The Zuidrand is the area south of the A1, between the Arnhemseweg and the A50. This area along the motorway is characterised by plenty of greenery, meadows and the occasional building. The council wishes to develop a housing site here and is currently drawing up a development plan for the entire area. In addition, plans are being drawn up to accelerate the construction of homes in this area.
On 26 June 2025, the municipal council adopted the Zuidrand Strategy Document:
Presentation of the Zuidrand policy document (PDF, 1.1 MB)
Strategy Document for Zuidrand
Zuidrand Development Map (PDF, 337 kB)
This map replaces the map in the ‘Zuidrand’ route document on page 20.
The policy document sets out the key principles and direction for the development. Over the coming years, the Zuidrand will be developed step by step.
The local authority is currently working on the development plan for the Zuidrand. Various studies are being carried out as part of this, including studies on housing, traffic and access, water, nature and amenities. The results of these studies will form the basis for further planning and decision-making.
Would you like to stay informed? You can sign up for updates via: zuidrand@apeldoorn.nl
You are also welcome to attend the drop-in consultation hours at Werkgebouw Zuid, where we can answer your questions in person. The consultation hours are generally held every Friday morning and are by appointment only. Would you like to drop by? If so, please send an email to the address above to arrange a time.
As part of the development of the Zuidrand, we are carefully assessing the impact on the local environment. We are doing this by drawing up an Environmental Impact Assessment (EIA). In this report, we set out the consequences for, amongst other things, nature, traffic, soil, noise and the quality of the local environment.
The first step in this process is the Scope and Level of Detail Memorandum (NRD). In the NRD, we describe which plans and alternatives we will be investigating and which environmental aspects are relevant to this. Examples include the impact on nature reserves, traffic flows and the quality of life for local residents. The NRD helps to clearly define the scope of the investigation, so that it is clear what is and is not included.
The NRD is expected to be made available for public inspection around the summer of 2026. The consultation period will begin from that point. Residents, businesses, organisations and administrative bodies will then be able to comment on the content of the NRD. They can put forward ideas, concerns and points for consideration, so that these can be taken into account in the further investigation wherever possible. In this way, we involve the local community in the process.
Following this phase, the Environmental Impact Assessment (EIA) is drawn up. This document examines the impacts of the various alternatives in detail and compares them with one another. It provides insight into the advantages and disadvantages of the plans for the local environment. Members of the public may also submit their views on the EIA.
The EIA procedure is a legal requirement and ensures that environmental considerations are given their rightful place in the decision-making process. The report helps decision-makers to make a well-founded, careful and transparent assessment of the further development of the Zuidrand.
The municipality of Apeldoorn considers it important to ensure that residents, businesses and other stakeholders are fully involved in the development of the Zuidrand. That is why, in recent years, there has been a strong focus on participation and communication.
The consultation process began in April 2024 with two information evenings for residents, businesses and organisations. During these evenings, initial ideas for the development of the Zuidrand were presented. Questions, concerns and points for consideration were raised.
Between May 2024 and February 2025, around 90 kitchen-table discussions were held with residents and some 20 with farmers. Discussions were also held with various village councils, including those of Oosterhuizen, Beekbergen-Lieren and Klarenbeek. The outcomes of all these discussions have been incorporated into the strategy document for the Zuidrand.
On 20 June 2024, a petition on public participation was also presented to the Municipal Executive. This underlined the importance residents attach to meaningful engagement.
In February 2025, a progress report on the plans published on the council’s website.
The next important step was the presentation of the policy document. During the information meeting on 3 June 2025 at Werkgebouw Zuid, residents were updated on the current situation. Around 250 people attended in person and a further 250 followed the meeting online. There was an opportunity for questions and comments. View the presentation from the residents’ evening here (PDF, 1.1 MB).
It’ll be policy document discussed by the municipal council during the Apeldoorn Political Forum:
During these meetings, concerns and points for consideration were explicitly raised by local stakeholders, including residents in potential areas under consideration for industrial estates.
Once the decision has been taken, the project will move on to the next phase. In the autumn of 2025, design sessions will be organised for each sub-area. Residents, business owners and organisations will be invited to these sessions to contribute their ideas on the development of the area.
The ideas and feedback from these sessions will be developed into concrete plans. Once these are ready, they will be shared with the local community again, and there will be another opportunity to provide feedback.
Would you like to stay up to date with the latest developments? If so, you can sign up for updates via zuidrand@apeldoorn.nl.
