Woonvisie gemeente Hof van Twente 2021-2025 – Strategic Housing Policy
The Woonvisie gemeente Hof van Twente 2021-2025 is the official housing strategy adopted by the municipal council of Hof van Twente on December 14, 2021. It serves as a regulatory framework for housing development, affordability, and spatial planning within the province of Overijssel, Netherlands. This document succeeds the previous Woonagenda 2016-2020 and aligns with national, provincial, and regional frameworks such as the Nationale Woonagenda 2018-2022 and the Regionale Woonagenda Twente.
The policy encompasses the six primary residential centers—Goor, Delden, Markelo, Hengevelde, Diepenheim, and Bentelo—as well as thirteen rural hamlets in the buitengebied. It identifies four overarching ambitions: accelerating housing production, providing the right home in the right location, making the existing stock future-proof, and ensuring vitality and livability across all urban and rural areas. Specific attention is given to sustainability targets, including the goal of being energy neutral by 2035 and achieving an average green energy label A for the entire housing stock by 2030.
Professional stakeholders, including developers, housing corporations such as Viverion and Wonen Delden, and municipal planners, use this document to determine project feasibility through the Afwegingskader voor woningbouwplannen (Assessment Framework for Housing Plans) found in Appendix I. It details specific housing demand forecasts, segment distributions, and quality requirements for new and transformed buildings.
Accelerating Housing Production
To meet rising demand, the municipality aims to increase the speed of construction through several strategic actions. A key mechanism is the decision to program 130% of the calculated housing need to compensate for potential plan dropouts, ensuring a minimum of 850 homes are available in hard planning stages.
- Action 3.1: 130% programming of the housing need to prevent delays from plan failure.
- Action 3.3: Transformation of vacant commercial properties and offices into residential units.
- Action 3.4: Implementation of flexible housing solutions with temporary permits valid for 10 to 15 years.
- Action 3.7: Establishment of a housing coalition involving developers, makelaars, and housing corporations.
Housing Segments and Target Groups
The document defines specific price thresholds and distribution percentages for different housing segments to ensure affordability for youth, starters, and seniors. Between 60% and 70% of new projects should consist of ground-bound houses, while 20% to 30% are reserved for apartments and studios.
- Social Rent: Defined as monthly rent below €752.33 (2021 price level).
- Middle Rent: Monthly rent between €752.33 and €1,000.
- Cheap Purchase: Homes priced below €200,000.
- Affordable Purchase: Homes priced between €200,000 and €250,000.
- Target Groups: Specific focus on starters (ages 18-35), seniors (75+), and urgent seekers including labor migrants and statushouders.
Sustainability and Circular Construction
In alignment with the Routekaart 2035, the municipality emphasizes climate-adaptive and energy-neutral construction. The policy transitions away from traditional materials like concrete and steel toward sustainable alternatives.
- Action 3.5: Prioritizing timber construction and bio-based materials to reduce CO2 emissions.
- Action 5.5: Target of an average energy label A for all existing homes by 2030.
- Circular Economy: Integration of renewable raw materials and high-quality recycling in new housing projects.
Spatial Quality and Assessment Framework
New developments are evaluated based on the Kwaliteitsimpuls Groene Omgeving (KGO). The Afwegingskader voor woningbouwplannen provides a step-by-step qualitative and quantitative assessment for all initiatives.
- Infill Development: Priority is given to redevelopment and infill within existing urban boundaries over expansion.
- Vitality: Requirements for projects to contribute to social networks and neighborly care (noaberschap).
- Flexibility: Small-scale, innovative housing concepts for multiple generations are encouraged.
Frequently Asked Questions
What is the housing demand in Hof van Twente until 2030?
The guideline indicates a total housing demand of approximately 675 to 730 homes, based on the Primos2020 household forecast and additional local demand.
What is the price limit for affordable purchase homes?
As of the 2021 price level, affordable purchase homes are defined as those priced between €200,000 and €250,000.
When does Hof van Twente aim to be energy neutral?
The municipality has set a target in its Routekaart 2035 to be fully energy neutral by the year 2035.
What percentage of new housing must be ground-bound?
The housing program reserves 60% to 70% of the total production for ground-bound houses, targeted at families and seniors.
How long are temporary housing permits valid?
Temporary housing projects intended for starters and seniors are realized with a temporary destination for a period of 10 to 15 years.
What is the 130% programming rule?
To ensure actual delivery and compensate for plan failure, the municipality programs 130% of its housing need, aiming for at least 850 homes in hard plans.
