Practices of a Developer: The Influence of Housing Policies and Commoning

4.4.1 Interview with an Asset Manager

The complete housing policy of the Netherlands and the municipality of Amsterdam has the most effect on the organizations that develop homes; Amvest is prominently present in Amsterdam when it comes to developing homes and areas and therefore constantly has to deal with national and local housing policy.

When speaking with Amvest's senior asset manager Patricia about the most significant challenges Amvest is currently facing, it quickly becomes apparent that macro issues such as shortages, the environment, and affordability are also getting in the way of the developer "[...] rising construction costs are really the biggest problem we are facing [...] or huge sales prices. Questions that are not realistic that are not feasible [...] because we would like to invest sustainably as in the time frame and the environment [...] you just don't come out in your calculations anymore.", she says.

The sequel focuses more on how Amvest deals with financing housing developments because these unhelpful environmental and economic developments are occurring. Because Amvest invests in pension funds, there must be an interest rate increase yearly because pension funds "[...] will have to spend more and more because of the aging population.", she elaborates. Even though Amvest is an institutional investor, the financing is not only meant for returns; Patricia clarifies, "[...] because we invest for pension funds they also find it important that we invest in something social [...] affordable and sustainable housing is therefore mainly the focus [...]."

Although Amvest’s primary mission is a social one, according to Patricia, Amvest is still often seen by the government as a party with "big money" who "could do with making some sacrifices," while Amvest as an institutional investor "serves the social interest" just like the government, she says.

Another significant problem resulting from development costs is that nowadays, the government only offers pieces of land for market prices. Previously, government land was offered at a much lower price than the market price, which resulted in a much higher "affordable development potential." The Dutch government plans to build one million additional dwellings by 2030; besides the fact that the prices do not allow this, according to Patricia, the implemented policy is also not conducive to this: "[...] I think it is not feasible with all the current and future tightening of regulations. The more regulations, the less housing will be built.”, she concludes. The stricter regulations are implemented on both national and local policy; for example, the previously discussed 'wet kamerverhuur' is mentioned and how this has caused hindrance in the development of a co-living

accommodation with three bedrooms by Amvest: "[...] during the development process the regulations were changed at the same time in Amsterdam [...] 3 bedroom apartments the municipality was going to take out [...] while we were in the middle of developing a co-living concept with three bedrooms [...] when this project would be completed this housing concept would be illegal.", Patricia tells. Because the project was already underway, it proved almost impossible for Amvest to change the design.

Nevertheless, after many formalities, an exception was made so that the development could be delivered in its original form: "[...] application form, architectural drawings, situation drawing, a motivation letter, we delivered everything [...] we had to deliver everything to get a conversion permit, and in the end, it was granted." But she adds nuancing "[...] I understand that the environment in which policies must be drafted is subject to the complicated context [...] in addition, therefore, drafting accurate policies that every party agrees with is an almost impossible task." According to Patricia, the policy in its current form, nationally and locally, does not cooperate when solving the social-economic challenges that Amsterdam and the Netherlands face. She proposes a more holistic approach in which demand should be better viewed per context and more coordination between private parties and local and national governments. In addition, she argues for a longer-term policy to be established because, with the current policy deadlines that are often a few years, it is not possible to "invest sustainably."

4.4.2 Interview with A Housing Concepts Consultant

Apart from the fact that Amvest has a profit motive, the company is constantly working on social trends to adjust its concepts; Marco, who advises on and is involved in the implementation of ‘integral housing concepts’ as Amvest calls it, explains that "[...] my position was created because of the recent emergence of integral housing concepts [...] I am therefore involved in things like developing and maintaining communities [...] but also shared mobility, service concepts, and apps/technology." Marco explains that his job is everything that is not part of Amvest's core business, while these things are becoming much more strategically important for the company. In his role, it is essential to integrate the issues he deals with into the structure and vision of the company; then, he must be able to translate this to all colleagues and other stakeholders such as municipalities. The function and the responsibilities that come with it hardly exist yet, says Marco: "You don't see this kind of function developing at other investors and developers yet [...] while this kind of function or department is becoming more and more essential to keep up with social developments [...]". What this function or job description can bring about in terms of social-societal challenges remains to be seen. Still, he says that developments such as "neighborhood integration" "community building" and "technology application" are starting to manifest themselves more and more in Amvest's actions. For this, Amvest uses a newly developed application that allows residents to access common spaces and where communities can be formed in which entrepreneurs from the neighborhood can also participate.

