of the districts”
struggle with their consciences, because they have to work and leave their children at a recreation centre
overwhelmingly positive. A total
or alone at home.
of 62 children duly registered their
yet that Gavli’s Summer Camp was
interest to take part in the brand
about to actually change their lives
new summer camp.
a little.
These concept ideas were presented to our collaborative partner Gefle IF football club – and they latched on immediately. “Our collaboration with Gav-
At the kick-off meeting, which
“I remember I wondered how
was held in May, several parents said
many children would actually turn
with great relief that the lumps they
up the first day; how many there be
legårdarna has always worked well.
had been feeling in their stomachs
who don’t have much to do in their
They care about their tenants and
since February had finally gone.
holidays?” said Elin Lundmark.
want to be able to do something for
“Then we realised that there
them. And, in turn, we want to give
Lucas Westerberg and Elin Lun-
were children there of all ages, and
more children the chance to be ac-
dmark had, despite being only 18
from all of the districts. Some had
tive during their summer holidays,”
years old, many years of experience
younger siblings with them so that
said Dan Andersson, Gefle IF’s
working as youth leaders for Gefle
they wouldn’t be alone. And we
youth manager.
IF. But until now, it had mostly –
had parents who came by to visit
indeed, almost exclusively – focused
and thanked us with tears in their
on football and nothing but football.
eyes for what we were doing,” she
“With a summer camp, more children can try a lot of other activities than just football. This is all
Lucas and Elin both knew that
with the help of our talented youth
Gavli’s Summer Camp would include
leaders and some guest appearances
much more than that. Now they
got the feeling straightaway that
from other active clubs and associa-
would be playing host to other clubs
these were kids who had come to
tions in Gävle,” Dan continued.
and associations who in turn would
the camp because they wanted to,
After a short and intensive
10 | 2014
But neither Lucas nor Elin knew
continued. Lucas Westerberg added, “You
be sharing their activities. Now they
not because they had to. They tried
period of planning, invitations to
would be responsible for a large
all the activities that were on offer
the pilot project of Gavli’s Summer
group of middle school children on
to them, even if it was for the first
Camp were sent to all of Gavlegård-
the beach. Now they would be going
time. And a lot of them were incred-
arna’s tenants. The reaction was
on day trips to various destinations.
ibly talented too,” he said, smiling.
“Can you understand that we’ve had the best summer job ever? It was unbelievable!" 2014 | 11
Lucas’ memory “One boy said to me during the camp that he couldn’t come the next day. He lived in Valbo and his mother was working and she couldn’t drive him into town. However, I was getting a lift to the sports centre from my mother, so I showed the lad how to use the Number 1 bus and we picked him up when he got off the bus in the square. At the end of the day, I went with him into town and made sure he got on the bus home. Several months later, I was refereeing a match at Kast vallen when someone shouted ‘Lucas!’ and jumped about, waving from the benches. Sure enough, it was that same guy ... and things like that really warm the heart.”
The first Gavli’s Summer Camp was
to do the performing. It went a bit
set up to run for three weeks. Sev-
slowly at first, but then one of the
the whole camp,” she continued. Lucas Westerberg added, “Or
eral participants were involved from
leaders jumped up onto a table and
when we visited the father of one of the
start to finish, whilst others chose a
started dancing, just to show the
children, who owns a pizzeria. He of-
specific week. There were planned
way. After that, they all simply cut
fered us all a meal on the house, and the
activities and excursions at the
loose,” continued Elin, laughing.
leaders got an enormous kebab pizza!”
the participants were free to choose
Once a week, the whole gang went
As the summer of 2014 drew to
how they filled their time.
off for a swim. They swam in the
a close, Gavlegårdarna and GIF
sea at Engesberg and in the lake at
football club concluded that the vi-
Strandbaden in Årsunda.
sion they’d had a few months earlier
camp, interspersed with time where
“We played “kubb” (a game involving the throwing of wooden blocks), rounders, and football, but
had been successfully implemented.
some just wanted to just hang out
we went out to the farm owned by
Thanks to Gavli’s Summer Camp,
and talk; everything was okay,” said
Daniel Bernhardsson, a first team
62 children had experienced a
Elin Lundmark.
player at GIF. There we got towed
variety of activities during a few
“And I remember one time when
around on a trailer by a tractor, and
summer weeks – entirely without
we ran a talent show where they had
could pat a cow that was wandering
cost to them. And these 62 children
around loose, like a family pet,” said
were now going back to school and
Elin Lundmark.
talking about all the fun they’d had.
“I feel like I could work with this for the rest of my life” 12 | 2014
“When we were in Sandviken,
“And a lot of the children
“In a very short time we man-
thought the bus trip to the animal
aged to create a Summer Camp that
park at Järvzoo was the best part of
was of benefit to the general public.
Elin Lundmark and Lucas Westerberg, two of the leaders of Gavli’s Summer Camp 2014.
An idea that was born out of a real
When the salaries for their sum-
need became a concept for the very
mer’s efforts were paid out to the
children who need it most,” said
youth leaders Elin Lundmark and
one side and smiled; “I’ve thought a
Kristina Isacson, marketing manager
Lucas Westerberg, they’d
lot about this since then. If I hadn’t
at Gavlegårdarna.
almost managed to forget that
had someone taking care of me when
they’d actually been working.
I was growing up, I wouldn’t have
“This summer, we have taken on a major partner in Länsförsäkrin-
“It was just such fun! I had a
gar Gävleborg, who are supporting
summer job once before as a cleaner
Gavli’s Summer Camp. Ica Maxi is the food sponsor and Stadsbussarna the travel sponsor. Thanks to them we can extend the camp to four weeks and involve even more
so much happiness and energy back.” Elin Lundmark put her head on
become the person I am today. These children made me realise things
“There we got towed around on a trailer by a tractor, and could pat a cow that was wandering around loose, like a family pet”
children,” she said. and the time went so slowly. Here
about life that I will always take with
and purpose mustn’t change. Gavli’s
“However, the fundamental goal
we were simply doing fun things
me. This summer has most certainly
Summer Camp should always be a free
with the children. We played, hung
changed me,” she added.
of charge way for children who often
around, and socialised … and then
have no alternative way to spend their
got paid!” said Lucas Westerberg.
time. We want to attract partners who
“Sure, I felt that we leaders did good
“We put so little time into this – on the whole, I mean - and yet it did so much. Seeing the children’s hap-
would like to use this method to help
things for the kids, but they did good
piness like that ... I feel like I could
Gävle become a better city.”
things for us too. Being with them gave
work with this for the rest of my life!”
2014 | 13
The tenants are also happy when summer workers take their places in the surroundings outdoors. “It's wonderful when our courtyard looks nice,” is a fairly common comment. Here are Ibrahim Mervelle and Nina Nåtfors, weeding.
Green light for their first summer job Finding that first summer job isn’t always easy. But there are jobs to apply for if you are aged 16 to 18 and live in a Gavlegårdarna property. For four weeks, these youngsters help to keep everything neat and tidy in the housing districts.
“It feels unbelievably positive that
week periods, with shifts between
we have these kinds of jobs that allow
07:00 and 16:00. However, when
us to employ young people during the
these jobs are advertised at the
summer,” said Kristina Kratz, human
beginning of the year, there are also
resources manager at Gavlegårdarna.
other requirements that must be
“We give these youngsters the chance to find their first job and their
“As an applicant, either you or
first employer right here in Gävle.
your parents must be Gavlegårdarna
When you’re still at school and have
tenants. We see this as provid-
no work experience, it’s far from sim-
ing added value to the work itself,
ple and there are not too many jobs
because it means you can actually
out there that you can apply for.”
get involved with making your own
Every summer, close to 70 young people aged between 16 and 18 are given a summer job at Gavlegårdarna. The jobs run in two successive four-
14 | 2014
fulfilled before a person can apply.
neighbourhood look good,” said Kristina Kratz. She continued, “The surveys we do with our summer workers show
For Oskar Simryd and many more of the young summer workers, Gavlegårdarna was the first employer they would meet in life.
that they feel the same. Helping to
“But on the whole, these young
make everything look neat and tidy
people see this as a really good job.
about finding your place and un-
“Your first job is very much
where they actually live is seen as one
Plenty of them apply all three years,
derstanding what’s expected of you.
of the main benefits of the job, along
and we usually try to ensure that
If you’ve never worked before, you
with being able to work outdoors.” In other words, it’s going to be
outdoor work for the young sum-
“You can actually get involved with making your own neighbourhood look good”
mer workers. The job specifications include weeding, oiling wooden
every team includes someone who
don’t have anything you can relate
planks, and simple painting, as well
has been with us before.”
to,” said Kristina Kratz.
as cleaning and tidying up around
“In just a few weeks, these
the area. A foreman, who is over
Previous experience is therefore
youngsters gain not only work
18 years old, acts as supervisor and
a factor that is taken into consid-
experience, but also life experience.
allocates the jobs to the youngsters,
eration when summer workers are
They learn to be on time, to listen
who work in groups of at least two.
selected from the close to 500 appli-
to their supervisor, and to fix
cations that are received each year.
lunch, so they have the energy to
might think. For the first few days,
We also look at age, gender, and
cope with manual labour. All of
there will be plenty of sore wrists,”
current residential district, as well as
this is at least as important as the
said Kristina Kratz.
the diversity perspective.
actual job itself.”
“Weeding is harder than one
2014 | 15
A municipal housing company operates with the general public very much in focus. It is a fundamental requirement of this that the conditions and rules by which the rental system works are fair to everyone. And this may not be the case at the moment, during the present housing shortage in Gävle. Right now, there is a housing short-
“Unfortunately, the housing
right and what’s wrong? Is our most
age in Sweden at a level not seen
shortage makes people find alterna-
important job really to ensure that
since the days of the Million Homes
tive routes to getting accommoda-
laws and regulations are being
Programme. It is also no longer just
tion,” he continued.
followed when in reality we want
the major cities that have difficult
This new situation means,
to be concentrating on creating
housing markets, with many people
of course, a lot of extra work for
attractive residential environments
waiting in the queue. Even Gävle is
Roberth Krantz and his colleagues.
by means of tenant influence – something that is of real benefit to
“At the same time, we can’t allow any cheating or abuse of the system to continue”
society,” said Roberth Krantz. “At the same time,” he continued, “we can’t allow any cheating or abuse of the system to continue.
clearly under pressure here, some-
However, when the market changes
We have a responsibility to provide
thing that is reflected in the daily
like this, a public housing company
a level playing field for our tenants
operations at Gavlegårdarna.
will find that it has to adopt a new
and for those who are in the
role to some extent.
queue, to ensure that they have
“We are approaching a situation that our counterparts in the big cities
16 | 2014
“We’re not there yet, but it’s
a fair chance to progress on the
have talked about for a long time,
obvious that we should be discussing
housing ladder. We can’t turn a
but one that hasn’t been relevant to
exactly what we need to be doing.
blind eye to the fact that some
us previously,” said Roberth Krantz,
For example, how much time should
people are trying to jump the
housing advisor at Gavlegårdarna.
we spend informing tenants what’s
entire queue.”
2014 was a year when the housing
“It’s not illegal to create some
shortage led to several high-profile
kind of digital eyes and ears that
events in Gavlegårdarna. Among
then monitor something that anyone
other things, it was revealed that
can monitor if they so wish. Those
a so-called “robot” had somehow
who bought the service had also
managed to get into the computer
voluntarily handed over their login
system and, in return for payment,
details,” he continued.
monitor vacant flats. Roberth Krantz explained what
The event could not therefore be substantiated as a direct violation of
happened; “The first five who reg-
the rules. Instead, the outcome was
istered their interest had previously
that the system for releasing these
been and looked at a flat that had be-
vacant flats was revamped. This
come vacant on “Direkten”, the mar-
means that tenants now have less op-
ket on our website where flats are
portunity to influence their housing
available for people with no queue
situation.
“It’s not illegal to create some kind of digital eyes and ears” points. These flats were randomly
“Yes, unfortunately, that’s the
selected at different times, yet some
way it is. Today, the computer se-
tenants were apparently sitting there
lects at random the five people who
then, coffee in hand, just pressing
will be offered a flat. It doesn’t mat-
the update button, and got lucky.
ter how quick you are anymore; now
We can see that it normally takes
you have to be lucky,” said Roberth
anywhere from 30 minutes to a few
Krantz.
hours for all five to sign up, but sud-
“In the long run, it might mean
denly something strange had hap-
that fewer flats go out on Direkten,
pened. In just a few seconds, the flats
and that people will instead become
had gone, and it’s not really credible
increasingly dependent on having a
that all five customers just happened
high number of queue points. We
to have logged in at exactly the right
also see that many of our colleagues
moment,” he said.
in the housing sector can only of-
At the same time, rumours start-
fer flats to people in their housing
ed to reach Gavlegårdarna. These
queue. That’s not a desirable situa-
rumours suggested that the creator
tion either, as we would like other
of a so-called robot was selling the
people to have the chance to rent
service to any tenant who was will-
from us, but eventually we might
ing to pay for such housing fraud.
well end up there,” he continued.
