Tender Housing Project "De Berken - Milheeze Block 1"
Important text: Registration is closed.
Submit vision document
You could send the vision document to us until February 14, 2025.
Municipality of Gemert-Bakel invites developers to tender housing project "De Berken - Milheeze Blok I"
The municipality of Gemert-Bakel is looking for a developer for a building plan that can be realized in the De Berken project in Milheeze. This project offers the opportunity to create a diverse and future-proof residential environment in Milheeze that matches the ambitions of our municipality.
Enrollment details
- Start of enrollment: November 19, 2024
- Register via: the website of the municipality of Gemert-Bakel
- Closing enrollment: Feb. 14, 2025
Project Ambitions
- Diverse housing offerings for different audiences, from first-time buyers to seniors.
- Sustainability and energy efficiency with emphasis on bio-based materials and climate adaptation.
- Appropriate and affordable housing that contributes to livability and social cohesion.
- Contribution to the local economy through collaboration with local partners.
Entry requirements
- Submit a vision document detailing your vision for spatial quality, future-proof building, organizational capacity, feasibility, affordable sales prices, Social Return and experience.
- Participation Statement
Assessment criteria include.
- Spatial and programmatic quality
- Future-proof building
- Organizational ability
- Feasibility
- Affordable sales prices
- Social Return
- Demonstrated experience with similar projects
Tenders are evaluated by an independent committee based on the predetermined criteria. The bidder with the highest overall score will be selected. Show your vision and help us achieve a sustainable and inclusive living environment in Milheeze. We look forward to your registration/participation and the opportunity to work together on a future-proof neighborhood that matches the ambitions of our municipality.
Q&A
What are the price limits for affordable housing in 2025?
Affordable housing is in accordance with The Regional Housing Glossary, valid: Jan. 1, 2025 to Jan. 1, 2026:
- Affordable buy low: € 285,000.00
- Affordable buy middle to € 405,000.00
- Other buy high fromag € 405,000.00
Do only the issuable m2 of the subdivision plan in the vision need to be settled? If not, what land price will be charged for public areas of the subdivision plan in the vision?
The plan area will be transferred in its entirety to the promoter for the land price of detached lots.
Does the municipality intend to apply a discount to the stated land prices which compensates for the cost of the planning changes?
The municipality of Gemert-Bakel uses land prices for housing land (land price is for land ready for construction). However, the developer must go through a BOPA, provide parking facilities and perform additional research to make the land suitable for construction of multiple dwellings.
No discount will be provided. The BOPA is part of the Tender, however, no additional surveys need be conducted, the land is already ready for construction.
Are parking spaces included in the public area design plan that belong to this plan?
No, that can be discussed if necessary. It is up to the developer to comply with the municipality's parking policy. Nota Parkeernormen Gemert-Bakel 2017 | Municipality of Gemert-Bakel
May homes be sold without consideration of affordable housing i.r.t. regional housing deal?
No, the price segmentation of new housing should be taken into account. Appendix 1 Draft Samen Thuis in Gemert-Bakel November 2024 (1).pdf (officiele-overheidspublicaties.nl)(external link) (page 33)
Is it permissible to use the studies already conducted (applied to the adopted zoning plan dated 6-7-2023) to support the new BOPA to be prepared?
Yes, that is allowed, the current zoning is leading. This is about adding more housing, that is what the substantiation will have to be about. Not about whether the land is of suitable quality for housing or whether there are any archaeological remains in the planning area.
Will questions be answered within 1 week of submission as stated in the issuance protocol?
In addition to your questions, no questions have been received yet. The answers to these questions will be published as soon as possible, if possible within 1 week.
Will the newly constructed plan also be connected to the collective wadi of plan de Berken?
Yes, there is that possibility.
Is the municipality willing to allow the reservation fee to take effect from the time the BOPA is irrevocable?
Follow-up question: The municipality is asking the buyer to go through the BOPA at his own expense and risk. There is a chance that this will be appealed and that the matter will go to the Council of State. The buyer then pre-finances the costs of the BOPA with the risk that the BOPA will not become irrevocable.
Answer Municipality of Gemert-Bakel: Gemeente Gemert-Bakel is willing to link the date on which the reservation fee is due to the date the environmental permit becomes irrevocable,
Article in the Agreement:
Reservation fee
The Buyer shall owe a reservation fee of 5% of the purchase price per annum (to be paid in six-monthly instalments in advance) from the time the environmental permit is irrevocable until the time of delivery of the site. The reservation fee shall in principle be settled in full with (or deducted from) the purchase price.
How is the committee structured that reviews plans?
Real Estate Officer, Housing Advisor, Project Manager and Urban Designer.
What about the BOPA procedure needed to allow the new housing to go through?
