INTBAU Mexico
The International Network for Traditional Building, Architecture & Urbanism
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The Historic Center of Morelia: Paradox and Realities Amidst Tourism Management, Depopulation Processes, and the Deterioration of Heritage Housing
Grecia Joseline Vargas Mondragón
Summary
The study addresses the emerging tensions in the protection of built heritage and the comprehensive management of World Heritage cities, focusing on the Historic Center of Morelia (HCM). Since its recognition as a World Heritage Site in 1991, Morelia has grown as a cultural destination, facing issues such as the depopulation of the historic center, the deterioration of heritage homes, and tourist gentrification. The main objective is to identify the number of deteriorating houses, those at risk of collapse, and losses of historical properties, in contrast to the UNESCO-driven tourism marketing of the WHC. The research also analyzes the imbalance between tourism functions and the lack of strategies for issues such as gentrification and the increase of unregulated tourist housing.
Methodologically, it is a mixed empirical research (qualitative and quantitative) with several stages, from the framework to the risk analysis and results. The main contribution is a detailed inventory of heritage at risk and the registration of tourist accommodation (VUT). The results show a significant loss of heritage properties and fragile urban management. The conclusions emphasize that tourism is prioritized over housing conservation, which affects social regeneration and the balance between cultural tourism and habitability in the CHM.
Introduction
Private monumental heritage for residential use constitutes an essential asset for an individual or family. In the case of housing with historical value, its significance is doubled: they represent the collective and individual effort of generations and are an integral part of the urban history of the heritage city.
The gradual loss of heritage housing is becoming increasingly frequent, being documented in several cities. In La Paz, Bolivia, "500 heritage homes at risk" have been recorded (Aliaga, 2024)2. In the case of the CHM of Morelia, Mexico, in 2021, "191 houses in conditions of abandonment and on the verge of collapse" were identified (El Sol de Morelia, 2021). In 2023, Marco Antonio Rodríguez Espinosa, director of the INAH Michoacán Center, publicly reported the existence of "more than 100 properties in the Historic Center of Morelia that are abandoned," citing causes such as property intestation and lack of resources for their maintenance, and acknowledged that it is a complicated and tangled problem:
"[...] because in many cases the owner of those properties doesn't even appear visibly, it suddenly seems like there is a kind of indifference where they let the property practically fall apart to then build something else, in some other cases, we indeed face families with limited resources or homes that are intestate, which do not have clear security regarding the property." (Gil, 2023).
Based on these considerations, the methodology was based on a national and international framework, adapted to the characteristics and needs of the Historic Center of Morelia. The objective was to detect how many heritage-value houses are in deterioration, at risk of collapse, or have been lost since 1991. It also sought to identify the actions and phenomena that trigger these processes, among which depopulation, insecurity, and real estate speculation stand out, often leading to the abandonment and total loss of historic properties.
Moreover, the study is linked to an emerging phenomenon in the CHM: tourist accommodation (VUT). In the analysis conducted, it was found that the best-maintained housing also has the characteristics of being tourist accommodation. However, on the other hand, it was identified that many of these properties lack regulations, contributing to a gradual process of expulsion of the traditional inhabitants of the historic center, which, combined with the deterioration of traditional housing, implies a phenomenon that must be addressed in the short term by property owners with the support and under the regulations of the Morelia City Council.
Currently, the Historic Center of Morelia has ambivalent regulations that favor touristification over the preservation of heritage. This minimizes the impact of depopulation and the deterioration of privately owned properties with residential functions. This work synthesizes the research to identify an updated inventory of at-risk heritage homes in the Historic Center of Morelia. The aim is for this inventory to serve as a management and protection tool, allowing for the safeguarding and permanence of the heritage housing.
Metodología
In order to design a methodology for this work, it was of great relevance to formulate a specific Inventory concept for this research that would guide its understanding. In the context of the conservation of real estate, the concept of "Inventory" is presented as: a preventive conservation tool that allows for the identification, analysis, monitoring, and evaluation of the situation in which the built cultural heritage is found in relation to its current reality. Resulting, through the generated information, in a general diagnosis that provides guidelines for the implementation of strategies and lines of action in favor of the safeguarding and protection of built cultural heritage.
Starting from this concept, the research was developed in seven stages, which are described below:
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Stage I. Background Review and Prospecting Visit
In this stage, previous studies related to the built cultural heritage at risk in the Historic Center of Morelia were identified and compared, using the inventory from the Historic Center Management and the inventory of deteriorated and lost heritage (2013) as the main sources of information, conducted by students of the Specialization in Restoration from the Graduate Division of the Faculty of Architecture at the Michoacan University of San Nicolas de Hidalgo (UMSNH).
