Omgevingsgerichte Woonvisie Smallingerland 2020-2025 – Strategic Housing Policy and Program
The Omgevingsgerichte Woonvisie Smallingerland 2020-2025 is the official housing policy framework adopted by the Municipal Council of Smallingerland on October 6, 2020. This document serves as a comprehensive strategy for residential development, social housing, and sustainability within the municipality, which includes the regional center of Drachten and 12 surrounding villages. It operates under the wider legal context of the Omgevingswet (Environment Act) and the municipal Omgevingsvisie, replacing the previous policy iteration from 2016. The vision provides a direct assessment framework for new housing initiatives and forms the basis for performance agreements with housing corporations such as Accolade and WoonFriesland.
The scope of the policy encompasses five core ambitions: the realization of approximately 1,000 new homes within a five-year period, the transition to a sustainable and CO2-neutral housing stock by 2050, the provision of suitable housing for an aging population, the preservation of neighborhood vitality through mienskipssin (community spirit), and the improvement of housing availability for vulnerable groups. The document details specific project locations including Drachtstervaart, Vrijburgh, and Middelgeast, and introduces regulatory criteria such as a minimum requirement of 70m² usable floor area for new apartments to ensure long-term quality and flexibility. It also outlines the Woningbouwprogramma 2020-2025, which balances regional demand with local spatial constraints.
The following sections detail the specific regulatory goals, technical requirements for new construction, and the implementation agenda intended for use by developers, architects, and housing professionals operating in the North Netherlands region.
New Construction and Urban Development Targets
The municipality aims to add 1,000 net units to its housing stock between 2020 and 2025. This target is designed to accommodate the growing number of small households and the regional function of Drachten as an employment hub. Development is categorized into specific project types:
- Center Locations: Transformation of commercial real estate into residential units in the heart of Drachten to reduce vacant retail meters.
- Infill Development: Priority is given to inner-city locations such as Maartenswouden and Wetterwille before expanding to greenfield sites.
- Expansion Areas: Continued development of large-scale residential zones in Vrijburgh, Drachtstervaart, and Middelgeast (Boornbergum).
- Village Customization: Small-scale additions in villages like Opeinde, Oudega, and Rottevalle to maintain local vitality.
Sustainability and Energy Transition Standards
Smallingerland adheres to the national Klimaatakkoord targets, aiming for a CO2-neutral housing stock by 2050. The municipality acts as a facilitator for private owners while setting strict requirements for new builds and social housing renovations.
- Transitievisie Warmte: A municipal heat plan established by late 2021 defines the timeline for making neighborhoods gas-free.
- Social Housing Labels: Corporations Accolade and WoonFriesland aimed for an average Energy Label B across their portfolios by 2020/2021.
- New Build Criteria: All new projects must satisfy the BENG (Bijna Energieneutrale Gebouwen) standards and are encouraged to aim for energy-positive status.
- Climate Adaptation: Integration of water storage and greenery in projects to mitigate heat stress and flooding.
Wijs met Grijs: Elderly and Lifetime Housing
With the population of residents aged 65 and older expected to increase by approximately 2,000 by 2030, the policy emphasizes levensloopgeschikte (lifetime-suitable) housing. The goal is to allow residents to remain independent for longer through specific architectural interventions.
- Accessibility: Requirements for nultredenwoningen (zero-step dwellings) where primary rooms (kitchen, bedroom, bathroom) are accessible without stairs.
- Strategic Siting: Elderly housing must be prioritized near facilities like supermarkets, pharmacies, and public transport, particularly in Drachten's center.
- Innovative Forms: Encouragement of hofjeswoningen (courtyard houses) and mixed-generation housing to combat loneliness and stimulate the housing chain.
Social and Affordable Housing Supply
Approximately one in three homes in Smallingerland is a social rental unit. The policy addresses the increasing waiting times for affordable ground-floor dwellings and housing for young starters.
- Target Groups: Primary focus on households with annual taxable incomes up to €23,225 (single) and €31,550 (multi-person).
- Flexible Housing: Introduction of temporary and flexible units, such as tiny houses or container homes, to address short-term demand for students and status holders.
- Scheefheid: Monitoring of 'expensive misalignment' (low-income tenants in high-rent homes) and 'cheap misalignment' (high-income tenants in low-rent homes).
Frequently Asked Questions
How many new homes does Smallingerland plan to build by 2025?
The municipality has set a target of 1,000 net new homes to be added to the housing stock between 2020 and 2025.
What is the minimum size for new-build apartments in Smallingerland?
According to the municipal assessment framework, new-build apartments must have a minimum usable floor area (gebruiksoppervlakte) of 70m², excluding storage and balconies.
What are the sustainability requirements for social housing corporations?
Housing corporations Accolade and WoonFriesland are working toward an average Energy Label B for their stock and aim for complete CO2 neutrality by 2050.
Are there specific provisions for elderly residents who want to move?
The 'Wijs met grijs' ambition stimulates the construction of lifetime-suitable housing and 'hofjes' near essential facilities to encourage elderly residents to downsize and vacate family homes.
Does the municipality support self-build projects?
Yes, Smallingerland provides space for Collectief Particulier Opdrachtgeverschap (CPO), where groups of residents act as their own developer, as seen in the Peinder Mieden project.
What is the maximum waiting time goal for social housing?
The municipality and housing corporations aim to reduce average waiting times for social rental housing to a maximum of one year.
How does the municipality handle vacant retail space in Drachten?
The policy prioritizes the transformation and redevelopment of commercial real estate in the city center into residential apartments to strengthen the center's residential function.
Is gas-free construction mandatory?
Yes, new developments must comply with national regulations and the municipal Transitievisie Warmte, which targets a complete transition away from natural gas.
