The old farmyard lends itself well to a new form of life

The legacy of family friends Novigrad in Lelystad is actually a miniature version of the Buurtschap Waaranders residential form that the concept developer is progressing with. With euphonic names like Hof van Fleur in Dronten, De Kastanjetuin in Zwolle and Hugo’s Tuin in Heerhugowaard, the office wants to give shape to the “neighborhood”. The municipality of Apeldoorn recently offered space for the development of the first Familie Vrienden Erf in the countryside.

Waaranders projects have a number of common characteristics, says Dick Koster of Cittanova. “It’s for all ages. You live there independently, but you also do things together.

Social space

There is a common vegetable garden or orchard in each project. Each location has a social space, the neighborhood hangar. It can be a small workshop or a meeting space. The larger housing types also have a care function. Sometimes daytime activities, but also the permanent residence of people in need of care are possible.

Koster: “I have a disabled daughter and I live next to a care facility. Every day I see people riding back and forth in vans for daytime activities. Living and daytime activities in one place provide more peace and quiet and a better pace.

Share tools

A sustainable lifestyle is broader than an energy efficient lifestyle. “We also encourage the shared use of cars and tools,” Koster says by way of example. A final important feature is the scale of the projects. Cittanova has developed three variants for sizes between 25 and 150 houses. The Familie Vrienden Erf is the mini version with 10 to 25 houses.

The Familie Vrienden Erf has been specially developed for new farm yards. It is also possible to integrate the existing farm of the stop farmer into the design. Koster: “We are getting more and more questions from farmers who stop working and want to do something with their backyard. We have combined this trend with the most important characteristics of our neighborhood life.

Familiar environment

A Vrienden Erf family has room for all ages, but the concept is partly inspired by the aging population. “When people get older and need care, they often have to move because there is no suitable accommodation for them in the village. But they would prefer to stay in the village. The Familie Vrienden Erf offers life-proof houses on the outskirts of the village. People stay in the familiar social environment. They don’t feel alone, ”says Koster.

“In addition, there are young people who grew up in the village and who want to continue living in a familiar environment. This target group is also served. It also contributes to the viability of existing facilities, such as a store for basic necessities. The whole village benefits.

Regular cooperation partners

Cittanova works with permanent partners for all living concepts. A specialized agency is called upon for the spatial planning aspect and the developer of the Ter Steege Bouw Vastgoed project is responsible for the implementation.

Deputy manager Andries Tolman of the Apeldoorn office explains: “We finance the project, acquire the land. Then we make sure that the concept becomes technically and legally feasible and we carry out the construction. ”

Cooperation of the municipality

Whether a vacant yard is suitable for a family yard depends on several factors. First of all, the cooperation of the municipality.

“Many municipalities are quite reluctant to deviate from the usual red-for-red policy. Based on this policy, sometimes absurd requirements are set, which causes landowners to give up. Although there are good opportunities here to do something about the housing problem and the vitality of the countryside. But it’s easier to build six hundred houses in the city than four in the countryside, ”Tolman explains.

Minimum size

Projects like these involve a lot of costs, which initiators often don’t factor in up front, Tolman says. “With each project, a balance is sought between the interests of the land seller and the operability of a project. You need a certain minimum size to avoid costs, ”he says.

“It’s not just the land and construction costs. The legal process of these projects, but also land use planning, for example, entail significant costs. People sometimes misjudge this. ”

Owners Association

Once the neighborhood project is completed, an association of owners is formed. “He will be responsible for all the common elements of the housing form,” Koster adds.

Going through all the stages of a zoning plan change is a complex and time-consuming matter. According to Richard Huisman of Garderen, Gelderland, a site survey is a useful first step.

Huisman provides land use planning advice with its Huisman Space & Visualization office. Changing zoning plans in agricultural areas is his specialty.

Farm entrepreneurs or individuals who stop approaching about the possibilities of a residential destination in an agricultural area, Huisman generally advises starting with a location survey.

No homework

“Four out of five people who approach me haven’t done their homework yet. In such a location study, I look at what options the zoning plan and the parent municipal and provincial policy offer. You can plan for the future on that. ”

The next step is the main request. In this, on the basis of a description and representation of the plan, it is checked whether the municipality is in principle ready to cooperate. It also becomes clear at this point whether further research is needed.

Specialist

Huisman: “A patient and tenacious individual sometimes manages to complete the process himself up to this point. But then follow the urban integration plan and the zoning plan change. These processes are truly specialist work ”.

Huisman finds that municipalities are often reluctant about zoning changes in rural areas. “It’s understandable, but they also realize that it is important to maintain the quality of the landscape.”

Anyone looking for a new destination for a barnyard should do their homework first. A well thought out plan is the best start for a focused approach.

“What can I do with my yard and buildings if I close my business? Farmers approach broker Theo van Gendt with this question almost every week. But there is no easy answer. According to the steward of ZLTO Vastgoed, a resigning entrepreneur must first answer a number of crucial questions.

“Would you like to continue living in the yard?” If so, in the existing house or in a new one? Would you like to build multiple houses? Would you like to invest in it yourself? Do you want to reuse or demolish company buildings? Or do you want to develop a new activity in the yard, for example a campsite? You must have these things in mind.

Besides the practical aspects, the tax aspects are important in the reuse of a farmyard. “You have to take tax matters with you from day one,” Van Gendt emphasizes. “You will have to manage plans, grants and, most importantly, changes in the value of your property and buildings. If the business closes, it is still possible to make a financial soft landing.

Zoning plan change

A change of zoning plan is almost always necessary for the construction of housing or the development of new activities or the development of nature. Sooner or later, the contractor will therefore have to deal with the municipality.

Van Gendt always hires a specialist for spatial planning issues. “He is familiar with zoning procedures and plans, knows the space-for-space program and knows if there are any subsidy programs for demolition or asbestos remediation. It is necessary for a good plan. If you submit a good plan, you increase the chances of being facilitated by the municipality. But it’s still a long drive with lots of bumps so start on time.