As a result of the comparison of the aforementioned documents, a database was obtained, which was organized into folders subdivided into "deteriorated heritage" and "lost heritage." Subsequently, this information was structured in PDF format to facilitate the identification of each building during the prospecting visits, whose objective was to verify the accuracy of the previously analyzed information.
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Stage II. Estimation of the universe to be inventoried
This stage corresponds to the establishment of the universe for inventorying and cataloging, taking as reference the data obtained in the identification and prospecting visit, determining the approximate number of heritage housing at risk in each of the four sectors of the historic center of Morelia. Which reflect values or sets of relevant values that give meaning to their significance and corroborate the collective memory and sense of belonging of society. The following chart determines a pre-diagnosis that allows proceeding to the next stage. The following data was obtained:
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Stage III. Route design
Once the preliminary data from the previous stages were obtained, the design of routes in Google Maps was carried out, a tool that facilitated the creation of a defined itinerary for the visits in each sector. The routes were shared with the work team, consisting of four people, through private access links generated by the application itself. For greater accuracy, each sector was traversed in a clockwise direction, and each was divided into two routes: one for deteriorated heritage homes and another for heritage homes at risk, according to the classification carried out in previous stages. During the fieldwork, the use of Google Maps allowed for the addition of newly detected at-risk houses, updating the information in real time.
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Stage IV. Information gathering during field visit
Once the routes were defined, field visits were conducted where information began to be captured on a preliminary form designed based on the background reviewed in Stage I, in order to ensure concrete and specific information for both each sector and each property. This form was filled out by hand during the visits themselves, serving as the initial record of the inventory for this research, which includes information about the property in general, its sector, its new use, its address, its previously recorded state of conservation, its current state of conservation (Medium, regular, deteriorated, about to collapse, lost, and under maintenance), based on the documents analyzed in stages I and II of this work, as well as the specific case analysis of the CHM during the prospecting visit.
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Stage V. Office Work
In order to organize and store the information obtained in the previous stage, the photographs of each property were classified into folders corresponding to each sector. The photos were recorded with the number assigned to the property during the tour, along with its address. Likewise, on the same day of the field visit, the information collected in the field sheets was digitized, which allowed for a preliminary classification for the design of the final sheets developed in this research.
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Stage. VI. Design of the form
For the present work, the preparation of two registration forms is proposed, in which the general information of each building is recorded, as well as the specific information needed to determine the risk level of the heritage asset. The following describes the sections that each of the forms is composed of; it is worth mentioning that both are based on the document "Procedure for the Application of the Earthquake Damage Assessment Form" and the "A Management Manual for World Cultural Heritage" by ICCROM.
Regarding the methodology of Analysis of the levels of value, risk, management, loss of values, and comprehensive diagnosis, it consists of the process of analysis and evaluation of the three levels: value (A), risk (B), and management (C), based on the data established in each of their aspects and particular characteristics of the selected asset or site, where the average sum of the three levels determines the level of loss of values. The average sum of the three levels (A+B+C) establishes the level of risk with which the comprehensive diagnosis is subsequently proposed, corresponding to the data obtained from the previously conducted analysis. According to the percentage obtained and the determined qualitative scale, the established parameters are interpreted for the implementation or development of the lines of action. Resulting in the following classification of value levels for the CHM:
For the design of the general property sheet, the following sections were used as a basis:
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Title of the card.
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Sector in which the property is located.
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Property address.
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Photograph of the building's facade.
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Risk Level of the property:
L = Light
M = Medium
MG = Very serious
G = Grave
C = Collapse
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Terrace. Indicate if the building's rooftop accommodates a new use.
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Date on which the cards were made.
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Work team:
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Name
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Position
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Name of the department
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Stage VII. Analysis of cartographies related to the loss of heritage housing.
In order to expose the current issues related to at-risk heritage housing and habitability in the CHM, a qualitative analysis of various cartographies provided by the Municipal Planning Institute of Morelia (IMPLAN) and the National Institute of Statistics and Geography (INEGI) was carried out at this stage. This analysis covered socio-cultural, economic, housing, habitability, and population issues. Additionally, the issues identified during the field visits were evaluated, such as the service infrastructure in each sector, including public lighting, transportation stops, pedestrian crossings, infrastructure for inclusion, tourist accommodation, and the main crime hotspots. The purpose of this stage was to establish a relationship between the main issues of the CHM and the loss of listed heritage housing identified in the previous stage.