When coming up with a specific integrated housing concept, Marco always builds on the inspirations he has gained when researching the context of a particular location. He explains that his primary focus then is: "[...]

researching an area and what the municipality sees in it." and when there are already existing plans for an area then,

"I build on that," he says, "and at the same time I look forward." This enables him to add community and possibly public facilities relevant to the context of the project, making it easier to include neighborhood integration initiatives as well. He emphasizes, however, that this kind of 'extra' addition to development requires room in the financing to realize it, which is often only after a specific development volume. Many of Amvest's community housing concepts involve rental properties. When Marco talks about how this affects the formation of the community, he says: "[...] to develop and maintain the community we have concept managers [...], but because of a higher turnover rate in rental properties, it is often difficult to maintain the community [...] we are not going to make an endless effort to get that community off the ground and maintain it." Amvest has set up an independent body for what they call 'integral housing concepts,' and this body is in a state of steady growth and will continue to develop constantly; this development is based on social trends but in this regard getting the financial part right, as in achieving the desired return, remains essential to whether something gets off the ground.

4.4.3 Conclusions

A Willingness to Develop In a Different Way With a Non-adequate Context

From the interviews done with Amvest employees, it can be concluded that also Amvest is subject to the identified macro challenges, such as changing social, economic, and environmental needs (Tummers, 2015;

Sargisson, 2012). The vision of Amvest, where promoting the social climate is central, shows a shared element with the mission of commoning and cohousing, but the main goal of the organization is to achieve returns; this is more capitalist motivating, and this clashes with the principles of commoning and cohousing where post-capitalist thinking is central (Chatterton, 2016; Hess, 2008; Williams, 2018). Furthermore, with the current way housing policy is determined nationally and locally, it appears difficult for a developer such as Amvest to get more flexible housing forms off the ground, making it more difficult for a developer to address socio-economic issues. Patricia from Amvest argues here for a more holistic approach that is more context-oriented and with more coordination between private parties and public authorities, which is also essential in the development of contemporary cohousing where more cooperation is required due to changing, more interrelated interests of private and institutional actors (Droste and Knorr-Siedow, 2012).

The 'integral housing concept' division of Amvest, in which neighborhood integration, community forms, and the context of a residential building to be developed are intended to go along with social wishes, shows that a profit-oriented organization also focuses on indispensable elements for contemporary cohousing initiatives. These elements emphasize the importance that the design and housing forms are conducive to forming a suitable community and that neighborhood integration can contribute to this (Kramer & Kuhn, 2009; Williams, 2015). Amvest tries in this way to create developments that are appropriate to the context.

The role that Marco fulfills in this must serve as a connector and translator between all stakeholders so that the interests of each party can be included in the development; this role seems to be reinforcing the

development of contemporary co-living concepts where the increasingly complex context requires better coordination (Tummers, 2015; Metcalf, 2004).

Still a Long Way to Go for Reaching The New Common Principles

To assess Amvest's working methods in terms of principles that align with those of contemporary cohousing, the research examines how Amvest's working methods relate to specific urban commons that emerge from new common principles. The study of Williams (2017) serves as a guide for this; the framework he applies there have three criteria for determining whether practices line up with urban commons. The first discussed is access & use; from the interviews with Amvest, it appears that only the residents have access to most of their homes. Recently, there have been more homes with common areas, but these are often only for residents. Some of Amvest's developments include public spaces, and neighborhood integration plays an increasingly important role. The second criterion focuses on which people benefit tangibly and intangibly from a property. All financial benefits help the return of just the company; Amvest's investors own the properties and not the residents. However, non-tangible benefits such as residential happiness and community formation that can result in the creation of valuable relationships are facilitated. They are not only intended for Amvest but also all residents. These non-tangible benefits, however, are not public. The maintenance of buildings, the facilitation of a community, and the responsibility for all Amvest properties are arranged by the company with direct partners, and there is no question of resident participation. It can be concluded from this that on all three criteria that Williams (2017) argues represent how property-related contemplation can take place using the new commons, Amvest's practice is not conducive to creating and maintaining new commons through urban commons.