“The service cost sek 1,000 to monitor one flat in one of the outer
Subletting their flat is a practi-
areas, and double that in the city
cal solution for anyone who will be
centre. We quickly discovered more
working or studying elsewhere for
than 80 addresses that were con-
a limited period of time. Anyone
nected to the robot, so the owner of
who would like to do this can apply
it had clearly done quite well out of
to Gavlegårdarna for permission to
it,” said Roberth Krantz.
do so.
“ I really can’t
move again” “My partner and I used to live in a flat in Hemsta with the children. When it got too crowded about two years ago, we decided to move to a terraced house in Bomhus because it had more floor space. However, when my partner moved out, my costs increased significantly, not least because the distances involved mean that the family needs several bus passes. I also start work at 06:45 some mornings, which means I have to take the bus from Bomhus at 06:00, and that’s not much fun for my four-year-old. I registered on “Bytestorget” at Gavlegårdarna, so that I could swap where we live with someone else, and there I found two flats in town, both with cheaper rent than mine. But my application was refused as my reasons were not deemed sufficient, and I was very disappointed. There is a risk that I won’t be able to pay the rent and will therefore have to get housing benefit. For this reason I simple can’t understand why the rules are so hard. I already have a home, and there are clearly other people who are interested in it. If it’s going to be this difficult to move to another property, I think Gavlegårdarna should remove the possibility altogether. I really can’t go through this process again now, so it will probably be a while before I try again.” Carolina, 42, still lives in the terraced house in Bomhus with her three children.
l a s refu 2014 | 17
“I was honest and
explained my situation” “I’ve lived in a Gavlegårdarna property ever since I left home almost ten years ago. Before I moved, I had a small terraced house with a patio in Bomhus. But then I lost my job and felt that my costs were running away, as I lived alone there. On Bytestorget, I made contact with a couple who had a three-room flat in Brynäs. The man was working night shifts and found the noise of the traffic, refuse trucks, road sweepers and so on right outside his window disturbed him constantly. We applied to swap properties, but unfortunately I was only too cowardly to explain my real problems. I wrote in my reasoning for the swap that I didn’t have the time for the garden or something like that ... so our application was refused. It was my reasons which were not deemed sufficient. So then I rang Gavlegårdarna and explained the real situation. They asked me to pick up a new form and write down the real reasons for wanting to swap. The couple in Brynäs were very grateful that I’d put in some time and tried again, and even I felt good afterwards.
However, unapproved subletting is
housing jeopardises all of our rental-
going on behind the scenes, and it’s
and queuing rules,” he continued.
not happening for a limited period of time either. Many people seem to
Roberth Krantz also emphasised that the next step in unauthorised
be unaware of the rules that apply. “If you’re young and about to leave home, maybe your parents are kind and, so to speak, offer to let you use their queue points. They sign up for a flat in an attractive location, but they themselves actually
“We have to keep the housing market within the existing legislation”
carry on living in their house. This is absolutely forbidden, even when it
subletting can lead to a whole new
involves family or when the parents
black market, something that is
pay the rent,” said Roberth Krantz.
normal in the big cities.
“Last year, the number of people
“You might start to rent out your
doing this doubled. Many people
flat at double the rent or sell your
also get angry with us and point out
contract. We have to keep the hous-
that ‘the domestic arrangements of
ing market within the existing leg-
our family are nothing to do with
islation, and if you as a parent would
you!’ However, that’s not quite how
like to help your child you should buy
it works; the Housing Act is crystal
an owner-occupied flat, not simply
clear here. This kind of approach to
bypass the general queue.”
Subletting It is forbidden to rent a flat from
which the tenant can also appeal if
Gavlegårdarna if you do not intend
he/she wishes.
to live in it yourself, nor can you rent
It is permitted to sublet your flat
a flat for another member of your
for a limited period of time, such
family. If the landlord receives indica-
as if you are going to work or study
tions that someone else is living in
elsewhere for a while. If this is the
the flat, a registered letter will be sent
case, simply make an application to
with a request to cease and desist
Gavlegårdarna.
the unauthorised subletting. If this
• During 2014, Gavlegårdarna took
letter is ignored, the landlord will give
between 10-15 disputes regarding
notice to the tenant whose name is
suspected unapproved subletting to
on the contract that said contract will
the rent tribunal. In every case bar
be terminated. If the tenant denies
one, the tenants were forced to leave
Andreas, 28, now lives in a three-room flat
the flat is being sublet, the landlord
the flat. The other case was set to go
in Brynäs.
will want to visit the flat to look more
before the Court of Appeal when the
closely at who and how many people
tenant opted to surrender the keys
are living in the flat. If the suspicions
before the hearing.
remain, you have two choices: give
• The number of unapproved sublet-
notice on the contract or move in
tings in Gavlegårdarna’s housing stock
yourself. The Housing Act is clear in its
doubled between the years 2013 and
directions regarding subletting, and
2014. The first few months of 2015
in the event of a dispute the matter
show that, in the worst case, this num-
will be settled by the rent tribunal, to
ber may have doubled once again.
I was honest and explained my situation, and it paid off. Swapping homes is an excellent idea that isn’t always available from private property owners. It’s tough in the housing market right now, so I understand that Gavlegårdarna can’t simply rubberstamp all of the swap applications filed with them.”
THEN D N A L A S REFU
D E T N A GR 18 | 2014
The queue system for flats Available flats appear first on “Torget”, our main site for flat rental. Everyone who is in Gavlegårdarna’s queue can register their interest in any of the flats there, although only the ten with the highest number of queue points will initially be offered the chance to view a flat. Any flats that don’t get rented out after being available on Torget are then put up on “Direkten”. In the past, flats that appeared on this site were selected by means of a random number generator at various different times of the day, and the first five people who registered their interest in a flat were then invited to view it. However, during 2014 the so-called robot was discovered that, in return for money, automatically monitored the release of such flats. Today, as a result of this, anyone can register their interest in flats that appear on Direkten. The computer then randomly selects five names from the list, and they then receive an offer to rent the flat. As a tenant, therefore, you don’t have as much chance to change your housing situation via this site now, an unfortunate consequence of the “established fraud”.
When life changes, it’s not so
It could be that the children have
ance. In a place where there are few
easy today to find a new home that
grown up and left home, or maybe
available flats, it should be easier to
matches the new requirements.
they’ve lost their jobs and need to
justify your reasons for wanting the
Interest in flat exchanges directly
reduce costs, or on the other hand
exchange. However, at the same time,
between tenants naturally increases
perhaps the family is growing,”
the housing shortage here is contrib-
when there is a tough housing
explained Roberth Krantz.
uting to the fact that more and more
market. It’s a great opportunity for
“These reasons have to be
people are finding ways to get around
those who do it the right way, but
justifiable, and described to us in
here there is also a hidden market
a way that allows us to make a fair
with less fair procedures. In 2014,
decision. Saying you want to live on
right to this,’ and get angry with us
Gavlegårdarna attracted a lot of
the ground floor so that the cat can
if an exchange is not approved. How-
media attention in a case involving
get out wouldn’t be sufficient reason,
ever, in reality we have a long queue
an alleged fraudulent flat swap.
nor would ‘feeling like I want a
for our housing and, if you want to
change’ be acceptable,” continued
jump that queue, then it’s important
Roberth.
that you can justify your reasoning
“Swapping flats could entail two parties both finding their dream home, and that’s the way it should
the laws and rules that exist. “Many people argue, ‘I have the
behind it,” said Roberth Krantz.
be. However, by law, both parties
The basic premise of Bostadsbyten
One ground rule is that you must
must also have worthy reasons to
(literally “home swap”) is to comple-
have been a tenant for at least a year
justify their wanting the exchange.
ment a market that is not in bal-
in the flat you wish to swap.
2014 | 19
“It's really great that
this possibility exists” “After my separation in 2012, I moved into a three-room flat in Söder. I got it by checking Direkten at six o’clock on Christmas Eve morning, and of course I was delighted. The monthly rent of SEK 7,000 was quite high, but that was fine as long as I had a job. However, it got harder when I was on sick leave due to stress for six months. I was at home for half a year before I could return to work, but a year after that I couldn’t cope with it any more. I was on my way back to being on long-term sick leave again, so I chose to quit the job instead, which meant a 90-day waiting period before I got any unemployment benefit. That was when I started to look seriously for a cheaper flat. On “Bytestorget”, I found a couple who had children and needed a bigger flat; they had a two-room flat in Brynäs. The exchange went through in December, and now my daughter and I live in a flat that is 55m2 rather than 85m2. However, the flat is well-planned and it works for us. Furthermore, it’s SEK 3,000 cheaper than our old flat, which is the most important benefit. I have just started my own business in a totally new branch, together with a colleague, and of course I need to keep my fixed costs as low as possible. It’s really great that this possibility to swap exists and that people can make connect with each other on their own to set the ball rolling.”
“We reject quite a few who have just
ies; there is a black market in place
moved in. We usually say that you
there for exchanges such as these.
should swap because of something
“For many years, we have had
that has happened while you were
a website (“Bytestorg”) where
living in your flat, not because of so-
tenants can get together and try
mething that happened previously. If
to match their exchange requests.
you said yes to a large flat when the
It’s debatable in the present situa-
children had already moved out, you
tion whether or not we should be
can’t then use them having left home
encouraging these exchanges, and
as a valid reason for an exchange,”
this is something that we’re discuss-
explained Roberth Krantz.
ing right now. Should we develop
“And when we suspect a fraudu-
our role further as an agent in these
lent flat swap, there is probably only
exchanges, or should we instead
one party actually benefitting from
focus our efforts on renting out
it. For example, I might arrange
flats through our normal channels?”
to swap my flat with a friend even
asked Roberth Krantz.
though I know I will be moving
“Obviously we will continue to
away from the town soon. My friend
follow developments in the housing
gets a nice flat, and I give notice al-
market in Gävle. Catching up by
most immediately on the flat I have
means of new construction in order
just moved into. That’s not OK;
to achieve a balance in the market
you’re only supposed to swap for a
is not possible right here right now;
home where you genuinely plan to
that’s a long-term project. Mean-
live,” continued Roberth Krantz.
while, it is our responsibility to try
The number of suspicious cases has been increasing in this area too.
to ensure that terms remain fair for everyone.”
Gavlegårdarna is well aware that a further development on this front
Footnote: The names of the tenants be-
has already occurred in the big cit-
ing interviewed have been changed.
The swapping of flats The Housing Act makes it very clear
both parties should have approved
that flats may NOT be exchanged
reasons. If this is not the case, the
unless there are “justifiable reasons
landlord may suspect a fraudulent
Sara, 51, now lives in a two-room flat
that make it appropriate”. Justifiable
exchange, i.e. where one party in
in Brynäs.
reasons might include, for example,
the exchange is involved only for the
the need for a larger or smaller flat
benefit of the other. In several cases
due to changes in family, occupatio-
recently, one party has given notice
nal, or financial circumstances. One
on their new flat almost immediately
requirement that must be met is that
after the exchange.
D E T N A R G 20 | 2014
The bright side of life Leaving a place where one has lived for ages can be tough. And for those who are a little older, actually being forced to move is a real pain. So when the demolition order for the ter raced houses on Almvägen was approved, it was accompanied by an awful lot of protests. Gavlegårdarna therefore worked really hard in order to meet every single tenant and try to meet all of their unique requirements. We dropped by later to see two tenants from Almvägen in their new homes. And the question is, can they now look on the bright side of life?
“To think that I slept so well here, alongside such a nice and warm wall” 90-year-old tenant from Almvägen, after the first night in a new flat
2014 | 21
“I was the first to move from Almvägen” Irene, you were the first from
Can you describe the differences
coffee or went to the restaurant;
Almvägen – how did that come
between where you lived
actually, we still get together a few
about?
previously and today?
times each week. Even though we
“I understood straightaway that
“I’ve had a hip operation, so the
ended up living in different neigh-
the houses would be demolished,
stairs at Almvägen were a problem
so I was quite prepared to move. I
for me. But there’s nothing like the
wasn’t one of those writing letters of
area itself was; all the green space
too. My flat is quite big, and has
protest either. When Gavlegårdarna
and my own little garden. I spent a
an open floorplan. It’s been newly-
asked me if I was prepared to change
lot of time in the flowerbeds, where
renovated from floor to ceiling and
where I was living, I answered,
there was never a weed. I grew a lot
I have a large patio too. My rent has
‘I moved just yesterday’. On the
of things at Almvägen, including the
gone up by about a thousand kronor,
other hand, Hemsta was the only
flowers that I spent time with every
but that’s OK. It all depends on
area I could see myself moving to.
day. And I could socialise with Gun,
where you put your priorities.”
It’s peaceful, green, and relatively
my neighbour, too. We often drank
bourhoods. But life is pretty good in Hemsta
central.”