Results
Next, the analysis regarding the results obtained from the inventory of the four sectors is addressed: Independencia, Nueva España, Revolución, and República, which make up the CHM. Thus, as well as the relationship that the increasing number of heritage housing at risk has with socio-cultural issues (economic units, land use, housing and total population, crime hotspots) and services (public lighting, public transportation, pedestrian crossings, infrastructure for inclusion, and housing for tourist use) which in many cases result in the abandonment of properties. A comparison is also made between the amount of heritage at risk in 2013 and the results obtained in this research.
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Independencia Sector
By the year 2013, the Independencia Sector had a total of 33 heritage houses in a state of risk, of which 23 were classified as deteriorated and only 5 as lost heritage. Nowadays, the number of heritage homes at risk has increased considerably, with a total of 48 properties in a state of risk. Although the figure is not excessive, it becomes concerning when 17 of these properties are in collapse, representing lost heritage that accounts for 37% of this total.
During field visits, it was found that the heritage houses classified as having a low to medium risk level correspond to properties with residential land use. Their deterioration is mainly due to a general lack of maintenance, modifications to window facades, and the detachment of plaster. In the case of properties in a serious state, it is mainly due to the house being abandoned but still retaining factory characteristics. In the case of very serious risk, these are heritage homes that have undergone significant spatial modifications to meet the needs of the new land use, generally commercial, as well as the excess live loads added to the structure of the property due to the adaptation of the roof for regular use spaces.
The "Collapsed" risk state in this sector has the particularity of lacking tarps or other types of signage and protection to warn users of the danger represented by the condition of the property. Mainly, this happens on the outskirts of the area, putting pedestrians who frequent these zones of the CHM at complete risk. There are also collapsed buildings that, even in this state, are still inhabited, posing a red flag for the safety of their residents.
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Sector Nueva España
n 2013, 37 heritage houses in the Nueva España Sector were recorded as being at risk, with 29 classified as deteriorated and 8 as lost heritage (Figure 27). While the figures from this research increased considerably, with a total of 57 heritage houses at risk, 12% of which were collapsed buildings or lost heritage.
According to observations made during field visits, this sector has a large number of inhabited houses that still retain their original roofs, with these being the ones in a state of low and medium risk. The minority figure in the record coincides with the fact that the number of inhabited houses recorded in the INEGI censuses and in the cartography of this work is almost negligible, with this sector containing the least total population.
In the case of properties registered in serious condition, they are mostly abandoned properties that still retain interior walls and the original rhythm on the facade; however, the lack of maintenance is evident in deteriorations such as micro and macro flora and humidity. Also, at this level of risk, properties were recorded that, due to commercial land use, are modified to meet the current needs required by the activities carried out in the property. This is closely related to the high presence of economic units and also coincides with the fact that this sector houses the Mercado Independencia, generating a considerable concentration of formal and informal commerce on the streets adjacent to it.
The heritage housing registered as very high-risk level are generally buildings abandoned by their residents that, in most cases, have significant modifications for commercial premises or show deterioration due to vandalism, with the most frequent damages being to carpentry elements, windows, and/or graffiti. This directly responds to the issue of crime, as according to the analysis in chapter five of this work, it is an area where the records of crime hotspots are more related to the acts carried out during various protests that significantly affect the properties in this sector, as it contains the Municipal Palace, a meeting point for any type of protest.
The buildings registered as collapsed have the particularity of being located on the outskirts of this sector, in areas where crime hotspots like Carrillo are also present. Most of these buildings are covered with "Danger of Collapse" tarps, especially the collapsed properties that are closer to the central area of the CH.
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Republic Sector
In 2013, 39 heritage houses in a state of risk were recorded, of which 30 were classified as deteriorated heritage and 9 as lost heritage. In the present work, 67 heritage houses were recorded, showing a significant difference compared to the previous study; currently, 35% of these houses are classified as collapsed.
Just like in the previous sector, in the Republic Sector, the heritage houses were recorded with a low to medium level of risk, particularly those closest to the central area of the CHM, which border Francis I Madero Avenue, showing deterioration such as plaster detachment, moisture in the stone, and lack of maintenance in the carpentry elements.
However, in the particular case of this Sector, the issue of uninhabited housing recorded in the cartography is the main cause of the abandonment of buildings that still retain factory characteristics, but due to lack of maintenance, they were recorded in this study with a serious and very serious risk level. In the case of the heritage homes registered in a state of severe risk, they show deterioration due to acts of vandalism such as graffiti, destruction of window elements, and general lack of maintenance (Image 57), while still retaining specific characteristics in the facade and roof.
