Woonvisie 2022-2026 – Strategic Housing Policy for Gemeente Bernheze
The Woonvisie 2022-2026, titled Perspectief op goed wonen in onze kernen, is the official strategic housing document issued by the Municipality of Bernheze. Valid from January 1, 2022, this policy framework aligns with the Woningwet 2015 and the provincial housing regulations of Noord-Brabant. It serves as a directive for municipal planners, housing corporations such as Mooiland, JOOST, and Brabant Wonen, as well as private developers and residents involved in local construction projects.
The document establishes regulatory targets for housing volume, affordability categories, and sustainable construction standards across the five primary cores: Heesch, Heeswijk-Dinther, Nistelrode, Vorstenbosch, and Loosbroek. It details the quantitative requirement to add 1,800 homes over a ten-year period, with a specific focus on 1,160 units by 2026. Regulatory domains include social rental sector management, price-controlled owner-occupied segments, and the integration of BENG (Bijna Energie Neutraal Gebouwd) standards. The vision also defines parameters for alternative housing such as Tiny houses, Flexwoningen, and Collectief Particulier Opdrachtgeverschap (CPO).
This policy framework provides technical definitions for housing types, including Nultredenwoningen (zero-step dwellings) and Levensloopbestendige woningen (life-cycle resistant homes), ensuring that new developments meet the demographic needs of seniors, starters, and permit holders within the municipality.
Quantitative Housing Targets and Distribution
The municipality identifies a total expansion requirement of 1,800 dwellings over ten years, with 1,160 units planned for the period ending in 2026. Construction is distributed proportionally across the five municipal cores based on their current size and expansion potential.
- Heesch: 580 units (50% of total), focusing on 175 social rental units.
- Heeswijk-Dinther: 232 units (20% of total), with approximately 70 social rental units.
- Nistelrode: 232 units (20% of total), requiring additional locations beyond current planning.
- Vorstenbosch: 58 units (5% of total), targeting 5-10 social rental units.
- Loosbroek: 58 units (5% of total), emphasizing starter homes and senior housing.
Housing Differentiation and Price Thresholds
To ensure affordability, the municipality mandates specific percentages for different housing segments in new developments. These values are based on the 2021 price level and are subject to annual indexation.
- Social Rental (Sociale huur): Minimum 25% of units, priced below €752.33 per month.
- Cheap Purchase (Goedkope koop): 15-20% of units, priced below €260,000.
- Affordable Purchase (Betaalbare koop): 20-25% of units, priced between €260,000 and €325,000.
- Mid-range Rental (Middenhuur): 5-10% of units, priced between €752.33 and €1,000.
- Expensive Purchase (Duur): Maximum 25% of units, priced above €325,000.
Sustainability and Climate Adaptation
Bernheze aims to be energy-neutral by 2050. New construction must comply with gas-free requirements and nearly energy-neutral standards. The municipality prioritizes 'no regret' measures for existing stock and applies specific criteria for climate-adaptive design.
- Energy Standards: Mandatory BENG compliance and gas-free construction for all new projects.
- Corporate Stock: Targets an average Energy Label A for all social rental housing by 2030.
- Climate Adaptation: Design requirements to prevent heat stress using green roofs and facades, and specific location choices to minimize flood risks in areas like the Aa-dal.
Special Housing Forms and Definitions
The document provides specific frameworks for non-traditional housing to stimulate variety and speed in delivery.
- Tiny Houses: Defined as affordable, compact dwellings with a maximum living area of 50m².
- Flexwoningen: Temporary modular housing solutions designed for urgent seekers, including starters and permit holders.
- CPO (Collectief Particulier Opdrachtgeverschap): A process where citizens organize as a legal entity to develop their own housing without a profit motive.
- Nultredenwoning: A dwelling where the entrance and all primary rooms (bedroom, kitchen, bathroom) are accessible without using stairs.
Frequently Asked Questions
What is the maximum size for a Tiny House in Bernheze?
According to the Woonvisie, a Tiny House is a compact dwelling with a maximum living area of 50m².
What percentage of new housing must be social rental?
New housing developments must include a minimum of 25% social rental units.
What is the price limit for a cheap purchase home (goedkope koop)?
At the 2021 price level, cheap purchase homes are defined as those priced below €260,000.
How many total homes does Bernheze plan to add by 2031?
The municipality has set a target to add a total of 1,800 homes to the housing stock over a ten-year period.
What are the age limits for the 'senior' target group in this policy?
While often used for those over 55, this Woonvisie generally utilizes 65 years as the starting age for the senior demographic.
What energy standard is required for new construction?
All new-build homes must be gas-free and comply with the national BENG (Nearly Energy Neutral Building) standards.