The background from Almvägen The terraced houses in Almvägen were
In the early 2010s, we began to hear
and there were steps to all of the outside
built in the 1950s and from the very begin-
demands that something needed to
doors as well as the patio doors.
ning were intended for the elderly. The
be done about the shabby housing on
flats were small; two rooms and a kitchen
Almvägen. The façades were damaged
The 33 households living on Almvägen,
totalling 35m2, and a caretaker’s flat with
and the original windows were causing
as well as their relatives, were invited to
four rooms and a kitchen. By today’s stand-
energy costs in the buildings to be far
four big meetings to discuss the future of
ards, such flats would mostly be classified
too high. The properties were also built
the buildings. Their points of view were
as student accommodation, but the low
at a time when there were much lower
compiled and attached to the launch of
standard has made it possible to maintain
demands for accessibility. The common
an architectural competition, one that
very low rent.
laundry room was down in the basement,
was financed with the help of government money. The competition theme was accessibility, and the participating agencies were invited to submit their proposals for both renovation and new construction. However, none of the proposals submitted advocated renovation. The winning entry was judged as being balanced, and it also matches the school and the houses that are the closest neighbours to the properties on Almvägen. It took into account the big parks and green areas, and will open them up even further. The green areas were something
22 | 2014
Irene Assarsson lived in a two-room flat on Almvägen for nine years. She was the first tenant to move out, and today she lives in a two-room flat on Apelgatan in Hemsta.
Did you get good help with the move?
“I packed ten boxes myself; the removal guys took care of the rest. The entire job took two days, and by the third day I was putting up pictures. I brought a poppy with me from the garden and it’s taken root here, so I’m just glad it’s all over.” So you’ll be staying in Hemsta?
“Somehow, it was even better at Almvägen, and not a day goes by without me thinking of the place. If I can ever afford it, and I get the opportunity, I will definitely move back. If you know what you want, it doesn’t matter that you’re 78 years old.”
that the residents described as Almvägen’s
for the size or location of their future flats,
small allowance to help them get settled
absolute best feature.
whereas others were very open to sug-
in their new homes.
gestions. Gavlegårdarna set to work on The residents of Almvägen started their
solving the puzzle of meeting the various
By the turn of year (2014/2015), the
protests against the demolition plans ear-
wishes of these residents.
residential area of Almvägen stood empty.
ly on, even in the media. Gavlegårdarna
The former tenants were now all rehoused
decided to meet every one of these ten-
Some of the tenants decided to move out
across Gavlegårdarna’s portfolio; Bom-
ants individually, in order to give them the
fairly quickly, while others stayed put to
hus, Brynäs, Valbo, Andersberg, Central
chance to reflect on their own situation, to
ponder the matter and get their bearings.
and Söder.
ask them questions, and to get their own
Gavlegårdarna continually gave them the
wishes for their future accommodation.
chance to view flats that became vacant,
During the summer of 2015, the old build-
The intention was to meet these wishes
if they met with the wishes and require-
ings on Almvägen will be demolished.
wherever it was possible. It turned out that
ments expressed previously. The residents
A procurement operation is underway
only a minority were interested in living
of Almvägen were free to choose, and
regarding new construction work planned
in terraced houses in the future. Even
nobody was forced into accepting one of
for the site, and the new houses there are
though the patios and small gardens were
the offers they were presented with.
expected to be ready for occupancy by the
one of the main attractions at Almvägen,
autumn of 2016. The previous occupants
the residents also saw the advantages of
All the tenants on Almvägen were offered
of Almvägen will all be given priority if
no longer having to shovel snow or mow
free-of-charge removal services. If they
they wish to return. Each of the 60 or so
the lawn. There were also only a few who
chose to do the work themselves, they
flats will be built with increased acces-
wanted accommodation in the same
were given a relocation allowance; the
sibility. All the flats on the ground floor will
district, Olsbacka-Fridhem. The variation
alternative was to let a removals firm take
have a patio, while the others will have a
among all the requests was still great,
care of all the work. They were compen-
balcony. The theme of the new construc-
however. Some had specific requirements
sated for their removal costs and given a
tion is “The bright side of life”.
2014 | 23
“A lot of things went just our way” Hans and Anne-Mari, how were
ble. Furthermore, the health centre
the years at Almvägen?
is nearby, meaning less need for
everything seemed to be at its dark-
“When we moved there as a family
transportation there. We both grew
est, Gavlegårdarna called and told
with three children, we got a lot of
up in the countryside, so we like
me that there were wheels in motion.
comments. People thought we’d be
being close to nature and to green
That same day, a daytime activity
out of place there, among all those
areas. Accordingly, our only request
centre that was operating from a
pensioners. However, we were more
to Gavlegårdarna was for a flat on
three-room flat on the ground floor,
than happy there over the years; it’s a
Barnstugevägen.”
with a patio, had just given notice
nice spot, and the green areas around the houses themselves are wonderful. It got a bit more difficult towards
Then, all of a sudden, just when
on their contract. It was incredible And it worked out OK?
how perfectly it worked out – a lot of
“Yes, although it took a while. We
things went just our way.”
the end though, as the buildings
needed a three-room flat, and they
started to get run down and the
only had two-room flats vacant.
And are you happy today?
façades didn’t look so good. Down
Time passed, and I remember start-
“We dreamed about living on the
in the basement it had got pretty
ing to despair. It had become dark
ground floor, so this feels really
shabby, with poor ventilation, and
and gloomy on Almvägen as more
good. It’s nice here – you just have
our clothes didn’t always smell fresh.
and more people moved out, and we
to look outside. We’ve also made
If often flooded too during periods
didn’t know then exactly when they
good contact with the people living
of heavy rain, so I stood there from
had planned to start the demolition
around us. We’ve even got a disabled
time to time sweeping water down
process. ‘Whatever’s going to happen
parking space right outside, com-
the storm drains.”
here?’ I remember wondering. It got
plete with an engine preheater. Gav-
to the point that we started to think
legårdarna has been really accom-
What did you think when they first
about a two-step solution, i.e. mov-
modating; we even got to choose
started talking about demolition or
ing to an intermediate flat, but that
wallpaper that was not included in
renovation?
would have meant a lot of extra work.
their standard range.”
“I had some doubts at first, but then I realised that the professionals should decide what makes sense and what doesn’t. You can’t stand in the way of progress.” What were your preferences ahead of the move?
“I like to cycle in the summer, often out towards Valbo. One day, I stopped on Barnstugevägen and talked with some people who were sitting outside there, drinking coffee. ‘We’ve got it so good here that we’d never move,’ they said. That was when I thought we could put down some new roots here. “My wife is ill with MS, and the buildings in Valbo are easily accessi-
24 | 2014
Hans and Anne-Marie Hellqvist rented Almvägens only four-room flat for 31 years. Now the couple live into an apartment with a patio on Barnstugevägen in Valbo.
The suburbs are growing – and things are growing in them During the summer, things grow in Gavle gårdarna’s residential areas. A hundred box gardens, created using pallet collars that would otherwise have been thrown away, were handed over to a hundred tenants who were eager would-be gardeners. There was huge interest in these tiny gardens. “If this experiment goes well, we’ll be looking at more permanent gardening pos sibilities,” said Gavlegårdarna’s landscape gardener, Michael Bergman.
I
It’s not a new idea, cultivating plants in an urban environment. In fact, it’s a natural part of our history. “Industrialism and the development of the
motor car have just been blips in our develop-
ment; until then, most people grew fruit, berries, and vegetables for their own livelihoods, even if they lived in town,” said Michael Bergman, landscape gardener at Gavlegårdarna. “In New York, Berlin, and other major cities, there is a powerful culture again today of people cultivating their own crops. There are examples of roof gardens in Manhattan supplying raw ingredients to the local restaurant on the corner,” he continued.
2014 | 25
“The big cities also have guerrilla gardeners, people who dig up boring plants and replace them with something more innovative. They are committed and they don’t destroy anything; instead they contribute to everyone’s well-being. I almost wish we had guerrilla gardeners here in Gävle,” he continued with a chuckle. It was when Michael visited the Ahlgren factory that he saw
over a hundred pallet collars and loading pallets that were simply being thrown away. At that moment, the idea was born to take the material and create something from it – together with the tenants.
The benefits of gardening, according to Michael Bergman
“This is a cheap way to do something positive in our outdoor surroundings”
• Access to organic, locally-grown and
ticeable with the current trends in interior design and garden-
poison-free vegetables. • Possibility to be outdoors, meet the neighbours, talk and socialise. • Chance to share an interest with other people. • Will please all residents, not only gardeners. • A project for children too. When you put a seed
“People have a need to be creative. This is particularly noing,” said Michael. “But those who live in rental flats don’t have a garden and can’t usually do whatever they like indoors. So, how can we give them the opportunity to be outdoors and be creative? Well, we can offer them the chance of having a box garden,” he continued.
in the ground and later have a carrot in the autumn, suddenly a lot of things make more
An invitation was sent to all tenants last autumn and the
sense.
response was huge. The hundred pallet collars were booked up
• Flowers make everyone happy.
within a week, in addition to which Gavlegårdarna also had a long reserve list.
26 | 2014
Hello there “We’ve got a mixed group with both men and women from most of the residential districts. Some of them are seasoned gardeners,
Amirah Abumterak
others are trying it for the first time,” said Lasse Nivér, communications officer at Gavlegårdarna. “We’ve started a Facebook group where all interested parties can share their experiences, ask questions, and try to find answers. Furthermore, five of the gardeners are blogging about how everything’s going with it,” he continued. Thanks to a partnership with Hedvig’s Garden Centre and a
local study circle, all of the gardeners received some packets of seed, an inspiration catalogue, and a plant of their choice from Hedvig’s. The gardeners had the choice of tomatoes, cucumbers, chillies, or physalis (also known as Cape gooseberries).
“Who doesn’t feel happy when a whole load of spring bulbs suddenly appear in a mass of different colours?” “We painted the pallet collars, put our logo on them, and gave them a number. Then we filled them with soil and took them out to their respective residential areas”, said Michael. “This is a cheap way to do something very positive in our outdoor surroundings. The pallet collars are inexpensive and are being recycled rather than being scrapped. We don’t need to dig anywhere either; these box gardens can stand on anything, such as asphalt or grass areas,” he continued. Michael Bergman is convinced that the status of outdoor sur-
roundings is going to increase more and more. Engineers and city planners will be allowed to let humanism loose in the housing estates of the future. “In our artificial city lives, we’ve removed the possibility of having places where we can meet, socialise, and grow things, but it’s coming back. All of the research being done shows that it’s positive for our well-being. Who doesn’t feel happy when a whole load of spring bulbs suddenly appear in a mass of different colours, where everything around them is grey, brown, and boring?” asked Michael. “The younger generation’s wishes and requirements are pointing to the future. If we want to be a modern housing company, we can’t be half a generation behind; indeed, we should be taking the lead.”
You are one of Gavlegårdarna’s new gardeners, and also a blogger. Are you an experienced gardener, or have you embarked on something new here? “My balcony has been my allotment for many years. I’m self-sufficient in vegetables during the summer and I grow everything from tomatoes, chillies and peppers to potatoes and edible flowers, such as nasturtiums and pansies. It’s great fun, and furthermore I prefer organic vegetables during the rest of the year too. My eleven-year-old son Dominic helps with this; it’s the only way to get him to eat vegetables!” You signed up for a box garden straightaway? “In Öster, where I live, we have allotments and I was in the queue for one of those for ages. So when I saw this opportunity, I replied quickly, but still only got on the reserve list. However, fortunately I got one of the pallet collars in the end.” What are you looking forward to the most? “Trying something new, as it’s always so full on my balcony. Dominic wants us to try growing cucumbers, but I’m a little worried that they’ll be too big for a box garden of this size. On the other hand, I am a gardener who likes to take a bit of a chance. The first time I tried to grow potatoes in an ordinary 10-litre bucket, I got 32 potatoes – beyond my wildest dreams! So, now I’ll be trying to grow physalis plants, and I’d like a lot of flowers too. It’ll also be very interesting to see who the other gardeners are. We will of course have our box gardens right next to each other, so hopefully we’ll all find a few new friends with similar interests. And I promise I’ll be trying to blog at least once a week.” You can follow Amirah and the other bloggers at pallkrage.wordpress.com
2014 | 27
Vinddraget and Norrskensgatan Phase 1 of the development kicked off in October 2013, and included the buildings at Vinddraget och Norrskensgatan. The work was completed in October 2014, and now Phase 2 is underway, at Vinddraget och Tordönsgatan. This work is expected to be completed by October 2015.
Mahmoud (8), Wade (6), Alfarooq (9), and Azda (5) love playing football in the courtyard. But they also use the new activities arena, which has lighting on dark afternoons and evenings.
Meeting people creates comfort An outdoor environment consists of much more than just a playground with a couple of swings and a bench. It is also about security, comfort, well-being, socialising, and accessibility. Things that make tenants feel better. Andersberg is a suburb where outdoor environ ment renovation is going ahead at full speed.
The orange-red blocks of flats in
renovation, all tenants were invited
tween the buildings, there are some large
to four meetings, at each stage of the
areas for playing and socialising, such as
construction, and given the chance
playgrounds, lawns, and small copses.
to speak out. In the sketches that
“This is a suburb with lots of
were subsequently presented to the
children who often are outdoors.
tenants, Gavlegårdarna showed the
Accordingly, the outdoor environ-
company had tried to meet the wishes
ments had been well-used and were
that the tenants mentioned the most.
basically worn out,” said Charina
“We’ve invested a lot in seat-
Rosén, construction project leader at
ing, at the entrances, in the copses,
Gavlegårdarna.
and at the playgrounds. People have
“As part of the customer survey we
the opportunity to barbecue out
carry out each year, where tenants give
there now, and the playgrounds are
their opinions on their housing, they’ve
designed to appeal to children of all
been less than pleased with the outdoor
different ages,” said Charina Rosén.
environments in our portfolio - even here in Andersberg,” she continued.
