Column: Benefits for the Community

Give gifts to the neighborhood and accelerate the housing development challenge

“By the end of 2023, over 900,000 new homes must be added,” was the ambition of outgoing minister De Jonge. This week's Nieuwsuur broadcast revealed a lack of insight into how far we are from achieving this ambition. The reason is almost laughable, if it weren't so tragic: “The monitoring of plans is not in order.” Well, if even that fails…

It is clear that the number of homes to be realized is significantly lagging. Under the leadership of outgoing minister De Jonge, this cabinet attempted to accelerate housing production through “force and power.” Even more subsidies (public funds) were thrown at it just to gain momentum. It failed miserably. Why? They forgot that there is also an environment to consider. The delays in construction are primarily caused by objection and appeal procedures. This leads to years of delay. “Force and power” is therefore clearly not the solution.

If, as a resident in a neighborhood, you are suddenly informed that a large concrete new-build block is being constructed in front of your doorstep, and if, furthermore, there is no participation, and you are not heard at all, only confronted with a plan that will proceed regardless, then there is really only one solution: recourse to the courts.

The “carrying capacity of a location,” or the volume that can be added, is determined by existing residents. Concrete behemoths, additional shading, wind nuisance, dense street facades, and a minimal amount of greenery are no longer accepted by the existing neighborhood. If, as a developer and municipality, you are also unwilling to truly listen to the wishes of the neighborhood; fail to incorporate these often feasible requests; and then complete the drama by only realizing exorbitantly priced apartments, then I fully understand that the neighborhood sees no other recourse than initiating legal proceedings.

This is why trust in the government and developers has reached an all-time low. And that is more than annoying… Especially since these parties invest a lot of energy into solving the housing shortage. Frustration and anger are rampant, and the pace of construction has devolved into endless sluggishness.
However we look at it: building in existing cities with existing residents requires a different process. Indeed, to build in existing cities, the approach of all parties at the front end of the process must drastically change.
If building is undertaken (empty space), something must also be given in return. And not money for the clever ones who pocket government subsidies under the guise of “accelerating housing construction.” These subsidies should instead be used to achieve greater quality for everyone who lives there.

Within the framework of the new Environmental and Planning Act, we can no longer afford to view existing cities and their residents as empty plots of land and aggressively push our own agenda. We must engage in dialogue with the neighborhood and give something back to the local residents, thereby gaining speed in return by preventing legal procedures. Giving gifts to the neighborhood, that must be the new adage.

Fortunately, there are developers, especially small, young parties, who do things differently. And we, too, demonstrate with SAWA that all this is possible. Less building volume than the zoning plan allows, spaces for local residents to share, affordable rental housing, and a green building featuring abundant and robust biodiversity. Profit is minimized to finance these “shared values.”

By foregoing a portion of the development profit, we make a positive contribution to the project and to all stakeholders; the neighborhood is happy, the developer and authorities are happy, because the project can proceed more quickly.

If we adopt this approach, we can ensure that high-quality urban projects can be realized efficiently for both housing seekers and neighborhood residents. And then in 2024, we can take a significant step to catch up on the backlog accumulated in recent years under the leadership of minister De Jonge. We are placing that gift under the Christmas tree. Here's to a prosperous 2024!