Woonvisie 2021-2025 Gemeente Altena – Housing Strategy and Policy Framework
The Woonvisie 2021-2025 is the official housing policy document issued by the Gemeente Altena, Netherlands. Established on June 22, 2021, this strategy serves as a foundational building block for the local Omgevingsvisie (Spatial Vision) required under the Omgevingswet (Environment Act). It outlines the municipal framework for residential development, affordability, and sustainability, replacing previous local guidelines to provide a unified approach across the municipality's 21 distinct residential cores.
The document establishes concrete quantitative and qualitative targets for the period 2021–2025, while looking forward to 2030 and 2040. It governs various regulatory domains including social housing quotas, sustainability standards for existing and new-build stock, and specific housing-with-care provisions. The framework sits under the broader regional context of the Regionale Investeringsagenda (RIA) for the Breda region, ensuring alignment on housing production and groen-blauwe (green-blue) environmental quality.
Professional stakeholders, including developers and housing corporations such as Bazalt Wonen and Land van Altena, utilize this document to determine local demand profiles and permit priorities. The policy details specific requirements for varied demographics, ranging from first-time buyers and seniors to labor migrants and emergency seekers.
Quantitative Housing Production and Location Strategy
The municipality identifies a pressing need for housing expansion driven by high birth rates and increasing migration from the Randstad area. For the 2021–2030 period, the document sets a total production target of 3,000 dwellings, with a specific focus on the first five years.
- Target 2021–2025: Minimum addition of 1,220 dwellings to the local stock.
- Target 2031–2040: An indicative growth of +2,000 dwellings.
- Priority Cores: Accelerated development in Almkerk, Genderen, Hank, Veen, Werkendam, Wijk en Aalburg, and Woudrichem.
- Spatial Priority: Emphasis on inbreiding (infill development) over uitbreiding (expansion) to preserve the green-blue quality of the landscape.
The policy introduces the Ladder voor duurzame verstedelijking to prioritize the use of existing built-up areas and transformation of vacant agricultural buildings.
Affordability and Social Housing Standards
To address the shortage of affordable units, the municipality mandates specific distribution ratios for new housing projects. Approximately 36% of households in Altena fall within the target group for social rental housing.
- Social Rental Target: Expansion of the social stock by approximately 380 units by 2025.
- Price Thresholds: Social rent capped at €752.33; affordable purchase price capped at €260,000 (2021 price level).
- Indicative Program: 20-25% social rental, 15-20% affordable purchase, and 15-25% medium-priced segments.
- Home Splitting: Support for woningsplitsing (dividing existing houses) to create smaller, more affordable units without increasing the building footprint.
Sustainability and Energy Targets
The municipality aims to be fully CO2-neutral by 2046. This goal applies to both new developments and the transformation of the existing housing stock.
- New Builds: Transitioning from BENG (Bijna Energieneutraal Gebouw) to ENG (Energieneutraal Gebouw) standards.
- Existing Stock: Phasing out natural gas in accordance with the Transitievisie Warmte, which outlines the timeline for gas-free neighborhoods.
- Energy Index: Target average Energy Index of 0.9 (Label A) for social housing stock by 2030.
Housing with Care and Specific Target Groups
A significant portion of the strategy addresses the aging population and people with specific care needs. The document forecasts a substantial increase in residents over 65, reaching 37% of the total population by 2030.
- Senior Housing: Priority for levensloopgeschikte woningen (life-cycle resistant homes) and hofjeswonen (courtyard living).
- Special Groups: Provisions for spoedzoekers (emergency seekers), statushouders (status holders), and arbeidsmigranten (labor migrants).
- Labor Migrants: Preference for large-scale housing solutions close to work locations, adhering to SNF-certification standards for quality.
Frequently Asked Questions
How many new houses will be built in Altena by 2030?
The municipality has set a total housing production target of 3,000 new dwellings between 2021 and 2030.
What is the social housing target for the 2021-2025 period?
Gemeente Altena aims to expand the social housing stock by approximately 380 units, or roughly 75 units per year, during this period.
When does Gemeente Altena plan to be CO2-neutral in housing?
The municipality has established a deadline of 2046 to achieve a fully CO2-neutral housing stock.
What are the rules for labor migrant housing in Altena?
Labor migrants must be housed in facilities that meet SNF-certification standards, with a policy preference for large-scale housing located near work centers to minimize local nuisance.
What is the maximum price for an 'affordable' purchase home under this policy?
Based on the 2021 price levels defined in the document, an affordable purchase home is capped at €260,000.
Does the policy allow for splitting existing houses into multiple apartments?
Yes, woningsplitsing is encouraged under specific conditions to create smaller living units and promote more efficient use of the existing large housing stock.
