Woonvisie Terschelling 2017-2021 – Strategic Housing Policy for Terschelling
The Woonvisie Terschelling 2017 is the official strategic housing policy document issued by the Municipality of Terschelling. Established on October 17, 2017, this document replaces the previous housing plan from 2008-2016 and operates within the framework of the Woningwet 2015 (Housing Act). It serves as the legal and policy basis for performance agreements between the municipality, housing corporation De Veste, and the tenants' association De Brandaris. The policy outlines the housing ambitions for the period up to 2021, with a long-term outlook extending to 2025.
The document addresses a range of regulatory domains including social rental distribution, affordable owner-occupied housing, and temporary accommodation for specific sectors. Its scope encompasses the entire island territory, categorizing projects into segments for youth, starters, seniors, and seasonal workers. The structural components of the report include a detailed analysis of the Terschelling housing market, a program for desired housing additions, and a mandatory Toetsingskader (Assessment Framework) for all new building initiatives. It defines critical local terms such as verscholen wonen (hidden housing) and tussen wal en schippers (households ineligible for social rent but unable to secure mortgages).
This policy acts as the primary reference for developers and architects seeking to initiate residential projects on the island. The following sections detail the core quantitative targets and qualitative requirements established by the municipal council.
Market Analysis and Target Groups
The housing market on Terschelling is classified as a closed market where standard demographic models often fail due to the high impact of tourism and seasonal fluctuations. The document identifies a total housing shortage bandwidth between 135 and 190 units.
- Starters and Youth: A high demand exists for homes priced under €200,000 or with monthly rents below the €414 quality discount limit.
- Doorstromers (Seniors): Policy prioritizes the creation of ground-floor, zero-step dwellings to encourage older residents to leave larger family homes.
- Seasonal Personnel: A identified need for 100 to 150 units of high-quality temporary housing to prevent the use of regular housing stock for seasonal staff.
- Tussen wal en schippers: Households with annual incomes between €46,000 and €60,000 who face a lack of supply in the middle-market segment.
Implementation Program 2017-2021
Table 3.1 of the document specifies the desired additions to the housing stock by category and price level. These targets are used to evaluate all submitted planning applications.
- Cheap Rental: Targets 40 units with rent below €414 (2017 price level).
- Cheap Owner-Occupied: Targets 20 units priced below €150,000.
- Affordable Rental: Targets 25 units with rents between €414 and €710.
- Market Rental/Free Sector: Targets 30 units with rents between €600 and €900 or sales prices up to €250,000.
Assessment Framework for Building Initiatives
Section 3.2 defines the Toetsingskader, which consists of seven criteria that every new housing proposal must meet for municipal approval.
- Target Group Alignment: The plan must correspond with the numbers and target groups defined in the Woonvisie.
- Price Compliance: Rental or sales prices must match the designated target group for the specific location.
- Flow Contribution: Projects in the market segment up to €250,000 must demonstrate how they contribute to local housing flow.
- Sustainability: Proposals must meet the energy performance ambitions of the Ambitiemanifest Duurzame Waddeneilanden.
- Spatial Quality: Designs must integrate with the local Welstandsnota (Aesthetic Guidelines) or specific image quality plans.
Frequently Asked Questions
What is the maximum price for a starter home on Terschelling according to the 2017 policy?
The document defines cheap owner-occupied homes for starters as those priced below €150,000, with an additional category for affordable homes up to €200,000.
How many units are needed for seasonal workers?
The municipality estimates a requirement for 100 to 150 units to house seasonal personnel and third/fourth-year maritime students.
What are the rules regarding Tiny Houses on the island?
The policy allows for the investigation and implementation of Tiny Houses (20-25 m2) for permanent residence as a way to provide affordable starter options.
Which income limits apply to social housing eligibility?
For 2017, the income limit for social housing was set at €39,874, though performance agreements with De Veste allow a limit up to €45,716 for specific island groups.
How does the municipality prevent housing speculation?
The policy utilizes self-occupancy requirements (zelfbewoningsplicht) and a prohibition on resale within five years for building plots to discourage speculative investment.
What is the role of a 'wooncoach' mentioned in the document?
A wooncoach advises residents, particularly seniors, on how to improve their current living situation or find more suitable, life-cycle-proof housing to encourage market flow.