The heritage homes registered in a state of very serious risk seem to be related to the crime hotspots in this sector as they are located on the outskirts, bordering Avenida Nocupétaro, a street that was confirmed as a crime hotspot during field visits due to the insecurity it represents for pedestrians. Thus, in this peripheral area of the sector, cases like that of Image 58 are observed, where houses are in complete abandonment, retaining interior walls, roofs, and factory beams, but to such an extent of abandonment that they are inhabited by homeless people.
The Garden of Roses is another place where properties were recorded in a state of serious risk due to the modifications made to heritage homes to meet the current needs of restaurants and bars. One of them is the excessive use of terraces, as most of them have sound equipment that generates a considerable weight on the roofs of the buildings, in addition to the furniture and live loads generated by employees, local users, and tourists who visit them.
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General analysis of heritage housing at risk
To conclude this section, it is necessary to conduct a general analysis of the total universe of heritage housing at risk, for which it is necessary to quantify the data of each of the sectors analyzed previously. A total of 239 heritage houses at risk are recorded across the four sectors that comprise the CHM.
Of this total of 239 properties, 31 are in a state of Low Risk; 30 in a state of Medium Risk; 41 in a state of Very High Risk; 3 Recovered, and 86 properties collapsed, which represent 36% of the total properties quantified in this analysis. Meanwhile, in the general scenario of 799 buildings declared as World Heritage Sites, these figures represent 30%, a number to consider due to the commitment to safeguard the immovable heritage following the declaration of World Heritage.
Regarding the general qualitative analysis of the socio-cultural and service-related issues presented by the CHM, it is important to mention that to determine a general overview, it is necessary to carry out a precise and multidisciplinary diagnosis. However, in this work, information is gathered based on what was observed and analyzed during field visits and the cartography analyzed from both INEGI and IMPLAN.
Likewise, the responsibility of finding solutions to these issues, especially in the peripheral areas of the CHM, should not be overlooked, as they influence, according to the analysis in this work, the conservation or total loss of heritage homes in the CHM. This must be done urgently through the established department(s) for this activity; only in this way can it be guarantyd that these at-risk properties are preserved, returned to use, and preserved for the collective memory of future generations.
Discussion of Results
The study of the issues affecting built cultural heritage has become a relevant topic in recent decades, focusing on the economic and social phenomena that lead to its degradation and loss. Legislation on at-risk cultural heritage is constantly being updated, making research in this field essential to understand the current situation and to identify the strengths and weaknesses of the heritage.
A significant contribution is the work of Eugenio Mercado López, carried out in 2011, which analyzes land use and the state of conservation of built heritage in the CHM. The author argues that, following the inclusion of the CHM in the World Heritage list, public policies have favored tourism management, promoting the eviction of informal commerce and investment in urban infrastructure, which has increased tourism but decreased the local population and raised property values.
The research reveals a notable decrease in the residential use of private built heritage. Of the 99 properties analyzed in 1956, only 28.49% maintained this use in 2007. Despite 94% of the properties being in good condition, the loss of heritage increased from 1% to 4%, due to many buildings being transformed into hotels and restaurants, which resulted in the loss of architectural elements. Although public spaces improved in conservation, modest buildings that retained residential uses faced a high risk of disappearance, exacerbated by their lack of adaptation to new needs. Mercado López emphasizes that it is the government's responsibility to promote incentives and support for the conservation of private heritage.
Public policies in Morelia have prioritized investments in prominent buildings, neglecting traditional neighborhoods and contributing to the disappearance of architectural structures that do not align with tourist demands. This approach has led to a lack of risk management that threatens heritage housing, which is especially concerning in the context of built heritage.
Although Morelia does not have a specific Risk Management program, there is the Partial Urban Development Program for the Historic Center of Morelia, whose objective is to improve the area's image through regulations and urban development planning. This program also establishes criteria for the reuse and regulation of the rational use of heritage buildings, in addition to determining actions and instruments for the conservation and revitalization of the Historic Center.
Within its section on improvement and revitalization standards, the program includes guidelines for the identification and prevention of risks in the built heritage. The creation of a Catalog of Cultural Heritage Properties of Morelia is proposed, which should include the conservation status of each property, as well as the development of a Risk Atlas that identifies critical points and establishes support facilities for the population in the event of disasters. It is also required that new constructions in the historic center comply with structural standards and that legislation against vandalism affecting the heritage be promoted.