28 | 2014
Ahead of the area’s planned
Andersberg were built in the 1970s. Be-
“Meanwhile, car traffic between the buildings has always been a
This is what has been done to improve the outdoor environments in Andersberg • Better lighting for increased safety and security • More seats and seating areas • New playgrounds for both younger and older children • More barbecue areas • New kerbstones and areas with plants • Newly-built large recycling rooms • New floodlit activity arena, with fixed goalposts, basketball hoops, seating and barbecue areas • One area has been prepared for garden allotments
Yaqeen and Shaimaa Ahmed, 5 and 4 years old respectively, moved to Andersberg a few months ago, and they both love the area’s new playgrounds.
Mohammad Al-Wajjar and Zakaria Al-Kurdi have just sat down for a chat in the spring sunshine on one of the new benches in one of the many new seating areas.
problem. We have tried to solve
sporting activities and is also floodlit in
this by the use of kerbstones and
the evenings. We know how much the
get better and better. The trees and
by creating areas with plants that
football pitch at Nordost gets used, and
plants need time to grow, making
somehow connect the courtyards
it looks like it will be the same in An-
everything greener and leafier, and
together, all of which should in turn
dersberg. Our colleagues over there tell
more shaded too, but the area will
lead to the traffic speed in the area
us that there are always people getting
still be more open than it was before.
being reduced,” she continued.
together there, both on and around the
That was one of the wishes that the
pitch,” said Charina Rosén.
tenants had, in the interests of safety
A lot of football is played in almost
The recycling rooms, which have
every courtyard here, something that
been built in every courtyard, are de-
is characteristic of the area. It creates
signed to make their use attractive. In
well-being, providing both activity
addition to their modern exterior de-
and an opportunity for children to
sign, the interior has been thought out
meet new friends. But it is possible to
in terms of both colour and design.
have too much of a good thing, not
“In time, of course, it will just
and security, along with better lighting for the same reasons.”
“We hope that everything will
least because hard balls and a lot of
have been well-received by the time
windows don’t always make a success-
the tenants have had time to get used
ful combination.
to the whole thing. We’ve received
“We’ve taken away some rows
plenty of positive feedback so far, and
of garages and replaced them with
there hasn’t been any vandalism,” said
an arena that can be used for many
Charina Rosén.
The newly-built recycling rooms have plenty of space for waste, and have been decorated with pictures, warm colours, and messages concerning the environment.
2014 | 29
Bryn채s
Loved, talked about, slandered
30 | 2014
The history archives describe Brynäs as a suburb whose character grew from a demolition project followed by fast and large-scale reconstruc tion. However, a walk through the area gives another feeling entirely. Some of the buildings that have been preserved here are much older than the buildings in other parts of Gävle. There is a certain charm here, and a neighbourhood feel too, where small businesses live side by side with residential properties. The very first building purchased by the fledgling housing company Gavlegårdarna in 1917 can also be found here.
Join us for a visit to much talked about, slandered – but, above all, loved – suburb.
2014 | 31
The large housing estate on top of a hill, where many older buildings have been preserved. The characteristic main street, Brynäsgatan, that’s crossed by seven streets, and the lush Steneberg Park. Or maybe the battered suburb that’s been struggling for years with fights and general hustle and bustle. There are lots of descriptions and preconceptions of Brynäs, but one thing is certain. The residents love their charming neighbourhood, where entre preneurs, clubs, associations, and a strong community spirit have always had their place.
“I love Brynäs; it’s my home!”
T
he spring breeze was
a while, but today he’s back in his
were sponsored by Gavlegårdarna.
chilly, but it was shel-
rightful place on the podium.
Right from the start we had created
tered close to the shop
Inside the Culture Centre,
a meeting place for different cul-
windows in Brynäs
located in the middle of the square,
tures here in Brynäs, but today we’re
Centre. The sun was
activities were in full swing. The
in the middle of a three-year project
warming the tips of the noses of the
board meeting had just finished,
funded by the municipality. This
men who had just sat down there,
and the buns were being laid out for
explains why we’re in these fine,
outside the Red Cross shop at the
everyone’s delectation.
new facilities, but it also means that
Kupan meeting place. The big elm
Turkan Kaya is the manager of
tree in the middle of the square,
this non-profit-making multicul-
Ägotorget, had been given a scarf to
tural centre.
keep it warm by a group of guer-
“Our main goal is to help people
we can do so much more, and for so many more people,” she continued. “We want as many people as possible to find their way here, and
rilla knitters. Another scarf could
to do what they want to be doing in
find something that appeals to them
be seen around the waist of the dog
their lives. We have lots of activities
from what we have to offer. By com-
that is part of the “Then and Now”
here to choose from every day – lan-
ing to meetings here, you will get
sculpture in the square. It depicts
guage support for adults, homework
linguistic help, you will learn about
someone speaking to an audience,
help, baby meets, sports and theatre
Swedish society, and understand
and alludes to Brynäs as a social
are just a few examples,” she said.
more easily how everything works,”
movement district. History tells us
“We started in 2008, operating
that the little dog went missing for
from premises on Väpnargatan that
1600s
1800s
The name Brynäs can be found in
During the 1800s, Gävle was a very strong
documents dating from the 1600s,
industrial city. Several of the city’s main
although then it was spelt Brynäz,
industries were to be found in Brynäs,
Bryness or Brynäss. The origin of
such as Skoglund & Olsson’s foundry,
the name probably comes from the
Brynäs Wharf, Wahl’s woodwork factory,
fact that the area was once a woo-
and Matton’s tannery. Very early on,
ded isthmus that stretched out into
Brynäs became a suburb that had a focus
the inlet known as Gävlefjärden,
on workers’ housing in the city’s “cheaper
Bay, dividing it into two deep bays.
outskirts”.
32 | 2014
she concluded.
Matton’s Tannery in Brynäs.
Turkan Kaya, manager of the Culture Centre, and Sarah Galfvensjö, a drama teacher.
Rehearsals are in full swing at the Culture Centre. Participants get direction from Sarah Galfvensjö, but here they are improvising from scenes experienced by themselves.
1869
1875
Brynäs survived the city fire in 1869.
Östra Badhuset was constructed in 1875,
Instead, several barracks and campsites
the swimming baths down by the river
were set up here to house families from
Gavleån. This was a popular place for
elsewhere who lost their homes. During
swimming for many years.
the years that followed, there were often discussions about the residents of Brynäs and their “hygiene, morals, and upbringing”. The architect, PG Sundin, put forward a proposal for a new city plan, with a focus on improving the health, safety, and wellbeing of the residents.
There were two pools at Östra Badhuset, each with their own changing facilities. The very first summer after construction was completed, the newly-established Gefle Swimming Club arranged competitions in the baths.
2014 | 33
I
t was Tuesday and time for one of the Culture Centre’s theatre groups to rehearse. The night for their own programme on the Brynäs area
to be played to the general public was approaching. The jitters displayed by some of the actors were palpable. Turkan Kaya smiled as she talked about the creation of the group.
Haris Cejvan, Hakar Salih, Abdi Omar, Anas Alnajjar, Haval Salih and Sait Bajrami have backgrounds from all over the world, but today each of them lives in Brynäs – an area they all love.
“A group of young guys started hanging out here every day. We
opment in the lads once the produc-
amazing to see today how they can
usually found things to do – we’d
tion got started. For each and every
see life from a broader perspective,”
bake some cakes, watch a movie, or
one of them, any resistance soon
continued Sarah Galfvensjö.
just sit and talk. But eventually I said
turned into motivation.
to them that we needed to create an
“The most important aspect
Anis Alnajjar, 16, is the only one of the group with any genuine
activity that would interest them;
of our work has been that the guys
stage experience. As a student at
the Culture Centre wasn’t supposed
have had to work with themselves.
Sörby School, he was involved in the
to be a youth centre. We already
We’ve talked about their experiences
production of a modern version of
had one of those (Brynjan), and they
of being immigrants in a Swedish
Romeo and Juliet, the impossible ro-
were doing a great job,” she said.
environment, how other people see
mance being between an immigrant
them, but also how they see us ‘Swe-
and a Swede.
“But when I suggested theatre, it took quite a long time before they
des’. We’ve also discussed prejudices
accepted it. Several of them had ter-
and how to deal with them, not least
rible stage fright immediately!” she
because there plenty of prejudices
continued.
concerning Brynäs too,” said Sarah
We want to give a better image of
Galfvensjö.
ourselves and of our neighbourhood
The group’s leader, Sarah Galfvensjö, saw an enormous devel-
“We want to give a better image of ourselves and of our neighbourhood – that’s the most important thing”
“We set up and played out vari-
“I played Romeo, obviously!” said Anis, raising an eyebrow meaningfully. “But this is something else.
– that’s the most important thing.
ous events that the guys themselves
I love Brynäs; it’s my home. That’s
experienced and, with time, the script
why I hate all the rumours about the
began to evolve. The group went
criminality here, with people saying
from saying, ‘No, who would want to
there’s always trouble. We really
watch us?’ to collectively longing to
want to do something about chang-
perform in front of an audience. It’s
ing the poor image.”
1888
1897
In 1888, the new city plan that still characterises
Brynäsgatan 35 was Gavlegårdarna’s very first building, and was constructed in 1897. You can read more about this later, starting on page 39.
Brynäs was adopted. The main street, Brynäsgatan, complete with a large number of trees, cut right through the middle of Brynäs itself, which in turn was then planned according to a strict rectangular grid plan with several park-like boulevards. It was decided that seven streets would cross the main street. Inspiration for all of this came from Europe, where many major cities were investing in measures aimed at improving people’s health. It was hoped that large boulevards would help both air and light to circulate better.
34 | 2014
Kicki Eriksson, manager of the local bakery.
“From my flat on Tallgatan, I have views across the entrance to Gävle Harbour, over the River Gavleån, over Gävle Strand, and across city itself. In calm weather, I can hear the bells at the City Hall from my balcony. I’m so happy living in Brynäs; the area feels lived-in and there’s a broad mixture of buildings. I rented the flat unseen when I moved here from Falun, because I knew I really wanted to move here.” said Elisabet Fahlmark.
E
å Everything is calm
more and more shops here. Further-
derful. Now it’s my sister’s birthday,
and peaceful in the lo-
more, a lot of the citizens of Gävle
and I just wanted to get the same
cal bakery. The bakers
have discovered that there’s a bakery
type of cake for her. I had no idea
have gone home for
up here in Brynäs which is open every
that there was a bakery in Brynäs;
the day, but there is
day. It’s much easier to park here than
to be honest, I hardly knew where
still plenty of freshly-baked bread
in the city centre if you want to drop
Väpnargatan was,” she said.
on the shelves.
in and buy some fresh bread,” she said.
Kicki Eriksson smiled as she
The bell on the door rang, and
packed the cake into a box and tied it
Kicki Eriksson, the manager here, said the bakery has been grow-
Stinalis Jonholt came in to collect
ing steadily since the new owners
the Budapest cake she had ordered.
took over about a year ago. “We’re selling our local bread in
“I tried this cake at a friend’s house and thought it was just won-
with white lace. “But now you know!” she said, “And you’ll be very welcome back here again in the future.”
1907
1920
Construction of Brynäs School began shortly after
Brynäs Elementary School, in the area called “Hyveln” on the right. To the left is the Parish Hall, in the area called “Tallen”.
the turn of the century, and was completed in 1907. Stone buildings lined Brynäsgatan, with commercial premises on the ground floor. On the streets crossing this main road were houses with large courtyards, surrounded by painted fences or higher panels. There were many tradesmen based in this suburb, offering their services. Around the turn of the century there were also numerous stables and barns in the Brynäs area, where horses could graze in the Steneberg Park. The public health committee carried out frequent inspections in the district, not least in the many small grocery stores.
2014 | 35
Henry’s Men’s and Women’s Hairdressing Salon is on the fifth of the streets that cross Brynäsgatan, on the ground floor of a block of flats in Mejseln. There have been hairdressers here since the building was constructed. Monica Johansson-Musikka lives in Gökuren in Brynäs, and has worked at Henry’s for 38 years. In the picture, she can be seen cutting Gabriel Johansson’s hair.
C
illa Englund is one
never perceived it that way, and I don’t
of Gavlegårdarna’s
either. If I look at the statistics, I see
managers in Brynäs.
that we have virtually no vandalism,
She too is well aware
and the amount of graffiti has de-
of what is said about
creased noticeably of late,” said Cilla.
the area and, indeed, what has been
She continued, “Maybe it’s got
Cilla Englund, one of Gavlegårdarna’s housing managers in Brynäs.
“Brynäs a quiet, leafy, and pleasant residential district” of people here were poor and had a
said throughout history of the area,
something to do with the infra
very tough life … I don’t know. But
namely that it’s a troubled neigh-
structure itself; the district was
for us, and for the tenants we meet,
bourhood.
planned as a proper big city with the
Brynäs is a quiet, leafy, and pleasant
streets crossing the main thorough-
residential district, with plenty of
back then it was sometimes called
fare. Or perhaps it’s just a leftover
places for socialising.”
