Date: July 9, 2020

ASD opinion summary

The Housing Program provides a clear future-oriented vision of housing in Nuenen. The ASD appreciates the active role that the Municipality wants to take on to better adapt the housing supply in Nuenen to the housing demand in the coming years. With the help of an external agency, the current figures and expected trends have been Map out and looked beyond the housing domain alone. It is a good, readable and useful
building block for the environmental vision and plans. According to the ASD, the value can be further enhanced by paying attention to the following comments, questions and advice.

1. Advice: a better understanding that for housing, housing availability alone is insufficient. Affordability and available Health among seniors are equally important.
2. Advice: a better view of the responsibility of the Municipality for its residents; what are legal duties and what are choices
3. Advice: more and targeted attention for starters and 1 and 2 person households, mostly in the relatively absent age group 18-45, so that they too can find suitable and affordable housing. Affordable starter homes are then an option, provided they also remain affordable for the next owner. Without measures, this is unlikely to succeed. Then the house will be withdrawn from the target group again. What is the most effective way to counter this? The memo makes the proposal of an anti-speculation clause with mandatory longer living. Question: Is ground lease a better idea then?
4. Recommendation: more focus on social housing and free sector rentals.
5. There is a strong demand among many, including the young and elderly, for living in close proximity to amenities. In order to please as many residents as possible, ground-level construction in and around centers with amenities is inadvisable. Higher-rise buildings with a higher population density offer the possibility of an area with more activities, more amenities, more liveliness and frequent public transportation. More people can then use it both during the day and in the evening. There are many successful examples of centers with higher construction. Advice: Accept and encourage that higher construction becomes the starting point for centers (a.o. downtown, Kernkwartier).
6. With the desired transformation and the advent of the omgevingswet , a government can only achieve its goals by approaching problems integrally and helping to solve them. Emphasize even more and show even better that the note is a part of a chain that, only in conjunction with each other, can contribute to living suitable for residents.
7. Many residents in Nuenen are financially strong and/or have excellent self-reliance and do and want to do so. Others struggle with their place in society, their income, standing up for themselves and the participation required of them. Without help, they don't make it. For those people who are just starting to work or are not wealthy or are going to live together for the first time, the municipality must ensure that they do indeed have equal rights. Write the plans and rules in this paper in such a way that all residents have equal rights.
8. Elderly people are reluctant to leave their homes and, if at all necessary, to remain in the same neighborhood. Subdivision of these homes can then meet the desire for smaller and more life-sustaining housing for these elderly and/or first-time buyers. Perhaps the corporations can play a role in this. Advice: Consider whether the Municipality can play an active role in buying up these houses and converting them or whether the Municipality should actively stimulate and/or facilitate private parties to undertake the conversion.
9. The rationale for the note is based on the 2018 Housing Map, based on pre-2018 data. This numerical data does not yet take into account, or does not adequately take into account, the (hundreds of) migrant workers, the right of free settlement and the regionally applicable urgency scheme. These numbers are too large to ignore.
10. It does not seem reasonable, and legally questionable, that a Municipal Benefit Tax can be imposed on residents who do not participate in a desired transition. Recommendation: Consider what measures can be used to entice (carrot) or discourage (stick) homeowners to participate in the desired energy transition.
11. Lotting does not reduce a queue and ignores the length of waiting time of those enrolled. Q: Why is lottery a better strategy for reducing waiting time than the queue based on enrollment time used so far?
12. Recommendation: The paper becomes broader if explicit attention is also given to the development of tiny houses and housing groups.

College response to ASD questions and opinions.

Re 1. The Housing Program pays attention to all these aspects, only the order is different. Availability is the first priority, then affordability follows.

Re 2. Legal obligations will obviously be addressed anyway; this policy document largely contains policy choices that the municipality can make.

For this target group we want to add more social housing to the housing stock. In order to keep new construction in the social segment for a long time for this price segment, where possible we will set a minimum retention period for the realization of 30% social: in the case of social purchase a period of at least 5 years applies. We do not want to introduce ground lease; this increases the complexity, but hardly solves the problem. Furthermore, we have introduced the starter loan.

Re 4. The addition of mainly social housing and to a lesser extent non-regulated rental housing is an explicit part of the Housing Program. For new plans we actively steer on the share of social, within existing agreements we try to increase the share of social. New free sector rental housing will be offered in Nuenen-West and Luistruik.

Re 5. We will consider the issue of higher building in a separate track.

Re 6. We have indicated the connection of housing with other policy areas in various places in the Program. Not for nothing does the document form a building block for the Environmental Vision, in which many more facets are connected. Nevertheless, for the sake of substantive focus, we have chosen to make a sectoral program.

Ad 7. Equal rights for residents is of course always the starting point. The core of this housing policy is precisely that we want to help target groups that have a harder time on the Nuenen housing market.

Re 8. It is primarily up to the property owner (corporation or cooperative). The Municipality facilitates this through division policy, among other things. The Municipality currently sees no role in this to purchase real estate.

Re 9. The 2018 study does take the aforementioned issues into account. Migrant workers are a specific target group. Based on regional research, figures have recently been known and incorporated into the Program.

Re 10. When improving the sustainability of the existing housing stock, we primarily focus on better informing and facilitating private homeowners. Should this have little effect, only then will we consider using other instruments.

Re 11. Lotting is already applied to only a portion of vacant social housing in Nuenen. It does not reduce the pressure on the market. However, it does increase the chances of success for people without long registration periods, such as young people. So it ensures a different distribution of scarcity.

Re 12. This is included.