Bouwen aan de Toekomst Woonvisie 2021+ – Coevorden Housing Strategy Overview
The Bouwen aan de Toekomst Woonvisie 2021+ is the official strategic housing policy for the Gemeente Coevorden, Netherlands. Issued in November 2021, this document replaces the previous 2017 policy, Hier wil je wonen. It establishes a long-term framework for the local housing market, shifting from a focus on potential population decline to a proactive growth scenario. The policy operates within the wider context of the Omgevingsvisie (Spatial Vision) and coordinates with regional agreements such as the BOCE (Borger-Odoorn, Coevorden, Emmen) partnership and the Regiodeal Zuid- en Oost-Drenthe.
The scope of this document covers quantitative housing targets, qualitative standards for new construction, and the management of existing housing stock. It addresses key regulatory domains including Betaalbaarheid (affordability), Duurzaamheid (sustainability), and Leefbaarheid (liveability). The strategy defines specific requirements for various project categories, including social housing, middle-market rentals, and special housing forms such as tiny houses and flexwonen. It also outlines the Ruimtelijke afwegingskaders (spatial assessment frameworks) used to evaluate new residential developments based on environmental, social, and economic criteria.
The following sections detail the core values, housing requirements per district, and the specific instruments the municipality employs to achieve its residential objectives until 2030.
Strategic Values and Foundations
The housing policy is rooted in the Koeverns Kompas, which identifies five core values for the development of the municipality:
- Durven (Dare): Choosing a growth scenario to mitigate future aging populations and attract young families.
- Eigenheid (Individuality): Respecting the diversity of the municipality's 28 villages and the city of Coevorden.
- Grensverleggend (Groundbreaking): Acting beyond municipal borders and standard housing concepts where necessary.
- Verbindend (Connecting): Integrating housing with care, safety, and local economies.
- Trots (Pride): Utilizing the high quality of life and natural capital as a draw for new residents.
Quantitative Housing Targets 2021-2030
The municipality aims to add approximately 500 to 750 new housing units by 2030 to meet current shortages and accommodate an influx of residents from outside the region. The distribution of these units is differentiated by core areas:
- Coevorden Stad: 220-330 units, focusing on life-cycle resistant homes (levensloopbestendige woningen) and small households.
- Dalen e.o.: 80-125 units, with a high priority on social housing.
- Oosterhesselen, Sleen, and Aalden/Zweeloo: Roughly 40-85 units per area, with a target of 50% affordable purchase or rental units.
- Schoonoord e.o.: 25-40 units, integrated with large-scale renovation projects by housing corporations.
Affordability and Housing Categories
Coevorden distinguishes between three primary financial categories for housing to ensure a balanced market:
- Sociale huur (Social Rental): Housing with a maximum rent of approximately €750, managed primarily by corporations like Domesta and Woonservice.
- Middenhuur (Middle-Market Rental): Units with a monthly rent between €750 and €1000, targeted at households that do not qualify for social housing but cannot yet purchase.
- Betaalbare koop (Affordable Purchase): Homes accessible to individuals earning between 1.0 and 1.5 times the median income (modaal inkomen).
Spatial Assessment Framework
In Bijlage 1, the document lists the criteria for evaluating spatial initiatives that do not immediately fit existing bestemmingsplannen (zoning plans):
- Inbreiding: Prioritizing building within existing urban boundaries over greenfield expansion.
- Ecologie en Natuur: Restricting new builds in the primary ecological structure or valuable landscapes.
- Cultuurhistorie: Protection of archaeological values and historical landscape structures.
- Milieuzonering: Compliance with standards for noise, air quality, and external safety.
Frequently Asked Questions
How many new houses are planned for Coevorden by 2030?
The municipality targets a bandwidth of 500 to 750 new housing units to accommodate local demand and regional growth.
What is the definition of middle-market rental (middenhuur) in this policy?
Middle-market rental refers to housing units with a monthly rental price between €750 and €1,000.
Which housing corporations are the main partners in Coevorden?
The primary social housing partners are Domesta and Woonservice, along with tenant organizations HVDoCo and Samen Sterk.
Does the policy allow for tiny houses and flexible housing?
Yes, the document explicitly supports experimenting with alternative and flexible housing forms, including tiny houses and flexwonen to meet specific target group needs.
What are the rules for permanent residency in holiday parks?
Under the Vitale Vakantieparken program, the municipality aims to reduce permanent residency on holiday parks, necessitating alternative housing for current inhabitants.
What is CPO in the context of this housing vision?
CPO stands for Collectief-Particulier Opdrachtgeverschap, a construction where future residents have direct influence over the development and design of their own homes.