‘Little Chicago’. However, Mum
impression from the years when a lot
1920s
1930s
1939
In the period after the First World War,
In the 1930s, Brynäs was a part of the city
Gävle’s first youth centre opened in 1939,
pride in the suburb of Brynäs grew. The
where clubs, associations, and entrepre-
at Staffansgården. It was initiated by,
small, worn down and “standard poor”
neurship were all blossoming. Most of the
among others, the directors of Gavle-
houses began to breed plans for develop-
Gävle’s car companies were located here,
gårdarna, who leased the premises and
ment. Gavlegårdarna was created, and
for example. Additionally, in some of the
provided financial support to the fund
the company bought its first property,
numerous premises, clubs and associa-
which was created. The objective was to
Brynäsgatan 35. Large national housing
tions began to form, especially ones invol-
put a stop to all the disturbance that was
cooperatives and housing associations
ved in politics, trade unions, and sport.
taking place at Mejseln, where there were
“My mother grew up here, and
In terms of the number of flats
employed architects from Gävle to draw
a lot of children and young people living.
up plans for new houses back then.
According to the official local archives, these boys grew up to be “relatively well-behaved members of society,
36 | 2014
most of them”.
For 37 years, there has been a shop called Gävle Blommor in the corner of Agötorget (one of Gävle’s squares) selling flowers and presents. Originally, it was on two floors and also sold clothes. Today, the charming shop, run by the mother and daughter partnership of Gunilla and Lotta Engström, sells flowers and interior decor. “People come in from all over Gävle, but we get a lot of new customers who are astonished that there’s a shop like this in Brynäs.”
there, Brynäs is Gavlegårdarna’s
atmosphere. Furthermore, it’s nice
flats and houses. It’s small-scale here,
largest housing estate.
that the suburb is built on a hill yet
but it’s still a big area. Our street looks
consists predominantly of low-rise
a lot like that street in the film Notting
commercial premises here, owned
properties. We only have one build-
Hill; the difference is simply that the
by the municipal housing company.
ing that is more than five storeys
door to Gavli’s is yellow instead of blue!”
In addition to all the public housing,
high,” said Cilla Englund.
said Cilla Englund, laughing.
There are 2,400 rental flats and
there are also properties owned by
“When I sit outside our district
ties, and that creates a pleasant
activity starts to pick up outside the
“There’s a mixture of properties, and that creates a pleasant atmosphere”
1947–1957
1956
1957–1967
Between 1947 and 1957, Gavlegårdarna
In 1956, the tram route was replaced by
Between 1957 and 1967, Gavlegårdarna
began construction in several different
two bus routes. The trees along Brynäs-
built 440 flats in a meadow area that
areas. The focus was on flats with one
gatan were obscuring the light, and were
housed the famous workers’ housing
to three rooms, each with a kitchen. At
therefore cut down. The road itself was
known as the Atlaskåkarna. The new area
Brynäsberget, six blocks of flats were
widened, to meet the demands of the
was called Herrgårdshagen, and Gävle’s
built, along with a number of laminated
increasing traffic.
first kindergarten opened here, at
housing associations and coopera-
office in the mornings, it just feels
tives, other rental flats, houses, and
great. I see people working at the
also some terraced houses.
bakery opposite, I watch the staff
“There’s a mixture of proper-
houses that were then considered to be
at Samhall open up for the day, and
Eriksbergsgården.
very beautiful and modern. But at the same time, the neighbourhood began to be afflicted with a bad reputation. In adverts for housing in local newspapers, it wasn’t uncommon for the author to write “not in Brynäs”.
2014 | 37
Göte Olsson has just finished the plate rack that his daughter ordered.
Sonja Olsson and Lena Eriksson are neighbours. They meet up every Wednesday in the carpentry workshop at lower Brynäs.
Marjatta Vatunen isn’t just a carpenter girl; she also leads the pottery group, which is one of the many activities that the Union of Tenants in Lower Brynäs provides for the residents.
T
he carpentry work-
an outdoor gym, pottery, weaving, a
some cases, so our social cohesion is
shop at lower Brynäs
sewing circle, an indoor gym, plants,
very strong,” said Lena Eriksson.
is well-equipped, to
and the roofs over the patios.
say the least. It has almost everything a
It was Wednesday on this par-
“Yes, you’ve got plenty to talk about. In addition to all of these
ticular day, which was ladies’ day
activities, you go to the second-
professional carpenter could need,
in the carpentry workshop. Lena
hand shop for coffee twice a week!”
with a solid and reliable selection of
Eriksson and Sonja Olsson were us-
shouted Göte Olsson with a grin.
machines and tools that have been
ing sandpaper to enthusiastically sand
purchased during the many years
down the gnomes they had sawn out,
sional of the carpenters. He takes
the workshop has been in operation.
which would later be painted in the
orders for dressing mirrors, flower
Both the Union of Tenants and the
painting room next door.
stands, stools, and large tables.
tenants themselves have a strong
“We’re a group that’s very ac-
Göte is perhaps the most profes-
“I just started with a birdhouse,”
presence in this area. Thanks to
tive. We meet up for carpentry, our
their commitment and involvement,
sewing circle, for weaving, and for
there is a functioning system for the
ceramics. In addition to all of this,
of things together. And one thing
disposal of bulky refuse, and they are
we’ve lived in the area for a long
they all agree on is that they love
also responsible for the carpentry,
time, getting on for thirty years in
their Brynäs.
1960-tal
1971
The really big transformation of Brynäs took
Brynäsgatan, with the Patronen district in the background.
place during the 1960s and 1970s. Until then, there were still many families living without an inside toilet. Many buildings back then also had very poor foundations, and were literally sinking into the ground. The district underwent a series of demolitions, which involved shops closing and tenants being evacuated to the newly-built areas of Sätra and Andersberg. Many of them never returned.
38 | 2014
said Raimo Emil Suvando, laughing. As said, these neighbours do a lot
Bryn채sgatan 35 The start for AB Gavleg책rdarna Bryn채s Bryn채sgatan 35
The kitchen has a new floor and ceramic tiles typical of the period. From the breakfast table, her son Dennis can see his schoolyard at the venerable Brynäs School.
Anna Bäck has lived in her flat at Brynäsgatan 35 since 1998 - and she’s very happy there.
Dennis and the cat, Frans, playing in the sunlight from the large windows in the living room.
tory. For example, Brynäsgatan 35 was the very first property
T
owned by Gavlegårdarna, and that was built way back in 1897.
age and conditions were difficult for many
In Brynäs, it’s possible to live in a flat with creaky floors, wooden mouldings, and the feeling of a bygone era. Many buildings from the first half of the 20th century have been preserved, but there are also houses with an even longer his
he original inscription on the polished yellow ochre gable has been preserved. The text - Bygdt 1897 (or “Built 1897”) – is a reminder
of a time when there was a housing shortpeople. But it is also a reminder that there was hope for the future. 1897 was the year when a group of Gävle citizens decided to set up an association that would attempt to improve the situation. Together, they built the house that still stands in the Tallen district today. In return for ten kronor, buyers were guaranteed a room in the building, whose original plans, handdrawn on yellowed paper, clearly show the beauty of the building as well as its period
Total renovation in 1957.
40 | 2014
design.
The original plans for the house at Bryn채sgatan 35 are dated 1896. Records of payments made, along with information from the tax office from 1917, show a list of the tenants - and their job titles - who lived in the building at the time Gavleg책rdarna purchased it.
2014 | 41
Brynäsgatan 35 When Gavlegårdarna was formed in 1917,
a laundry room with facilities to heat
the property in the Tallen district was
water down in the basement, along with
the first one that the company bought
cooking facilities and a wash sink.
– for a total of SEK 58,000. The history of the building, however, goes further
The property was extended over the
back than that. Shortly before the turn
years, and new wings shot out, including
of the century, the housing crisis led to
one along the seventh road that crosses
the first so-called housing associations
Brynäsgatan. A total renovation was
in Gävle being formed. In 1897, the
carried out in 1957, after which the cera-
Brynäs Housing Association sold shares
mic stoves all disappeared and were re-
in the building that had been planned
placed by central heating. All of the flats
for Brynäsgatan 35. Each share of ten
now also had a bathroom. The smallest
kronor entitled the buyer to a room. The
flats were converted into one five-room
house was built of stone and had three
flat. The ground floor was fitted out for
storeys. It contained 21 flats, 33 firepla-
a dental surgery, one that remained in
ces, and three single rooms with a stove.
the building until some years into the
The flats were grouped around the two
2000s. Today, even the premises from
hallways, and they each had wardrobes,
which the dentists once worked are now
a larder, and a cloakroom. There was
one large flat.
Andreas Thunarf has lived at Brynäsgatan 35 together with his partner for four years. “You can’t compare this property with just any old property; living like this is unique. We didn’t actually set out to get a flat in this building, but now that we’re here, we wouldn’t swap our flat with anyone.”
The house at Brynäsgatan 35 is now surrounded by greenery, and stands between two other buildings with an almost equally long history. On one side is Staffansgården, and on the other is Brynäs School. The gatehouses are gently arched and the staircases are wide. The one tower-like stairwell can still be seen
The interior of Brynäsgatan 35 during the early years. The reconstruction was made in cooperation with the Nordic Museum.
between the two entrances. Anna Bäck bor med sonen DeAnna Bäck lives with her son Dennis in a three-room flat on the
The proximity to the city centre,
“If I were to be living in a similar
first floor. The family has lived in
the high ceilings, the large windows,
flat in town, perhaps on Staketgatan,
the building since 1998, and Anna
and the lovely atmosphere are just
the rent would be very much higher.
knew exactly what she was looking
a few of the advantages highlighted
Furthermore, I would probably have
for back then.
by Anna Bäck. She has even restored
had to make a down payment along
some of the period features in
the way before getting such a flat.
here and for Mejseln. But when I
the flat that were lost in the total
Today, instead, I rent my home,
came here, it simply felt right. Be-
renovation that was carried out in
and I don’t even need to worry if
cause, with these flats, it’s all about
the 1950s. Her kitchen now has new
something breaks and needs fixing.
feeling. What was actually built at
rectangular ceramic tiles, and the
It suits me just perfectly.”
that time is irreplaceable; there’s just
skirting boards are wide and made
history everywhere.”
of wood.
“I was in the housing queue for
42 | 2014
The 600 new flats that are being built on the L채kerol site are not going to form just any new residential suburb. The vision here is of a vibrant area that has both an urban and a local neighbourhood feel about it. And the roots of the old industrial culture here will now become a brand name for what is going to be created.
Gavleg책rdarna and the
sweet factory
“We want to mix residential properties with commercial properties that are running a good variety of businesses. Residents and entrepreneurs together create activity during the greater part of the day. Obviously we’d like there to be a good range of services here, such as shops and restaurants, but the main
A
year has passed since
from here, and then pairing them
purpose of the project is to create
with the perceptions and feelings
new housing in Gävle,” said Lars
of a modern, urban neighbourhood.
Bergmark.
We think this will be very attractive for many different people.
the people of Gävle
At the moment, Gavlegårdarna is
looking for a creative architect who
were given the news
This visionary work has led Gav-
will, during the autumn, take part
that Gavlegårdarna
legårdarna to look closely at similar
in the next phase of the planning
had purchased the
constructions around the world.
programme.
area around the old Läkerol factory
The company has also met external
and now planned to build almost
architects, city planners, and profes-
we are starting to sketch out the first
600 new flats there.
sors, all to generate ideas about how
rough ideas. How do we link the new
the area could be developed.
area better with the “å-rummet” area
The start of the actual construction work itself has been scheduled
“It’s important to learn more
“Together with the municipality,
down by the river, with Brynäs and
for 2017 at the earliest, but that
about how to create vibrant meeting
Gävle Strand? What sort of block
doesn’t mean that work on the
places that feel natural. How do you
structure should we be aiming for?
47,000m² site is at a standstill.
create the general hustle and bustle
Which values should we especially
“We’ve been working with vi-
that we’d like? The solution isn’t to
be considering, and which buildings
sions and ideas about what we really
simply build a square if people aren’t
should we be preserving?” asked Lars.
want to create with this new dis-
in some way drawn to it,” said Lars
trict,” said Lars Bergmark, business
Bergmark.
developer at Gavlegårdarna.
“In order to succeed, it’s impor-
“We have at least three buildings that the Cloetta antiquarian study has recommended we should pre-
“This is the largest individual
tant to start from the perspectives of
serve. But there’s going to be a lot
project that Gavlegårdarna has ever
the site and the people, not the type
of new construction in the area, and
embarked upon, which is why it’s
of building that will stand there. We
there we’re looking to create homes
so important that the planning is
must take care to find out how those
that fit in with the old cultural envi-
carried out very thoroughly. Today
who will be living in the area and
ronments,” he said.
we’re convinced that this will be
visiting it would like everything to
much more than just an ordinary,
be,” he continued.