You are also welcome to attend the drop-in consultation hours at Werkgebouw Zuid, where we can answer your questions in person. The consultation hours are generally held every Friday morning and are by appointment only. Would you like to drop by? If so, please send an email to the address above to arrange a time.
For the development of the Zuidrand, the local authority is following the so-called spatial planning procedure (RO procedure). This is the formal process through which plans are legally adopted and decisions are taken on how the area will be organised and used.
The spatial planning procedure ensures that development projects are carried out carefully, transparently and in accordance with the law. It takes into account interests such as housing, nature, transport, water and the living environment.
The development of the Zuidrand comprises several stages:
You can comment on plans at various stages of the procedure. This happens, for example, when:
Apeldoorn City Council is open to initiatives from residents, landowners and business owners in the Zuidrand area. These might include plans for housing development, changes of use or other developments that contribute to the quality of the area.
However, it is important that these initiatives are in line with the direction and guiding principles set out in the strategy document and the future plans for the Zuidrand.
An initiative is more likely to succeed if it:
For more information, please visit our weighting model for spatial initiatives.
Do you have an idea? If so, please contact the local council. They can then look into it:
The local authority will then guide you through the process and explain which procedures are required.
The development of the Zuidrand is a joint endeavour. By sharing initiatives at an early stage, they can be better aligned with the council’s plans and other developments in the area.
In the case of plot or property subdivision, an existing plot of land is divided into two or more plots. This may be done, for example, to allow for the construction of additional homes or to reorganise the layout of a property.
In the Zuidrand, the subdivision of plots or properties can contribute to the development of the area, but this is not automatically permitted everywhere.
Whether a split is possible depends on various factors:
The council assesses on a case-by-case basis whether a subdivision is desirable and appropriate within the plans for the Zuidrand.
As the Zuidrand is being developed on an area-by-area basis, the subdivision of plots and properties is always considered in the context of the wider plan. This prevents fragmentation and ensures a coherent layout for the area.
For more information on the division of plots and properties, visit Working together to create more housing in Apeldoorn. Would you like to know whether a plot or property division is possible in your situation? If so, please contact Apeldoorn Council on 14055.
On 9 December 2025, the Municipal Executive of Apeldoorn established a provisional right of first refusal over part of the area to the east of the canal.
The Municipal Pre-emptive Right Act (Wvg) gives local authorities the right to be offered the first opportunity to purchase land or property when it is put up for sale. This means that owners in the designated area must first offer their land or property to the local authority before they are permitted to sell it to another party. However, the owner is not obliged to sell.
Through the right of first refusal, the council aims to maintain greater control over the development of the area. By becoming the (partial) owner of the land, the council can actively shape the layout and future of the Zuidrand. This helps to safeguard important public interests, such as:
Without this instrument, there is a risk that plots of land will be sold off in a piecemeal fashion to various parties, making it more difficult to coordinate the plans effectively.
On 22 January 2026, the municipal council made funds available to enable the purchase of land and buildings in the area. Subsequently, on 26 February 2026, the municipal council definitively established (reaffirmed) the right of first refusal. The right of first refusal therefore remains in force for the designated area.
All owners of land and buildings within the right of first refusal area have been informed of this in writing. Where possible, the council has also contacted them by telephone to explain the decision. Following these initial contacts, face-to-face meetings were held with various owners.
Do you have any questions about the right of first refusal, would you like to discuss your situation, or are you considering selling? If so, please contact the local council via Zuidrand@apeldoorn.nl or by telephone on 14 055 (for the attention of T. Lankhorst).
In the Zuidrand, we want to move forward, but in a way that makes sense. That is why we are taking the time to carry out careful research. We are exploring the current situation, what is possible and the consequences of the choices we make. In this way, we ensure that our plans are not only ambitious, but also realistic and well-founded.
In this way, we are investigating how the area can remain accessible and liveable, for example by looking at transport links and the increase in traffic should more homes be built. We are exploring how we can restore nature to its rightful place and enhance it. We are also investigating how we can generate and supply energy sustainably in the area. Based on housing market research, we are determining what type of housing is needed, and through archaeological research we are ensuring that we treat the area’s history with due care.
In addition, we have begun preparations for the construction of a noise barrier along the A1. Our aim is to reduce noise pollution and safeguard the quality of life in the area. We are currently exploring and investigating the various options for this as well.
Do you have any questions? Or would you like more information?
zuidrand@apeldoorn.nl
