Housing construction in Hoek van Holland is facing significant delays due to stringent nitrogen regulations, impacting numerous projects and leaving residents frustrated. The coastal village, caught between port areas, greenhouses, and a Natura2000 area, struggles with excessive nitrogen levels, hindering development.

Several key housing projects are stalled, including the Lemairepark development planned to include 144 homes, a residential care complex, apartments for seniors and starters, and single-family houses. The Humanitas foundation, intended to operate the residential care complex, expresses uncertainty about the project’s future.

The nitrogen regulations stem from rulings by the Council of State, which have tightened restrictions on construction activities to protect vulnerable natural areas. These rulings have increased paperwork, costs, and delays for housing projects across the Netherlands, with approximately 9% of projects until 2030 now affected.

Local residents are feeling the impact, with waiting times for social housing reaching eight years. Young people are struggling to start their lives, often forced to live with their parents, while divorced individuals and those facing economic hardship also face lengthy waits.

Despite recent improvements to the area, such as the extended metro line and renovated boulevard, the lack of housing is hindering the village’s growth. Local businesses are eager for population growth, particularly of wealthier residents, to boost the economy.

One proposed apartment complex on the Langeweg, near the protected Roomse Duin area, has been stalled for five years due to nitrogen regulations. Real estate agent Jan Vreugdenhil laments that the interests of the natterjack toad seem to outweigh the urgent need for housing.

While residents generally support housing construction, concerns remain about the impact on vulnerable nature. One resident, who requested anonymity, emphasized the importance of protecting nature and argued that the government’s nitrogen policy may be too optimistic.

Despite these challenges, some projects have seen success. Developer Martin van der Laan secured an irrevocable nature permit for his luxury apartment complex on the Cruquiusweg after a hearing at the Council of State.

Village Council Chairman Jacco van Dam expresses frustration and desperation, noting the difficulty residents face in finding suitable housing. He emphasizes the need for a balance between protecting the dunes and enabling people to live in the village.