Will the province continue with the plan for 120 flexible homes on the Balkweiterhoek site in Zwaagdijk-West? According to the Provincial Executive, the plan is financially feasible, only Medemblik says it is not. Documents that NH obtained through the Open Government Act (Woo) raise doubts about the feasibility study of the municipality and housing corporations. The province has even threatened to continue without the support of Medemblik.
It is December 22, 2022 when housing corporations De Woon Schakel and Het Grootslag come up with their calculations. 76 flexible homes cost a total of 12,867,000 euros, which is about 169,000 euros per unit. If they remain there for 10 years, it gives a negative result of 8.2 million euros. At 15 years it is a negative return of 6.5 million euros. And that does not include the costs for, for example, a connection to the Westfrisiaweg, a noise barrier and the connection of utilities (water, gas, electricity). They are estimated at 4 million euros.
It is not clear how the costs are substantiated. And that is exactly what those involved start with. Also within the municipality of Medemblik itself. A municipal official sends an email about this internally: “The financial calculation of the [woning]corporations cannot be assessed without an urban planning vision for the planning area. Now there is nothing more than a global presentation, without financial substantiation and without an urban development vision.”
Irritation at the province: ‘Seems like they don’t feel like it’
The province is also surprised, but also irritated. This is evident from provincial employees who text each other a day later:
[23-12-2022 08:06:09]: It looks suspiciously like they don’t feel like it at all.
[23-12-2022 08:06:34]: We have wasted so much time now…
[23-12-2022 08:07:11]: I thought we had been clear in our last conversation and about the knobs they could turn, so the type of homes, the number, etc.
[23-12-2022 08:42:08]: Totally agree. It also says so. It is also unbelievable to calculate with these numbers for flex homes.
At the end of the afternoon, the senior Land Affairs adviser of the province sends an e-mail to the housing corporations. Including the request to forward the substantiation of the calculation, before the next meeting of January 11, 2023.
“We no longer consider it useful to continue the investigation”
That substantiation is not forthcoming, but it is agreed during the consultation that additional research is required. The surprise is therefore great at the province, when on January 31 a letter comes from the municipality of Medemblik and housing associations. Preconditions from the municipality would lead to an even more negative business case, so the message is: ‘We no longer consider it useful to continue the investigation’.
The province responds by letter, expressing its surprise and disappointment. But the Provincial Executive refuses to accept the decision of Medemblik and the housing corporations, and says it will continue its investigation.
The province threatens to sideline the municipality
Strong language is also used in that letter. Because if the plan for flex homes turns out to be financially feasible, ‘then we will consider making this possible by using the provincial instruments in the field of spatial planning’.
It is also an advice that a policy advisor from the province has already come up with. In an email, he expresses his concerns about the state of affairs: “We hand over everything. The direction and the substantive elaboration. Whether it will ever get through the city council and when is the question.”
It is suggested to start a Provincial Integration Plan (PIP). With this, the province takes control into its own hands and Medemblik is sidelined. So far it has not come to that.
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Province is cheaper
Well, the province – after completion of the feasibility study by Rotteveel M4 – to a completely different conclusion than what the municipality of Medemblik and housing associations concluded at the beginning of this year. The plans would indeed be feasible. In fact, the province says it can realize about 120 flexible homes for 10.8 million euros. So more homes for less money than in the earlier calculations of the housing corporations.
A spokesperson explains why the province is paying two million euros cheaper for more homes. “The housing associations have calculated with much more expensive flex homes. The feasibility study has calculated with flex homes that comply with the Building Decree for non-permanent construction. This involves a different lifespan, quality and purchase costs.”
It is emphasized that it is only about ‘a possible elaboration’, and not about a definitive plan. Moreover Provincial Council has yet to consider it.
Reaction of the municipality of Medemblik: ‘We are not cooperating with this plan’
“In an earlier phase, the municipality of Medemblik gave the province a number of preconditions for the development of the Balkweiterhoek location in Zwaagdijk-West. These preconditions, such as the realization of a noise barrier, are essential for the municipality.
The municipality is responsible for good spatial planning in the interests of both future and current residents. In the feasibility study for this location, which was commissioned by the province, the municipal preconditions will not be realized until 15 years from now or later. In the first fifteen years there would be 120 residential units with possibly several hundred additional residents, while there is no question of an acceptable spatial quality. That alone is enough reason for the municipality not to want to participate in this plan.”