Questions and Answers

Why does there need to be a new business park?

The current business park near the center of Aalten offers virtually no opportunities for expansion, even though there is a need for it.  This need is based on the results of research conducted as part of the Achterhoek Regional Business Locations Program (RPW)*. This research shows that there will be a need for approximately 11 hectares of net expansion of the industrial estate near the center of Aalten by 2030. For the period 2031–2040, there will be an additional net expansion requirement of 5 to 17 hectares for the entire municipality. Retaining these businesses within the municipality's boundaries is important for employment, the preservation of facilities, and economic growth. That is why a new industrial estate is needed.

* The RPW is an administrative agreement framework between the municipalities in the Achterhoek region and the province of Gelderland. It has been adopted by both the municipal councils and the Provincial Executive of Gelderland Province.

There is already space at the Laarberg in Groenlo, so is this expansion necessary? 

 The need for expansion comes from companies that want to remain in Aalten, partly because many employees live in Aalten and the surrounding area. There is no longer any space available on the current site, which is why consideration has been given to expanding the existing site near the center of Aalten. In addition, Laarberg in Groenlo is a regional business park. Within the Achterhoek region, agreements have been made that this business park is intended for regional companies. For local companies—the companies that currently need to expand—we want to offer space on the business park in Aalten.

Why was this location chosen? 

As far as we are concerned, there is no location near the center of Aalten that can easily be developed into an industrial park and where there are no spatial obstacles. That is why we investigated nine different locations. Three criteria were considered for all locations: spatial limitations, alignment with market demand, and municipal policy. The investigation concluded that this location was the most suitable option. You can read the results of the investigation in the file'Appendix 1 Exploration of the Development of the Aalten Business Park_BCI Investigation Report_26-01-23'.

There is a forest in the designated area. Will this forest be cut down?

We now assume that part of the forest area will probably be cut down. That part of the forest area will be amply compensated. So we will provide new trees, plantings and other greenery to replace the part of the forest that has to go. Exactly what that will look like we don't know yet, that is being investigated further. 

The area on the map is 23 hectares, why is so much additional land needed?

To realize expansion of the business park, land is also needed for such things as roads and greenery. Furthermore, 11 hectares is a minimum and in the expansion area it is possible to build a total of 11 - 15 hectares of net business area. With this we have taken into account the need in the longer term, after 2030. Finally, we assume partial cutting of the forest area, while the entire forest area is now included in the planning area. We have done this because we do not yet know exactly how large the part of the forest is that might be developed as a business park.

My property is in the business park expansion area, will the municipality now buy my house or land?

That is the intention. The municipality needs your land for the expansion of the business park. Therefore, a right of first refusal has been established on your land. This means that the municipality has priority in the purchase of your property or land.

My property is in the business park expansion area, will the municipality expropriate?

At this time, expropriation is not our starting point. We aim to reach a suitable solution in proper consultation with the landowners involved.

My home/land is next to the business park expansion area, will the municipality buy it?

At this time, the municipality is only interested in purchasing land directly needed for the development of the business park. If the property/land is adjacent to the expansion area, it does not fall within the area we need for this project. Thus, we only purchase the land on which we actually want to develop. Should the situation change in the future, we will of course contact landowners.

My property is in or adjacent to the designated business park, can I start/continue/finish my planned remodeling?

The choice to remodel your home is up to you. If your home is close to the expansion area, your view may change.

Do you live in the designated area? If so, the municipality needs your home to create the business park. Renovations or modifications to your home translate into the market value of the home. If you have recently remodeled something on your home, the municipality will reimburse you for the value at that time. The value is determined independently by one or more appraisers.

I am a local resident and live on the edge of the plan area, what will my view look like soon? 

What the "edges" of the planning area will look like, we do not yet know. This is something that we would like to discuss with local residents when drawing up the development plan. Our aim is to arrive at a plan in which the impact is acceptable to local residents.

What does it mean if my land or property is within the preferential right area?

This means that the municipality has the first right to buy the land or property if you want to sell. Until a final decision is made, nothing else changes about the zoning or your rights as owner.

Why was the right of first refusal not placed on all 9 sites?

Before the right of first refusal can be established, there must be a basis for establishment. There are no concrete plans for all 9 sites. Moreover, establishing the right of first refusal involves obligations, such as having to seriously consider purchase. That is not feasible on several sites at once without a clear plan.

Does establishing the right of first refusal mean that no other sites will be explored for expansion?

The City Council first wants to investigate whether the plan area is suitable. Therefore, we are now focusing on this location and other sites will not be investigated further.

Why has a right of first refusal already been established when it is not yet clear whether this site is suitable?

This location comes out of the initial study as the most appropriate option. This does not mean that everything has already been decided. Deeper studies are currently taking place. The right of first refusal helps to keep a grip on the land while these investigations are ongoing. In this way, developments can be prevented that would interfere with the plan.

Is the municipality obliged to create a business park if it buys land through the right of first refusal?

No. Even if the municipality purchases land, it is not obliged to realize the business park there. If research shows that the plan will not go forward, the municipality can decide what to do with its land just like any other owner: sell, rent or something else.

Is the municipality obliged to purchase land once an owner wants to sell?

No. The right of first refusal does give the municipality the first right to buy land, but it is not obliged to do so. Each situation is considered individually. Only if it fits the plan and timing, can the municipality decide to actually purchase the land.

Will the value of my home or land decrease because of the right of first refusal?

The value is determined by many factors, including location, destination, and markt. Because there is no definitive plan yet, the current destination remains valid and its value remains decisive.

Can I still sell my home or land while the right of first refusal is in effect?

Yes, you can. You are allowed to sell your home or land as usual. The only difference is that you must first offer the land for sale to the municipality. There are exceptions where you do not have to offer it to the municipality first. This Omgevingswet discussed in Articles 9.8 and 9.9 Omgevingswet . Only if the municipality declines to purchase the land may you sell it to someone else.

What types of businesses can locate in the new business park?

At this time, it has not yet been determined what type of companies can settle on the new business park. In general, however, we can say that Aalten companies in the manufacturing industry are in need of expansion. Those companies are mostly in category 3.1/3.2* and partly lower. But we do not yet know how and where this will be reflected in the planning area.  

*Companies are classified into categories 1 to 5. The categories indicate the type of business activities and how significant the impact of these activities is. The lower the category, the less impact. For example, within the municipality of Aalten, SABA in Dinxperlo is classified more heavily with a category of 4.1. In Aalten, it is mostly 3.2 or lower.

Is there room for smaller businesses in the new business park? 

We have not yet agreed on a division for large and small businesses. We have imposed the right of first refusal on the plots in the area in order to be able to keep control and issue plots ourselves in the future. We can then provide distribution criteria. We can therefore determine the size of lots ourselves, for example.

Can the municipality also exclude businesses?

Yes, it can. Whether and what type of businesses will be excluded is not known at this time.

What is known about the layout of the new site?

At the moment, only the location has been determined, the filling of the planning area has not yet been determined. After a positive decision by the city council, we will start working out the plans in early 2025. We want to involve stakeholders and local residents as much as possible. They can then contribute ideas about the layout of the business park.

I am interested in a plot at the new business park. How do I make my interest known?

At this moment, it is not yet known what the business park will look like. It is therefore not yet possible to express interest in the plots. As soon as more information becomes available, we will share it on this page and via the municipal news outlets Aalten Vooruit and De Band.