Woonvisie 2020 - 2025 – Housing Strategy for Stadskanaal Municipality
The Woonvisie 2020 - 2025 is the official strategic housing policy document issued by the Municipality of Stadskanaal, Netherlands. This document serves as a modular update to the previous 2015-2025 housing vision, necessitated by rapid shifts in the regional housing market and updated provincial environmental ordinances in Groningen. It establishes a framework for housing development, quality improvements, and livability through 2025, with a long-term outlook toward 2030. The policy is integrated with regional agreements including the Menukaart Oost-Groningen and the Regionaal Woon- en LeefbaarheidsPlan (RWLP).
The scope of the document encompasses demographic management, housing stock optimization, and sustainability targets. It introduces a Portfolio Strategy based on Product Market Combinations (PMCs), categorizing housing needs by core area and building type. Regulated domains include social rental housing, private home ownership, and specialized housing forms such as woonwagens (trailers), woonschepen (houseboats), and kamerverhuur (room rentals). The document details specific interventions for the cores of Stadskanaal, Musselkanaal, Onstwedde, Alteveer, and Mussel, focusing on the transition toward a life-cycle resistant and energy-efficient housing supply.
Professional stakeholders including developers and housing corporations use this framework to align project proposals with municipal priorities, particularly regarding the reduction of outdated stock and the targeted addition of middle-to-high segment rental and owner-occupied units.
Demographic Trends and Market Projections
The municipality anticipates a decline in both total population and the number of households between 2017 and 2037. Data from Companen and the Province of Groningen indicates a shift in the population structure, characterized by significant aging and a decrease in young households.
- Population Decline: A projected reduction of 1,320 persons between 2017 and 2027.
- Household Contraction: An expected decrease of 195 households in the same ten-year period.
- Aging (75+): The share of residents aged 75 and older is projected to rise from 11% in 2017 to 15% by 2027.
- Household Dilution: A trend where household sizes decrease due to divorce and elderly residents living alone.
Portfolio Strategy and PMC Classifications
The Portefeuillestrategie employs Product Market Combinations (PMCs) to determine whether to reduce, maintain, or grow specific housing segments in each village core. The strategy prioritizes the demolition of outdated stock and the creation of life-cycle resistant housing.
- Stadskanaal Core: Growth is permitted for middle and expensive segment life-cycle resistant owner-occupied homes and rental apartments near amenities.
- Musselkanaal: Focus on maintaining current stock with targeted reduction of cheap ground-bound owner-occupied and rental units.
- Village Cores (Onstwedde, Alteveer, Mussel): General policy of reducing outdated units, with a maximum addition of 5 qualitative units per village between 2020-2025 to solve specific local issues like 'rotte kiezen' (dilapidated properties).
- Outlying Areas (Buitengebied): No new additions allowed, except for transformations of characteristic or monumental buildings and the Ruimte-voor-ruimte (space-for-space) scheme.
Sustainability and Energy Transition
In 2017, approximately 52% of the housing stock in Stadskanaal held an energy label of D or lower. The municipality aims for a CO2-neutral social housing stock by 2050, aligned with the National Climate Agreement and the Regional Energy Strategy (RES) Groningen.
- Social Housing: Corporations are targeting Nul-op-de-meter (Zero-on-the-meter) where viable, with all new builds required to be gas-free and label A or higher.
- Private Sector: Implementation of the Duurzaamheidslening (sustainability loan) and the Starterslening to encourage private energy improvements.
- Transitievisie Warmte (TVW): A planned framework to determine the order in which neighborhoods will transition away from natural gas by 2050.
Specialized Housing and Room Rentals
The vision provides specific regulations for non-traditional housing forms to ensure safety and quality in the living environment.
- Woonwagens: Consolidation of 7 existing pitches across two locations in Stadskanaal, with a potential expansion based on waiting list inventories.
- Woonschepen: Maintenance of 13 existing berths in Stadskanaal and Musselkanaal; no new berths are currently planned.
- Kamerverhuur: Regulation of properties with 3 or more rental rooms. The municipality currently monitors 17 known addresses and focuses on improving architectural quality and safety rather than expanding the number of units.
Frequently Asked Questions
What is the projected household decline in Stadskanaal by 2027?
According to the 2017 research by Companen, the municipality expects a decrease of 195 households between 2017 and 2027.
Which housing types are prioritized for growth in the Stadskanaal core?
The strategy allows for growth in middle and expensive segment life-cycle resistant owner-occupied homes and rental apartments near central facilities.
What are the rules for new housing in the smaller villages like Alteveer or Mussel?
New additions are limited to a maximum of 5 units per village for the 2020-2025 period, strictly based on qualitative criteria such as replacing dilapidated structures or preserving monuments.
What percentage of Stadskanaal homes had an energy label D or lower in 2017?
The document states that 52% of the housing stock fell into the energy label D or lower category in 2017.
Are there specific provisions for houseboats (woonschepen)?
The municipality consolidates the 13 existing berths across Stadskanaal and Musselkanaal but does not plan to issue new permits or create additional berths.
When must social housing in Stadskanaal be CO2 neutral?
Housing corporations aim to achieve a CO2-neutral housing stock by the year 2050.
What is the 'Ruimte-voor-ruimte' regulation mentioned in the document?
It is a provincial scheme allowing the construction of one home in exchange for demolishing 750m2 of unsuitable buildings, or two homes for 2000m2 of demolition.
How is room rental (kamerverhuur) defined and regulated?
Room rental applies to properties with 3 or more rental units. The municipality focuses on maintaining the quality and safety of the 17 existing known locations.
