Panchayath circular KLC -Panchayath raj act s 169, 218
社會住宅與住宅協會的角色
1. The changing institutional context of housing
associations in The Netherlands: Amsterdam
as example and the urban regeneration of the
Bijlmermeer
社會住宅與住宅協會的角色:
以阿姆斯特丹為例
Dr. Jeroen van der Veer
荷蘭阿姆斯特丹住宅協會聯盟政策顧問與副會長
Policy Advisor and Vice Director
Department of Urban Redevelopment, Taipei
Municipality, July 20, 2012
2.
3. Taiwan Netherlands
Population (2010) 23,128,559 16,586,902
Dwellings (2010) 8,074,391 7,043,212
Persons per dwelling 2.9 2.4
Land area (km2) 36,188 33,783
Population density 639 491
Social Housing 6,541 2,400000
9. Role of social housing in The Netherlands
荷蘭社會住宅的角色
• Reform of the welfare state
福利國家的改革
• In many countries social housing only for the poorest
社會住宅在許多國家只為最貧窮者提供
• Often concentrated in impoverished neighbourhoods
通常集中在貧困地區
• Different in The Netherlands: larger sector,
more income mix
在荷蘭是不同的: 更大部門, 更多不同收入住戶的混合
10. Housing Associations 住宅協會
Almost all social rental dwellings in the Netherlands are owned
by private non profit Housing Associations (HA’s)
在荷蘭幾乎所有的出租社會住宅都是屬於私立的非營利住宅協會
(HA’s)
HA’s are financially independent entrepeneurs with a social
objective.
住宅協會(HA’s)是財務獨立,但有著社會目標的企業.
They own 2.4 million rental dwellings (75% of rental stock and
32% of total housing stock in The Netherlands)
擁有兩百四十萬的出租住宅 (佔荷蘭出租的75% , 佔全部住宅的
32%)
11. 19 juli 2017 11
1/1/2011 figures Dutch HAs
• 401 Housing Associations; 28,368 fte staff
• 2.4 million social rental dwellings (32%)
• Turn-over rate: 7.9% (= 12.7 year stay)
• Vacancy rate: 1.4%
• New built for rent: 28,600 (av. 182,000 euro/dwelling)
• New built for owner-occupation: 7,900
• Sales of existing dwellings: 15,500 (of which 23% to sitting
tenants)
• Demolished: 13,100; Improved: 132,300
• Average property value of dwelling 157,000 euro (2010)
• Average rent 422 euro (2010)
12. The City of Amsterdam
• A fishing village in the 13th century
• Granted city rights in 1306
• Grew to a regional capital by 1500
• By 1650 it had become the worlds
largest trading city (the Golden Age)
In 1624 fortress Zeelandia,
was built, (Anping, Tainan)
15. Population and housing statistics,
Taipei and Amsterdam, 2010
Taipei Municipality Amsterdam Municipality
Population 2,655,570 756,347
Dwellings 948,613 389,230
Persons per dwelling 2.8 1.9
Land area (km2) 272 165
Population density 10,157 4,581
Social Housing 5,914 190,000
17. Amsterdam is a diverse city, 170 nationalities, 50 % non-Dutch
Amsterdam is a young city, 11% 65+, The Netherlands 15%
54% of households is one person
18. Ownership of the housing stock in Amsterdam and The
Netherlands (2011)
0
10
20
30
40
50
60
70
Housing Associations Private Rental Owner Occupied
%
Nederland
Amsterdam
阿姆斯特丹：有半數以上的住
宅是住宅協會
所有
22. Housing Law 1901
• Financial support (Loans) for housing associations the so-called
“authorised institutions”. Through the years broadening of support.
• Obligation for municipalities to have a building ordinance with rules and
regulation for new construction, especially housing
• Moratorium on any new construction or renovation without a building
permit.
• Obligation for owners to carry out improvements. Local governemnt
could declare a dwelling unsuitable for living. Expropriation if an owner
did not carry out the improvements.
• Obligation of municipality to make zoning plans and extension plans
and change them every 10 years.
