The goal of building 100,000 homes annually is too modest and must be raised to 120,000 homes per year. That’s according to Peter Boelhouwer, professor of housing systems at Delft University of Technology, in the latest episode of the Bureau Stoer podcast. “It’s beyond belief that we won’t have solved the housing shortage until 2041—and even then, everything would have to go perfectly.”
Boelhouwer (68) has been studying the housing market for decades. Every now and then, he gets fed up with himself because he feels like he’s repeating himself, but by his own account, he’s never been truly off the mark with his predictions. Despite his respectable age, he isn’t even thinking about retiring yet. “I’ve been given an additional two-year appointment to, among other things, set up a knowledge center for senior housing.”
Listen to the full episode of “Bureau Stoer” with Peter Boelhouwer here
Although the professor of housing systems is working hard to secure more decent housing for seniors, he doesn’t see himself living in a Knarrenhof anytime soon. “To be honest, I don’t have enough time for that. It actually involves quite a bit of work. You have to participate in the community, and I’m just glad I can still catch my breath every now and then.”
120,000 homes
In the latest episode of the Bureau Stoer podcast, he reiterates that he doesn’t see the housing shortage being resolved (yet) in his lifetime. All things considered, he is quite enthusiastic about Housing Minister Boekholt-O’Sullivan’s 50-point plan, but he advises her and the cabinet to set the bar higher.
“Building 100,000 homes a year isn’t ambitious enough. How many should there be? 120,000. Why? It’s absolutely absurd that we won’t have solved the housing crisis until 2041 at the earliest. It’s a problem for those on the outside. If you’re on the outside, you’ll never be able to get a home. That’s extremely disruptive. We’re turning into a third-world country. Children who need emergency shelter have to live here for two years in a boat with no natural light.”
Splitting and Adding Stories
Boelhouwer argues that a little more ambition wouldn’t hurt. He believes that the target of 120,000 homes per year is well within reach. “Make no mistake. If you can add 20,000 homes to the housing stock each year through subdivisions and rooftop additions, you’ll get close to that number pretty quickly.”
According to Boelhouwer, the fact that the numbers for infill and redevelopment projects are a bit disappointing this year is no reason to give up. He believes there is sufficient potential in the existing built environment to create housing in creative ways.
Governments at odds
He is more concerned about the fact that regions are squabbling among themselves over the rules requiring that two-thirds of new housing be affordable. “That’s a recipe for delays and administrative red tape.”
He cites The Hague and the surrounding smaller municipalities as an example, noting that they would turn a blind eye to the regulations. “Then The Hague will have to figure out how to resolve all of that.”
Please provide realistic plans
Municipalities must adjust all their housing construction plans by January 1, 2027, to meet affordability requirements (1/3 social housing, 1/3 affordable housing, 1/3 higher-end housing). Large-scale area developments must also be adjusted by July 1 of next year.
Boelhouwer hopes that market players and housing associations will push back against municipalities. “The plans do have to remain realistic. I’m a little worried that we’ll all end up with revised plans that aren’t feasible.”
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