Sale of properties in Maasbommel and Wamel

Both plots are currently zoned for "Residential" use, allowing for one dwelling. Given the contents of the buildings and the size of the plots, now is the time to consider a different planning approach. An area analysis has already been drawn up for both plots in consultation with the sounding board groups. For the plot at Raadhuisdijk 18, the area analysis discussed a redevelopment with 4 or 8 apartments, a hospice, or a Thomas House. For the Wilhelminastraat 9 plot, this exercise did not take place in this sense. For the sake of clarity, it is desirable that a coordinated process be followed, thus creating a level playing field between the two plots. At this stage of the process, it is advisable not to rush into a tunnel vision and to keep all options open for the time being. This means that we will start with a market consultation so that all creative ideas can be put on the table. We are doing the same for Raadhuisdijk 18, because there may be more possibilities than the four scenarios mentioned. This may feel like a step backwards for the local community. However, it would be a missed opportunity not to put all options on the table. The proposal is to be transparent about this to the sounding board group and the immediate community in Maasbommel. We only have one chance to get it right.

A market consultation is non-binding and confidential in nature. It is intended to tap into creativity in the market, encourage out-of-the-box thinking, and sharpen perceptions.

Who will be approached for the market consultation (form-free)?

• Parties or individuals who have already 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 someone from the monuments committee;
• Local real estate agent(s)
• ..

Who is conducting the market consultation?

• Official project manager with project assistant
• External expertise for public sales procedure
• Policy Officers Housing and Spatial Planning
• Urban planner and cultural historian of the Gelders Genootschap.

The market consultation generates creativity and leads to input that could go in any direction in terms of use and possibly also in terms of development options. That result must be assessed against policy and then filtered. The assessment is carried out by civil service policy officers, with the involvement of regular consultation partners such as the province, water board, and safety region. Further studies may need to be carried out at this stage. The assessment results in output in the form of a list of functions and development possibilities that are considered feasible. The proposal is to also present this output to the immediate vicinity and to discuss with them (perhaps in several meetings) what is and is not desirable, after which a second filter may follow. The final decision rests with the municipal executive after consultation with the municipal council.

The objective of phase 1 is to develop an administratively and socially supported planning framework for both plots that allows for multiple uses.

The question is when is the right time to sell the plots: before or after the new functions have been secured in the zoning plan. There are three reasons to first secure the desired framework in the zoning plan.

1. The division of roles is clear in this way: the municipality creates the framework within which market parties can respond.
2. There is no time pressure on the sale of the plots. Carefulness is more important than speed.
3. The result is higher if the municipality puts a ready-made package on the market. Uncertainty is always devalued by market parties.

In order to revise the planning regime, an amended environmental plan must be drawn up and adopted by the municipal council. The lead time for such a procedure is approximately 26 weeks. The critical point in this procedure is whether an appeal will ultimately be lodged with the Council of State against the adoption. This could potentially cause a delay of approximately 18 months.

The expectation is that if phase 1 is completed successfully, this will have a positive effect on the lead time. After all, the community cannot be surprised by the planning framework that has been created and will therefore be less likely to appeal against it. Of course, it may be that private interests are perceived differently from the public interest as envisaged by the municipal executive. It is therefore essential that the municipal council is involved in the completion of phase 1.

Phase 3 starts after the amended environmental plan has become irrevocable. With reference to the HR Didam ruling, the proposal is to follow a public sales procedure with broad publicity, for example via Tenderned and local media. The idea is that, after consulting the municipal council, the college will draw up a number of documents and that it will ultimately be up to an assessment committee to select a party on the basis of predetermined criteria. At that point, there is no room for political considerations and the council has no role in the final award. The following documents must be drawn up for this purpose:

• Sales guidelines (rules of the game)
• Bid book (description of what is being sold)
• Assessment criteria and role of the assessment committee (how and by whom a decision is made)

The drafting of such documents requires specific expertise in the field of private and public law. An external expert is approached to draft the documents and supervise the sales process.

The sales guidelines and bid book are fairly static and descriptive in nature. The scope for maneuver in this phase lies mainly in formulating the assessment criteria and putting together the assessment committee. The municipality (the executive committee after consultation with the municipal council) determines the criteria on which plans are assessed and the associated weighting factors. These may include: finances, program, spatial quality, impact on the (residential) environment, sustainability, etc. The assessment committee completes the assessments. 

An assessment committee may consist of (no specific requirements):

• Portfolio holder
• Project Manager
• Plane economist
• Urban planner and/or cultural historian
• Representative from the local community 

The assessment committee issues a recommendation, and the final decision is made by the board. Phase 3 ends with the signing of a purchase agreement.

In phase 4, an irrevocable 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, as it fits in with the amended environmental plan, the permit is granted quickly. In close consultation with the local community, the selected party can then proceed fairly quickly with the implementation of the plan. 

• Maasbommel 1 (February 14, 2024)
• Maasbommel 2 (February 22, 2024)
• Maasbommel 3 (March 14, 2024)
• Maasbommel 4 (March 21, 2024)
• Maasbommel 5 (March 28, 2024)
• Maasbommel 6 (April 16, 2024)
• Maasbommel 7 (May 22, 2024)
• Maasbommel 8 (June 14, 2024)
• Maasbommel 9 (June 25, 2024)
• Maasbommel 10 (June 28, 2024)
• Maasbommel 11 (September 27, 2024)

• Wamel 1 (February 1, 2024)
• Wamel 2 (February 14, 2024)
• Wamel 3 (February 22, 2024)
• Wamel 4 (March 14, 2024)
• Wamel 5 (March 21, 2024)
• Wamel 6 (March 28, 2024)
• Wamel 7 (April 16, 2024)
• Wamel 8 (May 22, 2024)
• Wamel 9 (June 14, 2024)
• Wamel 10 (June 25, 2024)
• Wamel 11 (June 28, 2024)
• Wamel 12 (September 27, 2024)