Housing prices in Montenegro are too high and unaffordable for the majority of the population, which is why the state and local governments must launch programs that would “enable households to secure housing in accordance with their incomes.” New residential developments are often oversized, planned and built contrary to urban development standards and internationally accepted humane housing conditions, which is why a change in the planning of residential developments and urban rehabilitation of existing ones is necessary.
This is stated in the assessments of the situation and guidelines for the housing sector of the new Spatial Plan of Montenegro until 2040.
Among Montenegro's main development goals is one that relates to the area of housing.
"Undertake housing policy measures to increase social, economic and environmental sustainability, define financial mechanisms for achieving public interest in the housing sector and harmonize with EU regulations, especially in the area of environmentally sustainable solutions, energy-efficient buildings and the creation of more humane housing conditions," the Plan states.
The standards should be in effect from 2016.
In the section on current problems in planning and construction of new residential settlements, it is stated that in recent years the level and standards achieved in urban development have not been satisfactory, especially when considering the human goals of the New Urban Agenda and the conclusions of the UN Habitat III Conference, which relate to urban development and housing.
The New Urban Agenda and Habitat III were adopted in 2016 and envisage the development of cities according to the principles of sustainable development and healthy living conditions, with sufficient greenery, parking, playgrounds, communal infrastructure and other social and public needs. However, the plan states that in recent years, unhealthy and inhumane settlements of densely packed residential buildings have been built in Montenegro, without sufficient greenery, social facilities, parking, insufficient communal infrastructure,...
"There is an excessive concentration of buildings in urban areas, especially residential buildings. The overdevelopment of certain urban zones results from oversized planning frameworks and insufficiently verified urban planning criteria. This has led to the formation of urban zones in which adequate traffic and utility equipment cannot be provided, the necessary public spaces with certain social amenities, parking spaces, appropriate green areas, etc. In the Primorje region, with a pronounced seismic risk, this represents a serious development problem," the Spatial Plan states.
Violated principles of humane urban development
Therefore, they propose that in future lower-level spatial and urban plans, planners adhere to these guidelines, but also that "urban rehabilitation and city development planning are necessary in accordance with the principles of humane and quality urban development."
"In the previous period, the principles of sustainable and humane urban development were largely violated, both through oversized construction parameters in certain zones and through the uncontrolled expansion of construction areas. Urban and architectural recognizability was not consistently applied. Of particular note is the inconsistent application of standards in architecture and construction of buildings, which negatively affects the visual experience of space, quality of life and the quality of the environment and is therefore assessed as a limitation in previous development. Of particular note is the lack or low level of equipment of public spaces, as well as green spaces in cities, inadequate communal equipment and insufficiently organized transport infrastructure in urban settlements," the Plan states.
Spatial planning, as stated, must in the future be based on the principles of quality and humane development of settlements and green infrastructure.
The main vision of development for the field of spatial planning is the control and improvement of urban development with the aim of achieving quality urban and public functions in accordance with humane principles and accepted European standards.
Necessary and urban rehabilitation
The architectural guidelines state that it is necessary to "educate and inform the public about the importance of humane urban and rural development, humane housing and the relationship to public goods and their preservation and improvement, as well as increasing value for the benefit of the entire community and each individual."
Among the guidelines for the capital's space, it is emphasized that "urban rehabilitation and planning of city development in accordance with the principles of humane and quality urban development is necessary."
It was also stated that the state of the housing stock is not at a satisfactory level, and that the development of the Housing Policy Strategy for the period until 2030 is underway, which will define a new model for addressing the housing needs of all categories of the population.
It is also noted that according to census data, there are many more housing units than households, and that only about 60 percent of apartments in Montenegro are inhabited.
"In relation to the current situation in this area, it is necessary to improve the housing sector in terms of increasing social, economic and environmental sustainability, as well as providing financial mechanisms for the full realization of the public interest. The analysis of the situation indicates the need for rational management of housing policy in the coming period and rational planning of residential areas. This requires defining financial mechanisms, strengthening the institutional framework for regulating housing development, improving the housing market, strengthening the role of the state in controlling the construction of apartments and providing apartments under acceptable conditions, promoting environmentally sustainable solutions in housing construction and creating humane housing conditions. Specific goals and tasks are solving problems in the field of social housing, resolving illegal buildings and providing energy-efficient housing facilities," the Spatial Plan states.
Housing is a basic human right, it cannot be left to the market
The plan emphasizes that the right to housing is a basic human right, as well as a basic existential need of the population, and that it cannot be left to the market.
"The level of development in the field of housing, as one of the basic existential needs of the population, is in line with the level of socio-economic development of the state, and the quality of housing and the accessibility of the housing stock are indicators of the living standards of society. One of the prerequisites for good housing policy is the recognition of the right to housing as a fundamental human right, which is declared in international agreements, conventions and directives," the Plan states.
It is also indicated that the role of the state is "to create a stable market that will enable households to secure housing in accordance with their income."
"The market is failing to provide adequate and affordable housing for all citizens, especially for social categories of the population, so it is necessary to establish a long-term policy in this area and define acceptable models that will improve the situation in the housing sector," the document states.
It is emphasized that there is a pronounced "problem of resolving citizens' housing issues, especially on realistic or favorable terms."
In the context of EU accession, as stated, Montenegro needs to implement best practices in the field of housing.
"The vision of housing policy for the planning period is to build a society in which there are no homeless people and where all residents are protected from homelessness and poverty, where apartments are available, affordable and energy efficient, with a low carbon footprint, where special attention is paid to the needs of vulnerable population groups and their integration," the Plan states.
Therefore, several measures are proposed: encouraging the construction of affordable housing and introducing subsidies for solving the housing issue; establishing a register of tenants and encouraging rental policies in the private sector - ensuring a sufficient number of apartments in the public sector for rent; establishing a system of stable financing for the construction of social housing facilities; increasing the housing stock in state and municipal ownership that would be transferred under favorable conditions; creating new models of state-owned housing, etc.
Bonus video:
