Sale of properties in Maasbommel Wamel

The municipality is offering the properties at Raadhuisdijk 18 in Maasbommel Wilhelminastraat 9 in Wamel sale. The sale is being handled by Van Erp Makelaardij and De Landerijen. Below are links to the listings on Funda. Interested parties may contact the real estate agents directly for information, viewings, and details on the next steps.

Action Plan for the Sale and Development of the Properties at Wilhelminastraat 9 in Wamel Raadhuisdijk 18 in Maasbommel

Introduction

On June 27, 2024, the municipal council the purchase of the properties located at Raadhuisdijk 18 in Maasbommel Wilhelminastraat 9 in Wamel. The council also allocated an operating budget of €200,000 for the development and implementation of an action plan (hereinafter referred to as the AP) for the next phase of the project.

Intended result

  • The lots are being sold.
  • Before the lots are sold, a careful process will be carried out in consultation with the local community to determine new planning proposals for both lots, with the understanding that the lots will not be used for the temporary or permanent housing of refugees.

Proposed process

The proposed process essentially consists of four phases.

  1. To establish a consensus-based planning framework for the parcels.
  2. Following a planning procedure for that framework.
  3. Following a sales procedure.
  4. Implementation of the selected plans.

The municipality plays an active role in phases 1 through 3. In phase 4, the municipality’s role is to provide support.

Phase 1

Under the current zoning plan, both parcels are zoned for “Residential” use, allowing for one dwelling. Given the nature of the buildings and the size of the lots, now is the time to consider a different planning approach. An area analysis was previously prepared for both lots in consultation with the focus groups. For the lot at Raadhuisdijk 18, the area analysis discussed a redevelopment involving 4 or 8 apartments, a hospice, or a Thomashuis. For the Wilhelminastraat 9 plot, this exercise was not conducted in this manner. For the sake of clarity, it is desirable to follow a coordinated process to ensure a level playing field between the two plots. It is recommended that we avoid getting too locked into a specific direction at this stage of the process and keep all options open for now. This means we will begin with a market consultation so that all creative ideas can be brought to the table. We are doing the same for Raadhuisdijk 18, as there may be more possibilities than the four scenarios mentioned. This might feel like a step backward to the surrounding community. However, it would be a missed opportunity not to explore all options. The proposal is to be transparent about this with the sounding board group and the immediate community in Maasbommel. We only get one chance to get this right.

A market consultation is non-binding and confidential. It is intended to tap into the creativity of the market, encourage “out-of-the-box” thinking, and refine the concept.

Who will be contacted for the market consultation (any format is acceptable)?

  • Parties or individuals who have since registered with the municipality as interested in one of the properties;
  • Two or more local project developers/construction companies;
  • (Local) architects;
  • An architectural historian or a member of the historic preservation committee;
  • Local real estate agent(s)
  • ..

Who is conducting the market consultation?

  • Civil servant project manager with a project assistant
  • External expertise for a public tender process
  • Policy Officers for Housing and Spatial Planning
  • An urban planner and cultural historian with the Gelders Genootschap.

The market consultation generates creativity and yields input that could potentially cover a wide range of possibilities in terms of land use and, perhaps, development options. This output must be assessed against policy guidelines and then filtered. The assessment is conducted by administrative policy staff, and regular consultation partners such as the province, the water board, and the safety region may be involved. Further studies may need to be conducted during this phase. The assessment results in an output in the form of a list of functions and development possibilities deemed feasible. The proposal is to also present this output to the immediate community and to hold a discussion (or perhaps several discussions) with them about what may or may not be desirable, after which a second filtering process may follow. The final decision rests with the municipal council executive after consultation with the municipal council.

The objective of Phase 1 is to establish an administrative and socially supported planning framework for both parcels that allows for multiple development options.

Phase 2

The question is when is the right time to sell the plots: before or after the new land-use designations have been formally approved. There are three reasons to first secure the desired framework through the planning process.

  1. This approach ensures a clear division of roles: the municipality establishes the framework within which market participants can respond.
  2. There is no time pressure regarding the sale of the lots. Careful consideration is more important than speed.
  3. The result is better if the municipality offers a ready-made package on the market. Market participants always discount uncertainty.

In order to revise the planning regime, an amended environmental plan must be drafted and municipal council by the municipal council . The duration of such a procedure is approximately 26 weeks. The critical factor in this procedure is whether an appeal is ultimately filed with the Council of State against the adoption. This could potentially result in a delay of approximately 18 months.

It is expected that if Phase 1 proceeds smoothly, this will have a positive impact on the timeline. After all, the community cannot be surprised by the planning framework that has been established and is therefore unlikely to file an appeal against it. Of course, it is possible that private interests are perceived differently than the public interest as envisioned by the municipal council executive. That is why it is essential that the municipal council involved in the completion of Phase 1.

Phase 3

Phase 3 will begin once the amended environmental plan becomes final. With reference to the HR Didam ruling, the proposal is to follow a public sales procedure with broad publicity, such as via Tenderned and local media. The idea is that the municipal council executive, after consulting the municipal council , will adopt municipal council number of documents, and that it will ultimately be up to an evaluation committee to select a party based on predetermined criteria. At that point, there is no room for political considerations, and the council plays no role in the final award. To this end, the following documents must be prepared:

  • Sales Guidelines (Rules)
  • Bid Book (description of what is being sold)
  • Evaluation criteria and the role of the evaluation committee (how and by whom decisions are made)

Drafting such documents requires specific expertise in private and public law. An external expert will be engaged to draft the documents and oversee the sales process.

The sales guidelines and the bid book are fairly static and descriptive in nature. The flexibility in this phase lies primarily in formulating the evaluation criteria and selecting the members of the evaluation committee. The municipality (the executive board, after consulting municipal council) determines the criteria against which plans are evaluated and the associated weighting factors. These may include: finances, program, spatial quality, impact on the (residential) environment, sustainability, etc. The evaluation committee completes the evaluations. 

The following may serve on an evaluation committee (there are no formal requirements):

  • Portfolio Manager
  • Project Manager
  • Economist
  • Urban planner and/or cultural historian
  • Representative from the local area 

The review committee issues a recommendation, and the final decision rests with the board. Phase 3 concludes with the signing of a purchase agreement.

Phase 4

In Phase 4, a final environmental plan is in place and a purchase agreement has been signed with the selected party. An application for an environmental permit is submitted, and since it complies with the amended environmental plan, the permit is granted quickly. In close consultation with the local community, the selected party can then proceed with the implementation of the plan fairly quickly. 

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