Perhaps some of the buildings in the
factory area that were constructed in
“This is the largest individual project that Gavlegårdarna has ever embarked upon”
recent years can also be reused in the new suburb. There are both warehouses and industrial buildings that could, for example, be used as car
newly-built residential suburb,” he continued. “We’ve talked a lot about the
Lars also spoke of the importance of preserving the feeling that
be a lot of demand for car parking in
has always characterised the area
an area with new 600 homes.
soul and character of the area, about
- and indeed the whole of the adjoin-
maintaining the historical values
ing suburb of Brynäs.
44 | 2014
parks. There will, after all, probably
“There will no doubt be a lot of discussion about what should
The Läkerol area In 1916, Adolf Ahlgren bought a piece of land in lower Brynäs, an industrial area in Gävle. His company, Ahlgrens, already had two factories in the centre of Gävle at that time, but Adolf had plans to invest further in the confectionary side of the company. The first buildings on the new site were erected that same year and then, in 1921, a new modern factory was constructed. The new premises were bright, with concrete floors and tiled walls. The three storeys contained manufacturing areas, a canteen, changing rooms for the workers, a medical room, a laundry room, and water closets. The buildings were heated by means of a central heating system, something that
The new suburb will connect up Gävle Strand, the “å-rummet” area by the river, and Brynäs.
wasn’t common even in residential properties at that time. New buildings have appeared on the site over the years, always starting out from the original factory. In 1963, all of Ahlgrens’ factories
be demolished and what should be
underway in 2017 or, more likely,
preserved. It’s therefore important
2018. There will be different phases
to have both a curator and a creative
in the construction work, and it’s
architect in the working group,” said
quite likely that we won’t be build-
Lars Bergmark.
ing everything ourselves. We think
Gavlegårdarna believe that the
it would be best if other developers
Municipality of Gävle will be able
were also involved, so we get a good
to start work on the detail planning,
mixture of owner-occupied and
were in Brynäs. The last major expansion of the factory took place in 1991, when some new production buildings and a new main entrance were constructed. Source: The County Museum, Ulrika Olsson, architectural curator
“If everything goes according to plan, con struction should get underway in 2017 or 2018” which will make the new design of the area more specific, sometime during the winter of 2016. “That’s when the focus will be
rental flats,” he continued. “The most important thing is that area as a whole should give the impression of having its roots in an
more on which parts of the site can
industrial culture; that’s where we
be built on, how high the buildings
think the branding for this type of
are allowed to be, and where parks
construction should lie. We think
and other green areas should be situ-
that more people will want to live
ated,” said Lars.
here if they know that we’ve left
“If everything goes according to plan, construction should get
some traces behind, a memory of bygone times,” he concluded.
2014 | 45
More and more are able to carry on
living in their own homes
Gavlegårdarna’s active social living work is giving clear results. The statistics for 2014 show that more and more tenants are paying their rent on time. “You avoid reminder fees, debt collection agency demands, and all the worry and anxiety,” said Roberth, housing advisor at Gavle gårdarna.
T
he Social Living Group
“Tenants can call us every day to
(“bosociala”) has
talk about their potential problems.
worked closely together
We can give them a brief grace
right from the start
period if they are waiting for money
in 2013. The group’s
to come in, for example their unem-
objective has always been clear: to
ployment or sick benefit payments.
ensure that as few tenants as possible
However, at the same time, our rules
get into debt because of their rent
are very clear. We’ve managed to get
not being paid on time.
the message out there that there’s
“In the end it is all about evicting
no point in calling us month after
as few people as possible, a figure
month,” said Gunilla, a caseworker
that the media is always focused on.
in the Social Living Group.
But we usually say that the number
“More people today seem to
of eviction notices served is just as
understand how important it is to
important - perhaps even more im-
give their rental payments priority.
portant. In practice, we might have
The number of calls we receive has
no enforced evictions carried out one
dropped dramatically during 2014, as
month, yet still 500 people will have
has the number of cases being passed
received an eviction notice from the
to debt collection agencies. That
Bailiff,” said Roberth.
figure hasn’t been as low as it is today
“If it means that people don’t have to go through the feeling of
for several years,” she continued. Since June 2013, Gavlegårdarna has been working in collabora-
“Tenants can call us every day to talk about their problems”
tion with Social Services in Gävle. There were two people working within the project “BoKvar” (which means “keep living where you are”)
terror that receiving such a letter
in 2014, both employees of Social
creates, then we’ve immediately
Services. They worked by making
done something right. Especially
unannounced visits to tenants who
if there are families with children
had not paid their rent. Over a two-
involved,” he continued.
year period, Åsa and Carola knocked
The Social Living Group has therefore focused on helping people in good time, well before the threat of
46 | 2014
on well over 5,000 doors in Gavlegårdarna’s housing portfolio. “We’ve carried out an incred-
possible eviction looms. In doing so,
ible number of house calls. For
the group has also managed to bring
some tenants there was just the odd
down the number of reminders, addi-
visit, but for some people we’ve got
tional fees, payment injunctions, and
involved in all aspects of their lives.
debt collection agency demands.
We’ve been able to be a resource for
Number of cases passed for debt collection
Proportion of rent unpaid in % (average value) 4 4
8 000 8,000
3 3
6 000 6,000
The BoKvar project
7 000 7 000
4
4
2 2 3 1
3
gårdarna and Gävle’s Social Services began
6 0006 000 3 000 3 000
in June 2013 and was extended two years later
0 0 1
by an additional six months.
4 0004 000 1 000 1 000
2
1
This collaborative project between Gavle
7 000 7 000 4 000 4,000
5 000 5 000 2 000 2,000
1
2
8 0008 000 5 000 5 000
2012 2012
2013 2013
2014 2014
3 000 3 000 0 0
2010 2010
2 000 2 000
20112011
2012 2012
2013 2013
2014 2014
0 0 200200
2012 2012
2013 2013
2014 2014
Two social workers based at the University of Gävle are currently writing a paper where
1 000 1 000 0 0 2010 2010 2011 2011 2012 2012 2013 2013 2014 2014 80 80
they look more closely at how collaboration
Number of eviction notices served *
70 70
between public housing and social services
150 150
60 60
affects the overall housing situation. Is this
Number of evictions
200 200
80 80 50 50
100100
70 70 40 40
150
60 60 30 30
150
50
0
2010 2010
50
The paper is part of the evaluation pro-
40 40 10 10
100
0 0
reducing homelessness?
50 50 20 20
50 50 100
type of collaboration a successful way of
20112011
2012 2012
2013 2013
2014 2014
0
2010 2010 2011 2011 2012 2012 2013 2013 2014 2014
30 30 0 0
2010 2010
20
20
10
10
0
0
20112011
2012 2012
2013 2013
2014 2014
2010 2010 2011 2011 2012 2012 2013 2013 2014 2014
* Where the tenant has received a letter from the Enforcement Authority giving the date and time of the planned eviction.
cess of the project which in turn can then be extended or, alternatively, integrated into Gavlegårdarna’s ordinary day-to-day activities.
Social Living statistics
them, to help them resolve the nega-
that the figures will turn upwards
tive situation in which they’ve found
again. Our active role, reaching out
benefits paid out to offset plain rent arrears
themselves,” said Carola.
to help, makes you - as a tenant - feel
decreased by SEK 450,000 during 2014.
“We’ve guided people to
seen. Only then might you find the
places where they can get help, we’ve
strength to start dealing with these
pepped them, coached them, and
problems,” said Roberth.
looked for solutions for them for the
“Now we have an established
• Figures from Social Services show that
• The Deacons Council in Gävle announced that it did not have to help as many people with their rent during 2014 as it had in previous years. It has also noticed that more
future. Because we come from Social
working method, one where we’re
people are asking for help in good time;
Services, we have a lot of knowledge
fast, flexible, accessible, and meet
fewer cases concern a large pile of unpaid
and contacts that can be very use-
a lot of people, face to face. All the
ful,” she continued.
figures show that this work really
“I feel that, in many cases, we’ve been able to inspire hope,” she added. “Our job is to ‘nip problems in the bud’, and the statistics now show that we’re doing just that. We can
pays off,” continued Carola. Roberth nodded, and emphasised that Gavlegårdarna’s results here are positive in many ways. “The statistics look good when we
clearly see that this is beneficial, not
see how much they have improved.
only financially but also in terms of
However, they also look good when we
human suffering,” said Carola.
compare ourselves with other housing
The BoKvar project finished at the end of 2014, but both Roberth
time. The corresponding figure for 2013 was 96.8 per cent. Gavlegårdarna’s goal for 2015 is to reach 99 per cent. • A total of 1,597 cases were dealt with and closed by Gavlegårdarna’s BoKvar project during 2014. Of all of these, 1,503 (94 per cent) have continued to live in their homes.
A large credit management service organisation, Intrum Justitia,
continue to be done in some form.
has also observed that our rate of
“If we go back to our former,
• In 2014, 98.5 per cent of all rent was paid on
companies,” he said.
and Carola hope that the work will
more passive role, I’m fairly certain
rental invoices.
solving these problems is high when compared with others.
2014 | 47
The Leadership Academy Last year’s pilot project had six hand-picked participants, all of whom were voluntary leaders for children and young people. After their graduation, the initiators of the project, Gavlegårdarna and Brynäs IF, carried out a thorough evaluation of the ideas and their implementation. The results were positive and Gavlegårdarna has extended its collaboration agreement with Brynäs, now with the primary objective of running the Leadership Academy every year. The training will be a natural part of one of Brynäs’ regular activities – entitled “A Good Start” – which, together with UNICEF, works for the good of children and young people in Gävle. Now, thanks to the Leadership Academy, 24 new leaders will be trained and (hopefully) graduate every year. enbrastart.brynas.se
Shnah Pishnemaz, Sandra Schreiber Berg, Filip Åberg, Rasmus Liljedahl, Hassan Haji, Filip Eriksson (hidden behind Matilda), Matilda Fernlund, David Strand, Janne Andersson, Mattias Frisk, Sofia Amanuel Haile. Jenna Lindberg is missing from the picture.
24 new leaders every year The goal, namely to get more good leaders for the children and young people of Gävle, has been secured. Thanks to Gavlegårdarna’s collaboration with Brynäs IF, the Leadership Academy pilot project has now been made permanent.
S
Shnah Pishnemaz
tefan Utby, the person
involving all of the Leadership Aca-
who is responsible for
demy students.
youth activities at Bry-
Matilda Fernlund
Matilda Fernlund is the trainer
näs IF, is both pleased
and practitioner at Soo Shim Taek-
really grateful that I got to take part in
and proud with the
wondo Club in Gävle. The children
the Leadership Academy.”
group that took part in this spring’s
she trains are aged 4–7, and it’s not
Leadership Academy. The first pilot
always easy for her to communicate
Shnah Pishnemaz has a leadership
project laid the foundations for the
her knowledge to the group.
role in a completely different sphere.
“permanent” academy, but there have
“I found that I was often unsure
She is an employee at a home for
been a lot of developments along the
myself and was always trying to
unaccompanied refugee children, and
way this year.
find new things for the children to
she is often the closest adult contact
do, so that they wouldn’t get bored.
many of the young people she works
pants in 2014, twelve in all. But we also
Thanks to the Leadership Academy,
with actually have in their lives.
met more often, and spent many hours
I learned much more about how to
“They don’t come to me to pursue
together. I would say that it’s been
build the children’s trust and confi-
a hobby or something and then
pretty hard work, but now they’ve got
dence,” she said.
go home; they literally live where
“We had twice as many partici-
a really solid education,” said Stefan.
She continued, “I go to school
I work. But at the Leadership
myself, and sometimes it’s not the
Academy, we could nevertheless see
Pure theory sessions were mixed
most enjoyable thing I’ve ever done.
relevant common denominators.
with study trips in reality, as well
But at the academy, we were just a
No matter how our everyday reality
as guest appearances by external
small group of mixed students, and we
looks, all of us had something we
lecturers, some of them nationally
had some really interesting and useful
could relate to,” she said.
famous. The previous participants
discussions. I think about a lot of what
told us about their experiences, and
we touched upon every day, even in
tools that I can use, and I have this
the consensus is that mentoring
the other aspects of my life. I am more
enormous gratitude for everything
should somehow be made available
pleased than I expected to be, and I’m
I’ve learned,” she added.
48 | 2014
“I got so many new, practical
The colours black and white, with numerous copper features, set the tone for the two-room flat in Mejseln in Brynäs
50
THREE HOMES,
THREE STYLES Every third resident of Gävle lives behind one of Gavlegårdarna’s front doors. There are people living in each and every one of our flats whose lives are completely different.
where Alexandra Jönsson lives with her daughter Naija.
One person might have just left home for the first time; the next might have been recently widowed. In the next flat, there could be someone creating their first home in – to them – a new, foreign country. Everyone has different interests, opinions and tastes. And everyone decorates their home based on their own personality. We visited three families in Gävle and were allowed to take a look into the environment where they all feel most at home.
58
54
The Aliji family has, together with Versace’s designs,
The Rosén family has lived in this flat in Valbo since 1961. Three
created a very personal style in their flat in Brynäs.
generations of the family have lived here over the years, and
They have made room for some bling-bling too.
much of the furniture has been there from the very beginning.
2014 | 49
A branch Alexandra found in the forest that she stripped and sanded to make a perfect coat stand.
