Woonagenda gemeente Epe 2024 – 2028 GOED WONEN – Housing Policy and Development Program
The Woonagenda gemeente Epe 2024 – 2028 GOED WONEN is the official housing program of the Municipality of Epe, published on July 11, 2024. It serves as the primary implementation document for the housing section of the local Omgevingsvisie (Environment Vision) and aligns with the Nationale Woon- en Bouwagenda and the Regionale Woondeal Stedendriehoek. This framework establishes the legal and strategic basis for testing new housing initiatives and making performance agreements with housing corporations such as Triada, Habion, and Woonzorg Nederland.
The program governs residential development activities across the villages of Epe, Vaassen, Emst, and Oene. Its scope includes quantitative targets for the period 2022-2030, qualitative requirements for specific target groups such as starters and seniors, and strict affordability criteria. The document details specific schemes including Woningsplitsing (house splitting) in rural areas, the transformation of vacant retail properties, and the reuse of Vrijkomende Agrarische Bedrijfsbebouwing (vacant agricultural buildings). It defines price thresholds for social rent, mid-market rent, and affordable owner-occupied homes.
Professional stakeholders including architects and developers must adhere to the categorized pricing tiers and sustainability standards outlined in the appendices. This document provides the criteria for infill development, urban expansion, and the integration of innovative housing forms like tiny houses and hofjeswonen (courtyard housing).
Housing Targets and Project Implementation
The Municipality of Epe has established a net production target of 1,789 homes to be added to the housing stock between 2022 and 2030. Development is prioritized through designated key projects and expansion sites.
- Sleutelprojecten (Key Projects): Large-scale developments including 't Slath, Zuukerenk, and Kerkenland.
- Uitleglocaties (Expansion Sites): Greenfield developments at Sprenghenparc and Oosterhof Zuid in Vaassen.
- Inbreiding (Infill): Preference for transformation and infill within existing village boundaries to preserve the green Veluwe landscape.
Affordability and Pricing Categories
To address the shortage of accessible housing, the document mandates specific social and affordable quotas for new developments. These requirements are categorized by development type (transformation, infill, or expansion).
- Social Rent: Minimum 35% of the program for projects with 11 or more homes must be social housing, with a 25-year maintenance period.
- Affordable Sale Cat. 1: Homes with a maximum price of €260,000.
- Affordable Sale Cat. 2: Homes priced between €271,000 and €355,000.
- Self-occupancy: A mandatory five-year zelfbewoningsplicht (self-occupancy obligation) and anti-speculation clauses apply to affordable sale categories.
Special Housing Forms and Target Groups
The policy requires 25% of new housing to be levensloopgeschikt (life-cycle proof) to accommodate the aging population. Definitions for these dwellings include specific accessibility standards for both ground-floor and multi-story buildings.
- Seniors: Focus on clustered housing near village centers and pre-mantelzorgwoningen (pre-informal care units).
- Tiny Houses: Defined as very small living spaces (up to approx. 50m²) focused on low ecological footprints.
- Flexwonen: Flexible housing solutions for spoedzoekers (urgent seekers) with a sober appearance and temporary duration (10-15 years).
Woningsplitsing and Rural Area Regulations
Splitting existing dwellings into multiple units is permitted under specific conditions to better utilize the existing stock, particularly in rural areas outside village centers.
- Minimum Plot Size: The parcel must be at least 1,000m² for splitting to be considered in rural zones.
- Unit Size: Each new self-contained unit must have a minimum gross floor area of 50m².
- VAB Scheme: Conversion of agricultural buildings is subject to a sliding scale; for example, 2,000-3,000m² of demolished sheds allows for 2 new homes.
Frequently Asked Questions
How many new homes does Epe plan to build by 2030?
The municipality aims to add 1,789 homes to its stock between 2022 and 2030, as agreed in the Regional Housing Deal.
What is the social housing quota for new developments in Epe?
For projects involving 11 or more homes, at least 35% of the program must consist of social rental units, except for specific transformation sites.
What is the maximum price for an affordable starter home in Epe?
Under the 2024 price categories, Category 1 affordable homes are capped at €260,000, while Category 2 is capped at €355,000.
Are tiny houses permitted in the municipality?
Yes, Epe encourages 'other' housing forms like tiny houses (up to 50m²) and courtyard housing, aiming for at least one such location per village.
What are the rules for splitting a house in Epe's rural areas?
Splitting is allowed on plots of at least 1,000m², provided the units are at least 50m² and the main building does not exceed 750m³ (unless the existing volume is larger).
Is there a self-occupancy obligation for new homes?
A self-occupancy obligation and anti-speculation beding apply to all affordable for-sale homes for a duration of five years.
What happens to vacant agricultural buildings in Epe?
Under the VAB scheme, owners can build new residential units if they demolish a specific volume of old sheds; for instance, 1,000-2,000m² of demolition grants 1 new home.