The current environmental plan assumes two dwellings. To realize more dwellings, a BOPA procedure must be completed. It is up to the initiator to go through it for the number of dwellings the person has in mind.
Is the primary goal of the community to add as many homes as possible to plan the Birches? (i.e. both starter and senior housing)
Yes, but the intention is to have as many starter homes as possible. The promoter also obtains more points on that part.
How does the community view a kangaroo home?
The community finds kangaroo homes in the plan conceivable.
Is it possible to give starters from Milheeze advancement in the selection process of future residents?
Private promoters are not bound by the same rules as the municipality. A private promoter may decide to whom to sell, so it is possible to put residents first.
What can be expected of the costs required for the BOPA procedure to succeed?
Costs for an out-of-plan environment plan activity €10,292.60
article 2.6.4 annex 1, Table of Rates, appended to the Legesverordening Gemert-Bakel 2025(external link), adopted by the council of the municipality of Gemert-Bakel by resolution of December 12, 2024.
This tender concerns only block 1. In the plan I also see 4 other residential 'blocks'. Are these already taken or will e and tender for these also follow in the future?
All other blocks have been sold
What does the landscaping plan for the public area around this planning area look like?
At this time, there is no zoning plan for the public area. Therefore, there are currently no obstacles to take into account. The green strip to the east of the plan area is zoned as green and cannot be used entirely for parking. This green strip is also not part of the plan area.
Where public parking and public green spaces are provided in the plan area, should this land be paid for towards the municipality?
The entire planning area will be sold in its entirety to the initiator at the land prices for detached lots. It is up to the initiator to furnish it. Should public space arise during the design process that they wish to transfer to the municipality, agreements must then be made.
Are back paths also taken from the municipality and, if so, at what municipal land price?
No, back paths are not taken over by the municipality.
What conditions apply to this plan area to meet the stormwater storage requirement? Should this be solved entirely on private property or is the water storage requirement already included in the public wadi elsewhere in the neighborhood?
The homes can be connected to the municipal system.
What does the dotted line in the plan area next to the existing home at No. 12 mean? Is this a construction-free zone?
This is a line of length. The length of this side of the plot is 49.53 m
With a BOPA Procedure, can the building designation also be changed to "attached" so that the building percentage can be increased to 60% according to the current zoning type?
Theoretically, it could.
According to the image quality plan, the plan area falls under "varied ribbon development," however, this does not match the modifications proposed from the tender. What consequences does this have for the current image quality plan?
The BOPA will have to deviate from the visual quality plan.
What is the minimum distance from the front property line? The image quality plan states 3 meters for 'residential ensemble'. Should this also be adhered to in this case or can it be less in some cases?
This will be considered at the time of plan review. A BOPA may be used to deviate from the visual quality plan.
Is the stated distance required from the plot boundary of the plan area or the new plot boundary per lot?
In the case of attached houses and/or at the location of the indication 'attached', the main building must be built on both sides in the plot boundary, with the exception of the corner house, which must be built on one side in the side plot boundary and on one side at least 3 meters from the plot boundary;
Answer: This distance applies to the new plot boundary
What parking norms apply to patio bungalows or dwellings suitable for senior citizens? This housing type is not fully in line with the current types of ''in-between/corner'' or ''semi-detached'' as mentioned in the parking standards document.
Indeed, the parking standard does not take into account patio bungalows. The parking standard therefore depends on how the patio bungalows are placed. A detached patio bungalow counts as a detached house and two patio bungalows connected together counts as a semi-detached house. Take into account the image quality plan regarding roof constructions.
Is it true that the building lot price includes cost recovery for the BOPA and compensation for loss?
Full question: Developer pays the construction land price and prepares the BOPA and can use the studies already done by the municipality. Is it correct that the construction land price includes cost recovery for the BOPA and compensation for loss? So that the municipality does not apply cost recovery and therefore the developer does not have to pay plan and equipment costs for handling the BOPA to the municipality and the compensation for loss is the responsibility of the municipality?
Answer: The developer must also pay the fees for the BOPA. In addition, a loss compensation agreement will need to be entered into.
Who will bear the costs of landscaping public areas (greenery, sewer, paving, public lighting, etc)? municipality or developer If developer; what are the guidelines / principles?
The costs of the public area that fall outside the planning area will be borne by the municipality. Should public space be constructed within the plan area, these costs will be borne by the initiator.
Should we take into account an interpretation of the land policy of Gemert-Bakel municipality or is that already provided for in the integral plan?
This is integral to the plan.
The plan area will be transferred in its entirety to the promoter for the land price of detached lots.
If unexpectedly the BOPA for the awarded plan does not become irrevocable. Then what is the procedure?
So how will the municipality handle this tender? In the unlikely event that the environmental permit for a BOPA does not become irrevocable and construction of the homes proves impossible, there is an option to rescind the sale.