39. Role of National government
• National government sets the legal framework
• Maintains financial and material supervision over the HA’s
• Regulates rents (national rent setting system) and annual rent
increases for both private and social rental dwellings
• Provides low income households with rental subsidy
• Owners receive complete tax deduction of mortgage interest
rate
• Prescribes minimum standards for construction of dwellings
(Bouwbesluit)
41. Role of European Union
• Especially in the area of economic
competition
• Organizational separation of market activities
from non-market activities
• Maximum income limit for social housing from
2011 (34,000 euro).
42. Who is eligible fo social housing?
• The Netherlands has a broad sector. Social housing
is accesible for lower and middle income households.
• In 2011 for the first time maximum income limit of
34,000. But still very broad (41% of Dutch
households)
• On the local or regional level is decided which groups
have priority.
• In Amsterdam there is special priority for urban
renewal candidates, people with physical or mental
dissabilities and large families.
43. Role of local government
• Local government formulates housing policy and makes
performance agreements with HA’s
• Local government is responsible for spatial planning (land use
plans) and building permits
• Local government is responsible for public space
• Municipal Land Company important by buying and selling land
and preparing land for construction
• Municipality in Amsterdam owns most of the land
(leaseholdsystem)
45. Spatial planning
• Dutch have a tradition in spatial planning.
Even the 17th century canals are the result of careful
spatial planning.
• National planning strategy
• Provincial structure vison provides basis for zoning
plans municipalities
• Municipal structure vision and detailed landuse
zoning plans (sometimes basis for expropriation)
• Trend more decentralization to regional and local
governments.
46. In 1624 fortress Zeelandia,
was built, (Anping, Tainan)
Amsterdam:
17th century
extension
plan (1613)
52. Land lease in Amsterdam
• Since1896, Amsterdam has only issued land on a leasehold basis
• Land owned by private individuals is primarily located in the old city
centre (where most houses were built before 1896).
54. Why does Amsterdam use land lease?
• Amsterdam pursues an active land policy
City policy focuses on how city land is used, and ensures that
land is available for public purposes
It combats land speculation
Increased value of the land benefits the community as a whole
This income can be used to encourage developments favoured
by the city
• .
61. Financial challenges for HAs
• Independent social entrepreneurs
• No subsidies: revolving funds
• Regular exploitation: break even
• Improvement and new construction of social housing: loss
• Sales of existing and new stock: profits (decrease in sales)
76. Transformation of post-war neighbourhoods in
Amsterdam 1995 - 2020
From the beginning of the 1990s, a
new phase of urban renewal started
New conditions: no construction
subsidies, more owner-occupied
dwellings
HAs own 75% of dwellings in the
post-war neighbourhoods, so they
have an important role in the
transformation.
Examples: Bijlmermeer (yellow),
Western Garden Cities (green),
North (blue)
89. Tenants rights during urban
regeneration
• Residents who are forced to move as a result
of demolition or renovation are entitled a
suitable and affordable home in the wider
area.
• In addition they receive the standard 5,396
euro to cover the cost of relocation.
92. How solid is the Dutch model?
• Economic crisis
• Reduced revenues from sales and new development
• European guidelines
• Separation between social and market activities
• Financial problems of Housing Associations
• Financial mismanagement
• Negative influence on investments and new
construction
• Negative image
• Questions about control and accountability.
93. Sale of existing rental dwellings of HA's in Amsterdam: 1998-2011
0
500
1.000
1.500
2.000
2.500
3.000
98 99 00 '01 '02 '03 '04 '05 '06 '07 '08 '09 '10 '11
94. Future of social housing in The Netherlands
• More market oriented rents
(25 points extra)
• Keep rental subsidy for low incomes – affordability
• Higher rents for higher income people in social housing
• HA’s have to pay for rental subsidy
• Limit target group of social housing (< 34.000)
• End of the revolving fund model?
• Separation of market from social activities
• Right to buy?
95. Is the Dutch model for social housing applicable to other countries?
荷蘭的社會住宅模式適用於其他國家嗎?
• Dutch model for social housing cannot be exported just as it is
荷蘭的社會住宅模式不能全盤複製
• Fruit of 150 years of development
是經過150年的發展成果
• Financial (guarantee)structure is important
財務(保證) 結構是很重要的
• Revolving fund
週轉基金
• Don’t think in large scale solutions, differentiation is the key
