1 Introduction
Improving the overall quality of the Veerse Meer. That is the ultimate goal of the new connection. This report contains a detailed analysis of the current situation, where the problems are and where the possibilities are. To try and understand the situation the first thing that had to be researched was the background of the area. 1.2 Background
Figure 1: The Delta Works
Figure 1: The Delta Works
The Veerse Meer is a 22 kilometers long artificial brackish water lake, which is located in the province of Zeeland between the island north Beveland, north of Walcheren and south Beveland. In the west and east end of the Lake, two dams isolate it from the North Sea and the Oosterschelde, which are worsening the water quality every year. Before 2004 the water quality was worse than today, because there was no way for the fresh sea water to enter Veerse Meer. After they opened a weir on the east side of the lake, the water quality showed a positive reaction. Though the amount of jellyfish increased and the trout, which migrate from the Veerse Meer to the Oosterschelde, are being reduced. The Veerse meer used to be a turbulent estuary but ever since the flooding in 1953 it was clear something like this was never allowed to happen again. This caused the Delta Works to be created.
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Besides the safety, this also caused a growing interest by tourists to visit the Veerse meer. This stimulated the local economy on the island and gave many people a source of income. Restaurants and beach houses were built and soon the area turned into a tourist hotspot in Zeeland. 1.3 Problem and Aim
The main problem of the area is that the water quality of the Veerse Meer is going down:
-There is no(t enough) fresh water flowing in.
-Layered water (fresh water floating upon salt water).
-A variety of salt inlet caused by water level management in the spring. As a result, these problems led to other problems:
-Excessive algae grow (which caused to water to turn cloudy).
-Oxygen poverty in big area’s on the surface and the bottom of the lake.
-Excessive grow of sea lettuce, this bothered the recreants and caused stench in the autumn. All these problems have an impact on the amount of tourist that come to visit the Veerse Meer, and the animals and plants suffer from it.
The aim of building a new connection is to solve all these problems; to the extend they can be solved and while doing that it is also necessary to give a new impulse to the tourism in the area. That way the overall quality, in terms of ecology, economy and recreation all get an impulse. Side projects include building bungalows and recreation.
2 Analysis of the area and involved parties
The second step is to analyze the area. Where exactly the problems are and where the possibilities are. To understand how to improve the quality it is necessary to know where and what type of recreation the Veerse Meer already offers and what our target group is looking for. The project needs to complement to what is already there. The problem of the water quality also has to be researched thoroughly so the best possible solution can be found. And last but not least, a project of this scale has many involved parties with each their different interests so it is absolutely necessary to understand this. 2.1 SWOT Analysis
In order to make a successful and feasible plan, a good analysis of the strengths, weaknesses, threats and opportunities of the area is a must. To put this into picture, a SWOT Analysis was made. The SWOT Analysis gives a clear and short overview about the internal and external aspects of te Veerse Meer. This allows to easily decide the right strategy for creating the new canal. Table 1:SWOT Analysis
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Strengths| Weaknesses|
Coastal Area| Remotely located|
Existing Facilities| Water quality|
Nature reserve| No big cities nearby|
Child friendly offer| No large attractions|
Rich cultural history| Not much luxury|
Veerse Meer| |
Opportunities| Threats|
Climate Change| Competition of other area’s |
Room to build| Economic crisis|
Employment| No overarching vision|
Nature development| Ageing of population|
Increased interest watersports| |
2.2 Actor Analysis
To realize the third connection we have to work with several parties, each with their own interest/benefits. In this chapter we will analyze these parties and give a clear overview of all these parties, what their intentions are, and which groups might cause inconvenience. We have divided these actors into three groups: The Public sector, the private sector and the civic society.