Alexandra got her dream flat Alexandra Jönsson lived for a while in the Mejseln area of Brynäs with her mother. The flat there whetted her appetite and, even when she first got a flat of her own in the city centre, she always longed to return. Today she is living in the flat of her dreams – which she got due to pure luck.
T
he small three-room flat
Alexandra is 22 years old, and
for my final project if I hadn’t been
in Mejseln, in Brynäs,
a young mother. Two months after
just breathes peace and
graduating from the hairdressing
harmony. The walls
training programme, she found
The good school results meant that
are a warm grey, the
herself in the maternity ward.
she got a job immediately graduation.
windows are tall, and the recesses
“I didn’t exactly plan it that way,
pregnant,” she laughed.
She had time to work for two months
deep. Alexandra Jönsson was sitting
and of course I was worried about a
in the Brynäs hairdressing salon
on the floor with her daughter Naija,
lot of things, especially when I knew
before she went on maternity leave.
cutting princesses out of paper. Her
that I would have to take most of the
working day at the hairdressing salon
responsibilities on myself. But it still
then, in the city centre. However, all
was over, and Naija had been picked
felt so natural to carry her and to keep
the time I was looking for different
up from the kindergarten.
her,” she said, stroking Naija’s cheek.
housing, not least for Naija’s sake.
“I was living in my first flat back
“In the past, I mostly just sat and
When I started working again and
day life is here in Brynäs, and it’s also
talked in class: I didn’t take school or
she got a place in the kindergarten
really close to the city centre. I can get
life very seriously,” said Alexandra.
up here in Brynäs, this was the
“Everything I need in my every-
along just fine without a car, although
“But so much happened to me
suburb where I wanted to live as
occasionally I borrow Mum’s,” said
during my pregnancy. I wouldn’t
well – ideally in Mejseln”, Alexandra
Alexandra, lifting up her daughter.
have got the scholarship I received
explained.
50 | 2014
Alexandra Jönsson, 22, lives in Brynäs with her 3-year-old daughter, Naija. What’s the best thing about living in Brynäs? “I have everything here - my flat, my job, my sister, and Naija’s kindergarten. There are plenty of playgrounds, and we often go to Steneberg Park, especially in the summer when they fill a little pool there for the small children.” What’s the best thing about your flat? “The lovely big windows that let in so much light. The sun goes down outside the windows of the living room and kitchen in the evening, and the view is fantastic.” What would you like to change in the flat? “I’ve always wanted to change wallpaper in the hall. It looks like the wallpaper from a bachelor pad!” Which is your favourite room? “Both the living room and Naija’s room. We often just mess about together, and we rarely watch television. But I’m pleased with the kitchen too, which I recently wallpapered with the help of a friend.”
Repainted t able from Limö Café
What’s your style of interior décor? “There’s a lot of black and white, mixed with relaxing natural colours. Recently I’ve acquired a lot of things that are made of copper.”
3 rooms and a kitchen, 65m2, in Mejseln, Brynäs
Black and white
set the tone
The Mejseln District There is a building called “Mejseln”, designed by the city architect E.A Hedin, which was built in the district of the same name. The housing association for Gefle Workers constructed some 20 flats in this building in 1897. A few years later, in 1903, the property was extended by a similar amount. There were also premises for shops on the ground floor. Gavlegårdarna bought the property in 1919. Between the years 1924-1936, Mejseln was renovated and turned into 102 flats.
2014 | 51
“My mother called me one morning and told me that this flat had appeared on “Direkten” (which is Gavlegårdarna’s website where flats are available even for people with no queue points). I’d only been in the queue for a few years but, because of the new lottery system, I was suddenly number one in line for the flat. It was pure luck; I can almost believe that it was fate,” continued Alexandra, smiling. “The flat is really nice, not least because it’s so old. The large windows and the wide wooden mouldings aren’t easy to find in a flat today. And if you want to live in a place like this, part of the deal is that there will be a lot of very intricate surfaces to dust!” she added. Alexandra explained her love of
interior design, and there are traces all over the flat of her artistic efforts, fixtures, and general interest in décor. “I’m always very sure of what I
In Alexandra’s three-room flat,
there were always lots of dragon-
auction finds and family heirlooms
flies,” said Alexandra.
want. If I find something I like, I’ll
mix with more industrial influences,
buy it, even if I have to save up for a
in black, white, and copper. The
and I like them very much. Maybe
while first. However, I don’t really
dragonfly is a recurring detail in
that’s why I want them around my
have a uniform style; on that subject
the flat and is depicted even more
home.”
it’s harder for me to decide. At the
permanently in Alexandra’s life by a
moment, there’s something of a dif-
tattoo on her hip.
“I’m always very sure of what I want. If I find something I like, I’ll buy it, even if I have to save up for a while first”
“They mean something to me
Naija ran out into the newly-wall-
papered, black-and-white-striped, kitchen and picked up a few grapes. Alexandra stretched out on the moderately worn, brown leather couch and said, “It’ll be difficult to move from here. I was looking at an owner-occu-
ferent style in every room,” she said.
“I’ve lost people who were very
pier flat, because I’m wondering if it
“I don’t want my flat to look like
close to me; both my father and my
might be a good idea to buy a home,
everyone else’s, nor can there be too
brother. On both occasions, dragon-
but it was so dark ... even though it
much of something. I’m inspired a
flies showed up in a direct connec-
was bigger than mine. And everyth-
lot by various different blogs and I’m
tion with the way that I received the
ing there was plastic! I didn’t value
almost always sitting here messing
news. And my grandmother often
all the old things here at Mejseln
about with something. Often with
tells me that, when I was small,
specifically when I said I wanted move
Naija, but also later on in the eve-
I used to spend a lot of time by a
here, but now I realise what a huge
nings after she’s gone to bed.”
brook at her summerhouse where
difference they actually make.”
52 | 2014
Warm grey Alexandra made this headboard, together with her grandmother. The mandatory dragonfly appears on both the bed and pillow.
and high ceilings
Photo wall and
antique chest
Naija’s room is full of little things crafted by Mum and daughter together. Beautiful drawings are mixed with butterflies, made from folded paper of different shapes and colours.
The colou r Alexandra inherited this chest from her grandfather.
scale at Alexandra’s flat
Alexandra first saw the greenhouse light on a blog, and later asked for it as a birthday present. “Now I’ve sown some seeds, and I’m hoping to see rocket, lettuce, and basil sprouting up here soon. Mum will have to take over the tomatoes if they grow as they should, because I haven’t got a balcony.”
2014 | 53
Crystal chandeliers
in every room The Aliji family, consisting of mother Hanuma and children Selma, 17, Elma, 14, Melissa, 11 and Theo, 5, lives in Brynäs. What’s the best thing about living in Brynäs? “It’s close to Steneberg School; that’s a great school where we’re all very happy.” What’s the best thing about your flat? “We love it! The rooms are a decent size and there is an open floorplan. The girls share a bedroom - when they’re friends! - so we usually have an extra room with mattresses and a bed if we have guests. There’s almost always someone sleeping over here at weekends.” What’s missing in the flat? “Laundry facilities. There are a lot of people sharing the common laundry room. Sometimes it can take ten days to get a time to do the laundry.” What do you use the most? “The living room. That’s where we sit and socialise with each other. Because the kitchen’s connected with the living room, we’re always fairly close to each other.” What’s your style of interior décor? “Italian. We have sofas made of cream-white leather, plenty of gold and bling-bling. Our favourite designer is Versace.”
4 rooms and a kitchen, 90m², in Brynäs
Gold and cream-white
even in the kitchen
54 | 2014
The Aliji family – keeping up the style With a background from the war in Yugoslavia, Hanuma Aliji knows that a beautiful home is nowhere near the most important thing in life. Spending time with family and friends, and always being ready and willing to help each other will always come first. But one doesn’t need to exclude the other. “The children and I love having a nice home, and we’ve really found our style,” said Hanuma.
A
t five years old, Theo
relatives live in Öster, and we sat
loves pirates and,
outside with them all evening, bar-
it’s quite normal to do that. You help
on this occasion, he
becuing,” said Hanuma, while Theo
if you can, and do everything pos-
greeted the family’s
laughed, showing the world that he’d
sible to support each other,” she said,
visitors with a sword
just lost both of his front teeth.
sitting down in the living room with
in his hand. His mother, Hanuma,
Hanuma’s daughters, Elma and
“We come from a country where
the children.
was standing under the chandelier in
Melissa, were both at home, but
the hall, smiling warmly. This four-
their older sister, Selma, was away,
chose from Gavlegårdarna’s range
room flat in Brynäs is used to getting
sleeping at her grandmother’s house.
when we moved in, but it was a rela-
visitors, and there’s always a spare
“Their grandfather passed away
“This wallpaper, for example, we
tive who then did the job of hanging
bed available. The Alijis have a large
a few months ago and now we usu-
it for us. It’s natural in our family.
extended family and many friends -
ally take it in turns to keep Grand-
However, I’m rather surprised that
and they socialise a great deal.
ma company. At weekends, there is
we managed to find wallpaper that
always someone sleeping over there,”
suited our tastes; we do rather have
said Hanuma.
our own style,” she laughed.
“Wasn’t it hot yesterday? It almost felt like summer. A lot of our
Hanuma Aliji with her son Theo and daughters Melissa and Elma. The eldest daughter, Selma, is missing from this picture.
2014 | 55
The wallpaper, with its high-gloss
The family fled to her father’s
in Gävle is lying. You simply have
white pattern on a white back-
workplace, the railway station in
to get out there; you can’t just sit at
ground, adorns the entire flat. The
Belgrade. They hid in a small room
home and twiddle your thumbs,” she
Aliji family undeniably have a style
and then, at dawn, they jumped onto
added, firmly.
that is very different to what we have
a train bound for Germany. With-
become accustomed to in recent
out packing and without having had
three children were small, the fam-
years; black, white, and bare or aus-
time to say goodbye to their loved
ily lived in Öster, but six years ago it
tere lines. In this four-room flat in
ones, they were on their way to a
was time to move.
Lower Brynäs, however, it’s warm,
new and totally unknown life.
cosy, and elegant. The furniture is
“I saw that my mother was cry-
For many years, while the first
“Theo was about to be born and we needed somewhere a bit bigger. Furthermore, the girls would find
“When I was setting up my own first home, I was initially drawn to the more Swedish style.”
themselves a bit closer to Steneberg School if we were to move here. And we really loved this flat; we thought it was so well-planned, open, and
heavy and has patterns and orna-
ing and that my father obviously
mentation. Versace is the idol of the
felt bad. But I was just a child and
home, and the favourite colours are
I didn’t really understand all the
She packed up their heavy Versace
creamy white, beige, and gold.
implications. Most of all, I thought
furniture and moved the family
it was exciting that I would be going
into this new flat. They were all
own first home, I was initially
abroad,” said Hanuma, allowing her
happy there from the very begin-
drawn to the more Swedish style.
gaze to wander out of the window.
ning. However, when Theo started
“When I was setting up my
Whenever I went into a typical
The family ended up in northern
bright,” said Hanuma.
crawling, Hanuma discovered that
Swedish home, I thought, ‘Wow,
Sweden, and quickly began to re-
her furniture wasn’t the best – at
this is how I’d like it!’ at first,” said
organise their future after it had so
least, not from the youngest family
Hanuma.
suddenly been turned upside down.
member’s point of view.
“But somehow I began to move
They learnt the language, studied,
“I had, among other things,
away from that, and went back to
and got jobs. They acquired new
a display cabinet and some sofas
my own style and taste. I’ve always
friends, and the three children grew
that I loved. But they all had sharp
loved Italian style with a bit of
up. Hanuma, who dreamed of work-
edges, and Theo both cut and hit
luxury. I must confess that both I
ing with children, chose to move to
himself on them. I realised that the
and the children like nice things
Gävle in order to study the Children
children’s best is the most important
and brand names,” she said, almost
and Recreation programme at the
thing. Accordingly, even though
apologetically.
upper secondary school there, Pol-
it really hurt, I just sold the lot on
hem School.
Blocket (an online site with classified
“I know that none of all this matters very much really ... but it’s
“But nothing ever goes exactly as
adverts),” said Hanuma, laughing.
still nicer when everything’s good
planned. I got my first child when I
quality.”
was just 19, and was still planning to
on the internet and found some
“But I googled Italian furniture
complete school. But it wasn’t pos-
good alternatives. It was still Ver-
Hanuma Aliji was twelve when
sible, so I left during the third year,”
sace. A lot of gold and creamy white
the neighbours back home in Serbia
said Hanuma.
- not the snow white that people of-
came running with a warning in
She explained further, “Then I
ten want in Sweden. A much warmer
the middle of the night. A vehicle
had two more children, but in the
had arrived, a military vehicle, the
periods between being on parental
one that was being used to forcibly
leave, I was always working. Wow,
collect all of the men who had not
I’ve worked in a lot of different plac-
“Yes, of course,” replied her
responded to the order to report for
es and in a lot of different branches.
mother. “You have to have a bit of
military service.
Anyone who says there are no jobs
bling-bling!”
56 | 2014
tone,” she said. “And so bling-bling!” said her daughter Elma, laughing.
