Final phase of Noorderhaven: 20 eco-friendly homes to complete Zutphen's sustainable district
Zutphen’s Noorderhaven district will soon welcome 20 affordable, sustainable owner-occupied homes, marking the completion of a 15-year urban transformation. Designed with biodiversity in mind, these homes offer first-time buyers and downsizers a green, community-focused living space starting at €310,000.
| Key Detail | Information |
|---|---|
| Location | Veld 18, Noorderhaven, Zutphen (Gelderland) |
| Number of homes | 20 |
| Price range | €310,000 – €420,000 |
| Size range | 45 m² – 80 m² |
| Sustainability features | Wooden load-bearing structure, green roof, solar panels, reused materials |
| Biodiversity measures | Nesting boxes for birds/bats, water retention, shells for oystercatchers |
| Developer | Holleman Ontwikkeling |
| Architect | Faro Architecten |
| Landscape design | TLU landschapsarchitecten |
| Builder | Schutte Bouw |
| Sales start | July 2026 |
| Construction start | End of 2026 |
| Completion | Summer 2027 |
| WBI subsidy | Received in June 2023 for Veld 18 and De Kleine Linie |
The municipality of Zutphen oversees urban development projects like Noorderhaven, ensuring sustainable and community-focused housing solutions. It collaborates with developers, architects, and residents to balance affordability, design quality, and environmental goals in district transformations.
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20 sustainable owner-occupied homes for final plot in Noorderhaven
The final plot in Noorderhaven will feature 20 sustainable and affordable owner-occupied homes. The plan by Holleman Ontwikkeling emerged as the best proposal in the tender for Veld 18. The assessment committee, in which the municipality and local residents collaborated, unanimously selected this plan for its outstanding design, strong sustainability ambitions, and careful construction approach.
The winning plan was designed by Faro Architecten, with landscape design by TLU landschapsarchitecten, and will be built by Schutte Bouw.
Characterful design with references to the past
The assessment committee describes it as a “characterful and striking building that does justice to the unique position in Noorderhaven. By opting for a living gallery and more closed side facades, the building blends well with its surroundings and reflects the industrial heritage of Noorderhaven.”
Strong focus on sustainability and biodiversity
Sustainability was a central theme in the tender. The building will feature a largely wooden load-bearing structure, reducing CO₂ emissions during construction and storing CO₂ long-term within the structure.
The design includes a green biodiversity roof with water retention and nesting boxes for species such as sparrows, swallows, and bats. Shells on the roof provide breeding and resting spots for birds like the oystercatcher. Solar panels will be integrated into the roof structure, allowing energy generation and nature to reinforce each other. The reuse of materials is also a key consideration.
Careful construction and quality as a priority
Veld 18 is located between existing homes, so the municipality requested a well-considered plan with measures to minimise disruption. Holleman Ontwikkeling presented an approach focusing on traffic safety, a clean construction site, designated contact points, and a tight construction schedule.
“We chose a quality-based tender with a fixed ground price per home,” says Alderman for Housing Jasper Bloem. “Together with local residents, we assessed the plans. This led to a widely supported choice for an attractive and feasible plan. The homes will be priced between €310,000 and €420,000. There is high demand for this, particularly among first-time buyers and seniors looking to downsize.”
A sustainable living place
Frans Holleman of Holleman Ontwikkeling is proud to be realising this plan. “We are building a sustainable living place for young people. In collaboration with local residents, the target group moving in, and our partners, we will refine the plan in the coming period with attention to detail, quality, and a strong living environment where people will truly feel at home. After all, a home is more than just bricks and mortar.”
Sales are expected to start in July 2026. Construction will begin at the end of 2026, with completion planned for summer 2027. The homes will range from 45 m² to 80 m², all with views of the park. Buyers will have the opportunity to contribute to the design of the building and its shared spaces.
Noorderhaven as an example for area development
The municipality of Zutphen worked closely with construction company Heijmans for fifteen years on the development of Noorderhaven. With the construction of Veld 18, Noorderhaven is now complete. The municipality is now also working on the area development De Kleine Linie, where 225 to 250 homes will be built around the Techniekfabriek and Kompaan College. Urban planning firm KCAP has been involved since the start of the district as designer and supervisor for Noorderhaven.
Alderman Bloem calls Noorderhaven an example of area development in the Netherlands: “This shows that it is possible to create a modern and urban neighbourhood close to the station in a medium-sized city. This area was once an outdated and vacant industrial site with some ageing residential streets. Noorderhaven has since grown into a mixed neighbourhood where people enjoy living and feel connected to their surroundings. In doing so, it also gives a boost to Zutphen as a whole.”
WBI subsidy and timeline
The municipality received a grant from the Housing Construction Impulse (WBI) in June 2023 for De Kleine Linie and Veld 18. One of the conditions is that construction must begin within three years.
Construction of Veld 18 is expected to start at the end of 2026, pushing the timeline back by about six months compared to the subsidy deadline. The municipality has already aligned this schedule with the subsidy provider and will submit a formal request in the first half of 2026 to adjust the deadline.