Uitvoeringsprogramma Woonvisie Terschelling – Programma +135+ Housing Implementation Plan
The Uitvoeringsprogramma Woonvisie Terschelling, also known as Programma +135+, is an official policy document issued by the Municipality of Terschelling. Adopted on January 29, 2019, this program serves as the operational extension of the Woonvisie Terschelling 2017-2021. Its primary legal function is to address bottlenecks in the local housing market by defining concrete targets, assessment criteria, and locations for residential development on the island. It operates within the broader legal framework of the Verordening Romte Fryslân 2014 and the national Besluit algemene regels ruimtelijke ordening (Barro).
The document establishes a regulatory scope covering new construction, the transformation of existing buildings, and the split of residential units. It targets specific demographic needs, including starters, local movers, seasonal employees, and individuals requiring care-based housing. The program defines a bandwidth of 135 to 190 new housing units, with specific chapters dedicated to assessment frameworks, prioritization criteria, and monitoring schemes. Key structural elements include the Indicative Housing Program 2017-2021 and the management of municipal locations such as the KLu-terrein, Dellewal, and the old campus.
This document provides the technical requirements and financial thresholds necessary for developers, architects, and private initiators to submit housing plans that comply with Terschelling's municipal standards for sustainability, affordability, and spatial quality.
Assessment Framework for Housing Applications
Section 5 details the Toetsingskader (Assessment Framework) used to evaluate all building plans. Projects are assessed on their contribution to resolving housing market issues and their spatial integration.
- Target Group Alignment: Plans must match the target groups defined in the Woonvisie (e.g., starters or movers).
- Price Compliance: Rental and purchase prices must remain within established limits, such as purchase prices up to €258,000 for movers.
- Permanent Affordability: Mechanisms such as the anti-speculatiebeding (anti-speculation clause) for 10 years apply to purchase homes to ensure long-term affordability.
- Sustainability: All new housing must strive for energy-neutral construction, unless additional costs lead to demonstrably higher living expenses.
- Spatial Quality: Designs must adhere to the Welstandsnota Terschelling and local spatial frameworks.
Target Groups and Price Segments
The program categorizes housing needs into specific segments to ensure a balanced market. These segments are defined by both target audience and adjusted 2019 price levels.
- Starters: Housing for residents up to 23 years old with purchase prices typically under €155,000.
- Movers (Doorstromers): Affordable purchase homes up to €206,500 or mid-segment homes up to €258,000.
- Social Rental: Units with a monthly rent below the liberalization limit, specifically under €424.
- Market Rental: Middle-segment rental units priced between €610 and €915 per month.
Priority and Phasing Criteria
To manage spatial use, the document establishes a hierarchy for development, prioritizing projects within existing village boundaries. Section 6 outlines the prioritering (prioritization) logic.
- Priority 1: Initiatives on locations already fitting current zoning plans or the Beleidsregels nieuwe woningen 2018 that can start construction by January 1, 2020.
- Priority 2: Projects requiring a kavelpaspoort (lot passport) or municipal cooperation that can commence by January 1, 2021.
- Village Distribution: The indicative distribution allocates approximately 32% to West-Terschelling, 26% to Hoorn, and 6% to Midsland, with the remainder available for all villages.
Special Housing Categories
The program identifies specific regulatory schemes for non-traditional housing and rural redevelopment.
- Lytse húskes: Tiny houses intended for starters and low-income individuals to promote sustainable, permanent residence.
- Rood voor rood: A scheme for converting former agricultural sites into residential units, managed via the lot passport system.
- Temporary Housing: The old campus is designated for temporary residence for seasonal workers, MIWB students, and urgent seekers for a maximum of 2 years.
- Care-based Housing: A reserve of 6 to 8 units is set aside for protected or supervised living (beschermd of begeleid wonen).
Frequently Asked Questions
What is the maximum purchase price for a starter home under this program?
As of the 2019 price adjustments, the target purchase price for the lowest starter segment is set at a maximum of €155,000 v.o.n.
How long does the anti-speculation clause last for new homes?
The municipality requires an anti-speculation beding for 10 years, which includes a mandatory occupancy requirement for the first owner.
Are tiny houses permitted for permanent residence on Terschelling?
Yes, the program explicitly includes lytse húskes (tiny houses) for permanent habitation to assist starters and enhance sustainability.
What is the social rental price limit defined in the 2019 update?
The social rental limit was adjusted to €424 per month following the 2019 national indexation.
How many total housing units does the +135+ program aim to realize?
The program targets a minimum of 135 and a maximum of 190 new housing additions to the island's stock.
Can seasonal workers live on the old campus?
Yes, the old campus is identified for temporary housing for approximately 100 to 150 persons, including seasonal staff and MIWB students.
What determines if a housing project is 'Priority 1'?
Priority 1 is given to projects within existing built-up areas that comply with current zoning or 2018 policy rules and can begin construction by January 1, 2020.
What is a 'kavelpaspoort' in the context of Terschelling housing?
A kavelpaspoort (lot passport) is a document containing the spatial, housing-technical, and legal frameworks for realizing homes on specific infill locations.