Despite the existence of these guidelines, risk management in the CHM has little relevance compared to priorities such as tourism and the improvement of the urban image. This is evidenced in the Morelia Next 2041 Grand Vision Plan, which proposes implementing urban renewal and habitability programs, as well as promoting new tourism functions. One of the highlighted initiatives in the context of heritage housing is selective repopulation:
"Spatially selective repopulation." It is important to revitalize the housing function by implementing policies and programs that encourage the occupation of homes that have been abandoned, underutilized, or have adopted other uses, accompanied by schemes that make it possible, such as the improvement of service infrastructure. A residential offer should be generated in suitable locations, in a manner respectful of the heritage, through a diversity of typologies: social housing, rental offers, rehabilitation of traditional houses and apartment buildings, etc.
In summary, the entities responsible for preserving built heritage have primarily focused their attention on tourism-oriented management, so actions in favor of built heritage are centered on emblematic buildings, neglecting traditional neighborhoods and constructions that do not present a tourist attraction. To ensure the conservation and sustainability of heritage housing, it is crucial to implement effective strategies that highlight this issue and guaranty that the areas still inhabited in Morelia.
Conclusions
The city of Morelia has 1,113 historical buildings in its historic monument zone, which make up the historic center declared a World Heritage Site by UNESCO in 1991, a designation that refers to a social commitment to safeguarding its built cultural heritage, including traditional housing that is an essential part of the historical context of this city. It is worth mentioning that in 2001 a total of 799 buildings (PPDUCHM) were recorded due to the loss of popular housing.
In this social commitment, the government, represented at its three levels, assumes the responsibility of protecting and conserving material heritage, whether it is significant built cultural heritage or traditional and popular housing, as the cases addressed in this work. The work of the Government of the state of Morelia in terms of heritage protection is not an easy task, given the countless immovable heritage sites that the CH possesses. However, it has a greater commitment to those historical buildings that are on the verge of collapse or at risk of being so.
The reality presented in this research differs greatly from the mentioned commitment, as the state of risk in which the heritage housing is found reveals a seriously compromised scenario. In the context of this scenario and in the absence of planned actions to intervene in the at-risk heritage housing, this research records 239 buildings in a state of risk, with 36% of the total being collapsed buildings, and 30% of the total 799 buildings classified as world heritage (2001).
This research analyzes some of the social and service issues present in the context of the four sectors and relates them as external causes to the increasing number of heritage housing at risk, as both the Revolución sector and the República sector present the most critical situation regarding these issues and coincide with being the sectors with the highest number of heritage housing at risk and in abandonment. In this same vein, it was found that the peripheries of the CHM concentrate a greater amount of collapsed heritage, responding to these same issues, especially the hotspots of crime, lack of public lighting, excess heavy public transportation, and almost non-existent infrastructure for inclusion.
In the case of the Revolution Sector, there is a peculiarity that, unlike the Independence Sector, which is one of the most inhabited by permanent residents and is favored in the safeguarding of these homes due to this characteristic, in the case of the Revolution Sector, which also has a reasonable number of heritage homes inhabited by permanent residents, the situation arises where the buildings are in states of serious and very serious risk, both in terms of safeguarding the building itself and the safety of its inhabitants. Revealing the social segregation in this area of the CH and the lack of services that provide a good quality of life for its inhabitants.
Also, the study developed is linked to an emerging phenomenon in the CHM, as well as in other historical centers of Mexico and worldwide, which is the case of housing for tourist use. In the analysis conducted, it was found that the houses in the best condition also have the characteristics of being used for tourism. However, it was identified that many of these houses lack regulations, and this phenomenon contributes to a gradual process of expulsion of the traditional inhabitants of the historic center, which, combined with the deterioration of traditional housing, implies a phenomenon that must be addressed in the short term by the city council itself.
Given the aforementioned conditions, it is important to have this inventory as a preventive conservation tool to recognize the importance of addressing at-risk heritage housing and to attend to the historicity, spatiality, esthetics, and unique construction that each of these represents. As well as understanding that the agents that threaten them are variable and depend on external causes. In this research, the inventory information is concentrated as the basis for the creation and management of regulations that indicate the steps to be followed by all those Dependencies, organizations, foundations, or other types of institutions that address the serious problem of at-risk and collapsed heritage housing. Also, the importance of this inventory is compounded by the lack of preventive conservation actions to disseminate, protect, and preserve traditional housing, as the current procedure for maintaining these assets results in heritage loss.
Grades
Pontificia Universidad Católica de Chile, México. gvargasm@estudiante.uc.cl
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