"BuitengeWoon Thuis in Emmen" Woonvisie 2022-2030 – Housing Strategy Overview
BuitengeWoon Thuis in Emmen is the official Woonvisie 2022-2030 issued by the Municipality of Emmen, Netherlands. This policy document functions as the statutory framework for municipal housing development and volkshuisvesting (public housing) for the period ending in 2030. It replaces the previous strategy, Thuis in Emmen: Snoeien doet Bloeien 2018-2023, and marks a formal shift from a policy of "deprogramming" and managing shrinkage to a growth-oriented strategy. The vision aligns with the Strategienota Emmen 2021 and various national frameworks, including the Nationaal Programma Wonen and the Programma Betaalbaar wonen.
The scope of the document encompasses housing availability, affordability, livability, care-related housing, and sustainability across the entire municipality. It establishes a target of 4,000 additional homes by 2030 to address a projected mismatch between supply and demand. Regulated activities include the restructuring of post-war neighborhoods, the transition to gas-free living under the Transitievisie Warmte, and the implementation of opkoopbescherming (purchase protection). The municipality is categorized into four distinct areas for planning purposes: Emmen – Stad, De Monden, De Blokken, and De Velden.
This document provides the qualitative and quantitative criteria required for project initiators, housing corporations, and developers to align with municipal ambitions regarding residential diversity and neighborhood quality.
Housing Growth and Ambitions to 2030
The municipality targets a net addition of 4,000 homes to the housing stock by 2030. This growth is intended to rectify the current mismatch where there is a shortage of suitable units for seniors and starters.
- Target 2026: Completion of the first 2,000 homes.
- Senior Housing: 30% of new builds dedicated to senior-suitable (life-cycle proof) housing.
- Starters/Small Households: 30% of new builds for starters and 1- to 2-person households.
- Family Housing: 25% allocation for traditional family homes.
- Alternative Forms: 15% reserved for innovative concepts like Tiny Houses and co-living.
Regional Distribution and Restructuring
Growth and improvement efforts are distributed across four regional clusters, each with specific housing stock requirements. Restructuring focuses on older post-war neighborhoods that no longer meet modern standards for comfort and sustainability.
- Emmen – Stad: Addition of 2,300 homes, with 1,300 in the center and 650-800 in neighborhoods like Angelslo, Bargeres, Emmerhout, and Emmermeer.
- De Monden: 360 additional homes, primarily in Emmer-Compascuum (180-250 units).
- De Blokken: 770 additional homes, with a focus on Klazienaveen (400-550 units).
- De Velden: 570 additional homes, mainly in Nieuw-Amsterdam/Veenoord (300-400 units).
- Herstructurering: Priority for renovating or replacing outdated housing in Angelslo, Bargeres, Emmerhout, and Veenoord.
Affordability and Social Housing Requirements
The policy mandates a 5% growth in the social rental stock, translating to approximately 700 units. Rental pricing for housing corporations is strictly regulated according to national capping limits (aftoppingsgrenzen).
- Social Rental Growth: Target of 700 additional social units by 2030.
- Capping Limit 1 (Lower): At least 10% of corporation stock must be priced under €592.55 (2017 levels).
- Capping Limit 2 (Upper): At least 80% of corporation stock must be under €635.05 (2017 levels).
- Middle Rent: Regulated price points between the liberalisation limit (€763.47 in 2022) and €1,000.00.
Sustainability and Climate Adaptation
The municipality aims to be climate-neutral by 2050, with an interim goal of 50% CO2 reduction by 2030 compared to 1990 levels.
- Energy Transition: Phasing out natural gas in accordance with area-specific Wijkuitvoeringsplannen.
- Climate Adaptation: Plans must address water management, drought prevention, and the reduction of heat stress through increased greening.
- Circular Construction: Encouragement of biobased and circular building materials as part of the local Actieagenda circulair bouwen.
- Renovation Goal: At least 1,500 social rental homes to be renovated, transformed, or made sustainable by 2030.
Frequently Asked Questions
How many new homes does Emmen intend to build by 2030?
The municipality has set a target of 4,000 new homes, with 2,000 of these intended for completion by 2026.
What is the specific target for social rental housing growth?
Emmen aims for a 5% increase in the social rental stock, which equates to approximately 700 additional units.
What are the rules regarding owner-occupancy for new buyers?
The municipality introduced opkoopbescherming (purchase protection) and zelfbewoningsplicht (owner-occupancy requirement) as of January 1, 2023, to protect the affordable housing stock from investors.
What was the liberalisation limit for rent in 2022?
The liberalisation limit was set at €763.47 per month; social housing must stay below this threshold.
Which neighborhoods are prioritized for restructuring?
Priority areas for restructuring and housing quality improvement include Angelslo, Bargeres, Emmerhout, and Veenoord.
How many caravan pitches are managed in the municipality?
There are currently 148 pitches distributed across five locations, including De Ark and Valtherlaan.
What are the sustainability targets for 2030?
The goal is to achieve a 50% reduction in CO2 emissions relative to 1990 levels and to implement area-specific plans to move neighborhoods away from natural gas.
How are the 4,000 new homes distributed by target group?
The distribution is 30% senior-suitable housing, 30% for starters and 1- to 2-person households, 25% for families, and 15% for alternative housing forms.