Cabinet with
The display cabinet and the TV table are Versace’s own brand, and were bought at an online shop based in Västerås. The patterns and ornamentation are typical Versace.
glass and ornaments
Hanuma found the furniture in the hall at an interior design shop in Gävle, but it was simply too expensive. However, the next day, the shop announced that all furniture was going on sale at half price, and then she jumped in straightaway. “I felt so lucky; I hadn’t been able to stop thinking about it,” she said. Hanuma has owned the statue and the paintings in the gold frame for sixteen years. Everything was bought at an interior design shop in Örebro, where her parents were buying furniture.
The crystal chandeliers of various shapes and sizes belong to the Aliji family’s favourites. The large ceiling fixture in the living room has a remote control, and the lights can be switched from blue to yellow.
The colo u
r scale a t the Aliji family’s fl at
Not everyone gets to sit at a kitchen table like this and eat breakfast or do homework. The gold and cream table, as well as the shimmering-gold crocodile-patterned chairs were bought on the internet.
The delicate lace curtains from Serbia, Hanuma’s homeland.
Favourite designer
Versace
2014 | 57
The kitchen is relatively newly-renovated in a grey colour that was most likely modern when the house was built in the 1960s. Anita has preserved the fittings from the original.
A pleasant home – for fifty years They can remember the feeling of moving into a home with a private bathroom and a toilet that could be flushed. Karl-Evert, Anita, and little Ann-Christine Rosén had come to paradise. Today, 54 years later, they’re still happy in their three-room flat in Valbo. “This flat has accommodated our entire lives. They’ll have to carry us out if we ever have to move!” said Anita Rosén.
I
aIt is usually said that a
“This little fellow has improved
much that needed doing with the
congenial home is dependent
our health no end, so we wouldn’t be
place. We chose to build a summer
upon those who are living in
without him,” he continued, strok-
cottage by Lake Öjaren instead, and
it. There was heat radiating
ing Berra’s neck.
we’ve spent a lot of time there ever
from the door to the flat in
The family has lived in this
since, both during the summer and
central Valbo, despite the fact that
building in the centre for over
the rest of the year. We’ve been able
this particular Thursday in March
fifty years. First of all, they lived
to be there with children, family
was more than just a little grey. Anita
in a two-room flat, but since 1965
and friends and, oh boy, we’ve had
Rosén had been baking cookies, and
they’ve been in the three-room flat
so much fun out there,” she said,
was now offering coffee too. The
they still have. They’ve never even
laughing.
dog, Berra, was sitting in the living
thought about moving.
room, looking much better after his recent surgery for a slipped disc. “We’ve both had heart attacks; Anita’s had one and I’ve had three,” said Karl-Evert Rosén.
58 | 2014
“At first, we were probably set
Karl-Evert added, “Sure, it costs a fair bit to pay rent every month
on Kalle’s family home,” said Anita,
and, when we look at our peers who
pouring the coffee.
own properties, they’ve saved a lot
“But when the time for that came, we decided there was just too
of money. But, on the other hand, we’ve had it really easy. And it’s
Lamp from the
year they moved in
Karl-Evert and Anita Rosén live in Valbo with their dog, Berra, in a flat they’ve had since 1961. Their two children plus one grandson have also lived here. What’s the best thing about your flat? “It’s well-planned and it has nice views.” What’s the best thing about renting a flat? “Convenience. Whenever we’ve needed some minor repairs doing, we’ve simply called the caretaker who has always come over immediately. We had one excellent caretaker-manager for many years. He used to cut the grass and keep everything so neat and tidy in the area.” What’s your worst memory from here over the years? “Replacing the downpipes in the 90s. We had to use both an outside toilet and an outside shower in the courtyard for at least a month.” What’s your best memory from here over the years? “We had a single mother living in the building who had to work a lot. Her daughter was soon eating pancakes with us every afternoon. Thanks to that, we were nominated for Neighbours of the Year 2009.” What’s your style of interior décor? “Family heirlooms meet the more modern. Some of the furniture here has been in the flat ever since we moved in. A sideboard that we bought at Lindh’s furniture shop several decades ago has been repainted twice, and we’re now on to our third suite.”
Newly-renovated kitch
in the original style
en
3 rooms and a kitchen, 67.3m², in Valbo
2014 | 59
much more fun cutting the grass out
For the rent of sek 299 per month,
There was a period when she, her
there at the cottage.”
they got out of having to go to
boyfriend, and the baby were all liv-
Kalle’s parents’ house for a shower.
ing in our flat. You know, anything’s
They were only sixteen years
In the newly-built two-room flat,
possible if you really want it,” said
old when they met at the People’s
they had their own bathroom and
Anita with a wink.
Amusement Park in Sandviken. Two
toilet. Sheer paradise, as they both
years later, Anita was pregnant.
described it.
“We weren’t living together at
“Around the time they began to
It’s easy to understand why there’s
always been plenty of activity in
the time so this was a minor disaster,
think about having another child, a
the flat. The couple’s many friends,
but we had our respective parents on
three-room flat in the same building
along with those of the children,
our side. I lived at home with Mum
became vacant. They moved into it
have always been welcome. Also,
and Dad for Ann-Christine’s first
in 1965 and, two years later, their
Kalle’s bridge group got together
year,” said Anita.
son, Tomas, was born.
regularly for many years for a tour-
“Then we rented a small cot-
“He had to sleep in the same
nament in the kitchen.
tage in Lund, outside Valbo, one
bedroom as us, while Ann-Christine
room and a kitchen, with an outside
took the third room. There were
everywhere too. Yikes, after just a
toilet and a wood-burning stove.
nine years between them, so it felt
little while it used to be like a fog
We lived there until Ann-Christine
natural to solve the problem that
in there,” said Anita, and laughed
was six years old. Then they started
way,” said Anita.
again.
building here in the centre, and we
“At that time everyone smoked
“And then Ann-Christine went
applied for a flat immediately,” she
the same way that we did, and got
When their son, Tomas, finally left
continued.
pregnant when she was eighteen.
home in 1983, the flat suddenly felt empty. Very empty. “Yes, of course, it felt strange here with just the two of us. But I always say that at any time when we’ve been tired or angry, we’ve given each other a pat on the back and moved on,” said Anita with a smile. “Of course it was a bit of a struggle from time to time. At the beginning of our lives together, we sek 100 a week to live on. I used to take Ann-Christine with me and do a little extra work, picking potatoes for the farmers here in Valbo. Kalle drove furniture for Lindh’s out here, and it was only via them that we were able to furnish for our flat. But everyone needs a trial or two in their life. Nowadays, people give up at the first sign of a setback,” she continued. Kalle looked at Anita and said, “If you’re going to upgrade, first you have to find someone better. I’d never have been able to do that.”
“We’ll live here for as long as we possibly can,” said both Anita and Karl-Evert Rosén.
60 | 2014
The living room
The bureau came from Kalle’s parental home, and has been with the couple ever since they moved in together. This is also an electric candelabrum that Anita has always been fond of. When the electrical part of it broke down after many years, she transformed it into an ordinary candelabrum.
year 2015
Inheritance from
the parental homes
The couple received this fantastic scale as a wedding present. The thermos flask is a reminder of Kalle’s ten-year period working at the regiment I14 in Gävle.
The sideboard from the 1960s that Kalle has painted twice.
“I love the wallpaper in the hall and regret not choosing the same for the kitchen too,” said Anita about the flowered design on the wall of the hall.
The mirror in the hall came from Anita’s mother’s home and is now painted white.
The colour scale at the
Rosén couple’s flat
Anita and her son, Tomas, relaxing cosily in the flat on a Friday evening, sometime in the 1970s. The couch was orange, the armchairs were made of leather, the curtains were flowery, and the rug was a thick pile variant.
2014 | 61
The new area around Sätra Centre is scheduled for completion in 2017.
Growing into a big city:
Gävle is taking shape Gavle is growing - and so is the city’s housing queue. At Gavlegårdarna it’s currently full speed ahead on planning future housing.
“It’s natural that a period when
build houses. Following the easing
there was a lot of building will be
of some restrictions in the Planning
followed by a period when there is a
and Building Act, for example, we
lot of designing and planning for the
are now looking at ways of more
phase of construction. Right now
efficiently producing smaller flats,”
we’re in the starting blocks for many
said Lars Bergmark.
100 new flats per year – that’s the
new housing projects that will be
directive Gavlegårdarna has been
completed over the next few years,”
of our loft spaces, to see if we can
given by the company’s owner, the
he continued.
build a few new flats in some of
Municipality of Gävle. During 2013,
That is something that is very
“We’re carrying out inventories
them; that’s something that it’s now
almost 200 newly-built or totally-
much needed. The population of
possible to do. And when we build
renovated flats were launched onto
Gävle has increased in recent years,
smaller, more space-efficient flats, of
market. However, for the year 2014,
a trend that is expected to con-
course the rent we charge for them
this figure was significantly lower.
tinue in 2015. During the first four
is lower,” he continued.
“Three new flats might be
months of 2015, in fact, the number
“We believe that this is the
considered modest, but you need to
of people living in Gävle increased
right way to go. From the tenant’s
remember that, when the subject is
by another 260.
perspective, the actual number of
housing construction, these num-
“For us, it’s about finding land
square metres in the flat isn’t a vital
bers fluctuate over the years,” said
we can build on in areas where
thing; it’s far more important that
Lars Bergmark, business developer
people want to live. However, we
the flat is well-planned and easy to
at Gavlegårdarna.
also need to find alternative ways to
live in,” he added.
62 | 2014
livet från On Gavlegårdarna’s agenda 2015 1. Andersberg and Sätra are growing We will be building over 30 flats in Andersberg in 2015. The story here is that we are taking some ground floor commercial premises and laundry rooms, and converting them into small new flats. “When the buildings on Vinddraget/ Tordönsgatan were constructed in the 1970s, the plans included rooms for clubs and other activities on the ground floor of each one. Many of these rooms are not being used today,” said Lars Bergmark, business developer at Gavlegårdarna. “In several laundry rooms, we’ve been able to make far more efficient use of the space there. In this way, we’ve been able to build small flats that have proved to be both good value for money and much sought after,” he continued. In 2015, a tower block in east Sätra will also be redeveloped, by turning it into student housing. “There will be 52 flats there and, together with Andersberg, these are the two biggest projects scheduled for completion during 2015,” said Lars Bergmark. 2. A number of vacant commercial premises in Valbo and central Gävle are being converted into flats.
2016 1. Sätra is gaining height In the detailed plan for the area around Sätra Centre, which is out for review at the moment, there is a very marked change in the cityscape. Three laminated threestorey buildings are to be demolished and three eight-storey tower blocks will be constructed there instead. “It may sound strange, but the buildings there today are more like a wall up against the Sätraängarna area, right next door to a large and often deserted car park. The new buildings will be even taller, but they will have a much better feel to them, offering plenty of views of the green areas nearby,” said Lars Bergmark. “We want to open the view across both the square and the meadows. The car park will be made smaller, and there will be more green areas there too. The proposal has received positive reactions and we believe everything there could be finalised by the summer,” he continued. “We will be tearing down 36 old flats and building 96 new ones. The building will be a so-called “Kombohus”, i.e. one where SABO has already carried out the public procurement programme, so the construction process should be fairly quick,” concluded Lars. The new area at Sätra Centre should be ready for people to move into during 2017.
2. New neighbours to Ericsson The first tenants will hopefully be moving into the new building that Gavlegårdarna has planned in Villastaden, next to the Ericssonska Foundation student housing, in 2016. The building will be a “Kombohus”, just like the one in Sätra, with a short construction period. It will contain 12 flats in total, on three floors. “Given the huge demands there are on us to build homes, we are of course looking at any undeveloped parts of our properties where we have planning permission. There is a valid detail plan for this plot which was finalised in 1999, but the property was never built,” said Lars Bergmark. 3. Gävle Strand The new nursing and care home, complete with 80 flats, will be ready for occupancy at the beginning of the year. Planning is already underway for the rest of the block, which will contain a further 77 flats. 4. Almvägen The new residential area on Almvägen, with more than 60 flats, will soon be ready for occupancy.
Kombohus
fler vill bo i gävle
A “Kombohus” is a kind of prefab building, developed on behalf of SABO, the Swedish Association of Public Housing Companies. The objective with the “kombohus” concept is that local public housing companies will be able to build more rental housing more quickly. The buildings are pre-designed and have already undergone the public procurement process, making them cheaper to produce.
© AB Gavlegårdarna, 2015. Production: Baringo reklam & kommunikation, in collaboration with AB Gavlegårdarna. Photography: AB Gavlegårdarna, Albin Bogren, Jana Damröse, Gävle Theatre, iStock, etc. Historical pictures on pages 3, 30, 33, 35, 38, 41: from Gävle City Archives picture archives. Historical picture on page 42: from Gävle City Archives picture archives, photography: Nordiska Museum. Historical pictures on pages 32, 45: County Museum Gävleborg’ photographic collections. Printing: Gävle Offset AB.
AB Gavlegårdarna Box 456, SE-801 06 Gävle Tel: +46 (0)26-17 27 00 info@gavlegardarna.se www.gavlegardarna.se
2014 | 63
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gavlegardarna.se/rabatten