MP Darryl York wants answers on where, when and how housing plan will deliver

GREAT BAY--Member of Parliament Darryl York has called on Minister of Public Housing, Spatial Planning, Environment and Infrastructure Patrice Gumbs to provide Parliament and the public with clearer timelines, concrete deliverables and a detailed breakdown of government’s housing plans.

Speaking during the continuation of a parliamentary meeting on the current state of national housing in St. Maarten, York said the public needs more than broad policy explanations. He said residents should be able to understand what government intends to deliver, where housing will be developed, how many units will be newly constructed, how many will come from reuse or repurposing, and when tangible results can be expected.

MP York was pointed in his questioning, arguing that Minister Gumbs does the public a disservice when major housing announcements are made, but more than a year later there are still no firm dates, timelines or clear details on delivery.

York focused some of his questioning on the Minister’s explanation of the proposed 1,200-unit housing target. Minister Gumbs had clarified that the target does not mean 1,200 new homes will be built in Belvedere, and that the number includes new construction, repurposing of existing buildings, densification and other housing interventions across St. Maarten.

York said that clarification raises additional questions that must be answered. He asked how many of the 1,200 units will be newly built homes, how many will come from repurposed or reused buildings, and how the newly constructed homes will be divided among social, affordable and other housing categories.

He also asked for a breakdown of the proposed 120 units per year, including how that annual figure will be reached and what portion will depend on government, private developers, the St. Maarten Housing Development Foundation or other partners.

The MP also asked the Minister to identify the specific areas where government-owned land has been earmarked or considered for housing. He said if the housing target will be spread across several areas, Parliament and the public should know which districts are under consideration and what type of housing is being planned for each area.

York also pressed for clarity on infrastructure readiness. He asked what is being done to align the housing policy with road access, drainage, sewage, utilities, schools and public transportation. He questioned whether infrastructure capacity assessments have been completed for the areas identified for housing development, and whether government is still allowing development in areas where adequate infrastructure studies have not been conducted.

On traffic, York asked whether the traffic impact study has been completed and, if so, when the results will be made public. He said the matter has been raised publicly for an extended period, and residents have been asking for information.

He also asked about stormwater, flooding, climate resilience, hillside stability and drainage, questioning how those factors are being integrated into current planning approvals. York said housing development must not create additional strain on areas where infrastructure is already limited or vulnerable.

The MP also raised concerns about the Ministry’s own ability to execute the housing and planning agenda. He asked whether VROMI has the necessary staff capacity in key areas such as policy, permits, inspections, GIS, project management, contract management, legal enforcement and engineering.

York said even if government uses private developers or public-private partnerships, VROMI will still carry a heavy responsibility for oversight, permitting, inspections, enforcement and planning approvals. He asked what has been done over the last six months to strengthen institutional capacity and what will be done over the next six months to prepare the Ministry for the workload ahead.

York also asked what internal dashboard, reporting structure or project tracking system the Ministry is using to monitor progress. He said a housing plan of this scale requires proper tracking, measurable targets and public accountability.

The MP questioned what key performance indicators will be reported publicly to show whether the housing policy is succeeding or failing. He said government should not wait years before determining whether the policy is working. Parliament and the public should know what will be measured, how often results will be reported and what adjustments will be made if targets are not met.

A central part of York’s questioning of the Minister was his call for tangible deliverables over the next 12 to 24 months. He said if government does not expect construction to begin before 2027, then the public should be told that clearly. At the same time, he said government should explain what residents can expect in 2026, whether that means completed studies, finalized land-use decisions, operational financing tools, land issuance rules, permit reforms, infrastructure assessments or other concrete steps.

York also asked for clarity on the mortgage guarantee fund, including when it will become fully operational. He said housing access is not only about building homes, but also about helping residents qualify for financing.

He further questioned whether special consideration will be given to key workers such as nurses, teachers, police officers and other essential workers. The Minister had indicated that the policy recognizes that teachers, health workers, civil servants and other key workers should be able to access affordable housing, but York asked whether any actual priority provisions exist.

York also linked the housing discussion to land policy. He asked what the Ministry’s current land-use policy direction is and where it is formally written down. He said housing plans cannot be separated from how government land is issued, transferred, leased or otherwise made available for development.

The MP asked for the status of the land-use policy and a timeline for its completion, arguing that housing policy and land issuance policy must work together if government intends to move from planning to execution.

York also raised questions about the St. Maarten Housing Development Foundation, particularly its finances, governance and waiting list. He noted that the Minister said the outstanding loan portfolio of the Housing Foundation could not be shared, and asked whether that meant it could not be shared publicly or whether it could not be shared with Parliament. If the answer cannot be provided publicly, York said it should be submitted to Parliament in writing.

He asked for the current financial health and debt-servicing capacity of the Housing Foundation, and whether there are any risks of default or restructuring. He also asked for information on the composition of the Foundation’s board, the qualifications of board members, the appointment process, term durations and the criteria government uses to appoint board members.

York said residents have many questions about the Foundation, not necessarily as criticism of the institution, but because many issues remain unclear to the public. He asked whether there have been any recent governance, oversight or internal control concerns within the Foundation’s management.

On the housing waiting list, York noted that the latest figure mentioned by the Minister was approximately 4,000 requests. He asked how that number has evolved over the past five years, especially since Hurricane Irma. He said the public should know how the current level of demand compares to the period before and after the storm.

He also said members of the public want to know the practical steps for applying for housing, including where they should go, what information they must provide and how their application will be assessed.

York further asked whether the Housing Foundation has conducted recent assessments of the physical condition of homes and the socio-economic status of residents. He also asked for information on monthly maintenance costs per project and overall maintenance needs.

The MP also addressed the long-term future of emergency homes. He noted that some emergency housing projects are located on private land, an issue that has been discussed for some time. He asked what long-term plans exist for those areas and whether the Minister intends to provide policy direction to regularize land tenure or ownership for residents.

York said the housing issue requires a practical, transparent and measurable approach. He urged the Minister to provide Parliament with numbers, timelines, locations, capacity assessments and clear deliverables, so that residents can understand what government intends to do and when they can expect results.

The Minister will retun to Parliament in a few weeks to answer all questions.

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