The Public sector:
Municipality of Noord-Beveland
The municipality has a lot of interest in this project and acts as a co-developer. The municipality hands out building permits. Everything has to go according to their zoning plans and if not, a compromise has to be made. Water Boards
The water boards have the responsibility to manage and maintain the water barriers and waterways. Our development is in their area of responsibility so they must ensure our project does not impact the safety of the people. Province of Zeeland
The project is build within the province of Zeeland. The project must fit with their future image of Zeeland, a zoning plan has been made and we have to hold that into account. They also have to check if the project does not violate any laws. Dutch Government
The Dutch Government can play a role in our development. The Government can grant subsidies if they think this is an important project. The government have also made many legislation’s that we have to hold into account. Everything we want to realise have to be within the boundaries that legislation allows. Staatsbosbeheer
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Staatsbosbeheer is an organization that manages the forests in the Netherlands, since the canal will pass a small part of one of the forests that is under their management, a compromise has to be made with them. The Private Sector
Investors
financial institutions that will invest money in our project. What exactly is being built isn’t their concern, they main aim is to gain their invested money back and gain a profit from it. This is necessary for them to ensure their primary task: management of pension or insurance funds. Architects
Architects are specialized in the planning, designing and overseeing the constructions of buildings. Their task is to design our smaller projects such as the construction process of our marina.
Urbanists
The task of the urbanist is to optimize the effectiveness of land use and infrastructure, they will be assisting in the large scale planning to ensure the least amount of land is being used for the project while maintaining optimal quality. Estate agents
the estate agents task is to sell the buildings of our project. They can also help us assist in determining the market potentials of an area. Civil Engineers
The Civil Engineers have the task to design, build and maintain the new canal and lock. They also have to ensure the safety of the area isn’t affected in a negative way. Delta Managers
The Delta Mangers are organising the area development. There are many actors involved in this project and the Delta Managers have to organise everything and make sure everyone works together properly. End Users
The end users play a central role in the development of our third connection; they are the target group who will use the area after it is finished. The end users can be divided into two groups, the residents and the entrepreneurs. The Civic society
Local residents
The people who live in the area of development of course have a huge interest in what is going to happen in their living area, they have several wishes and demands and we have to hold these into account. Shop-owners
What goes for the local residents goes for the shop owners as well. The shop owners have a target group which might increase or decrease depending on the development of the area, we also have to hold their wishes and demands into account. 2.3 Ecology
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This chapter explains everything about the ecological aspects, what consequences the third connection has on the quality of the water, the impact it has on the nature and the animals.
With the third connection there will be a direct connection between the Veerse Meer and the North sea. The canal doesn’t go through any agricultural grounds so there won’t be any nutrients from the agriculture flowing into the Veerse Meer. This is a very positive aspect since there is already an excessive amount of nutrients in the Veerse Meer. The new connection also reduced the amount of nutrients since they can now flow into the sea. The oxygen amounts of the water will also increase which brings many positive aspects, just like the chloride levels will increase. 2.3.1 Water movement
The new connection has a positive impact on the water movement. There won’t be much erosion due to the water slowing down in the corner of the canal. The lock that the Civil engineers build allows the water level to be equal as it is now. The water velocity will have a good impact on the Veerse Meer, it will kick up the water quality. When the Veerse Meer is again connected to the sea, it will have a more natural tide, currency and velocity. Figure 2: Nature areas
Figure 2: Nature areas
2.3.2 Flora & Fauna
The canal crosses a nature protected bird area. But this brings positive things to, there will be more food for the birds so it creates a better habitat for the birds. Besides the ground that we take is given back to nature as well in a different area so there won’t be a decrease in grounds for nature. It is certain that the water fauna and water animals will improve enormously. Animals have a good access to the Veerse Meer and also the flora is growing from the North sea to the Veerse Meer. The problems that nowadays exist of the overgrowing sea lettuce and the jelly fish problem will be washed away by this new opening. This is by cause of the new and improved water quality and because of the new and improved water velocity and flow. 2.4 Target Groups
It is important to know who the future costumers or users are because you have to make sure when you build something there will also be people that make use of this. If this is not the case, the development will fail. To investigate which target group we are heading for, we have to look at some projects before and what they did to know who their future customers will be. 2.4.1 Market research and marketing
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Marketing means that you can bring supply and demand together. In our area there are many families, if you have something that only attracts 65 + people, it will not be a success. We focus on families and 40-50 year old which has a moderate budget. We have seen this in the other project around the Veerse meer (Gebiedsvisie rondom het Veerse meer).
When they wanted to improve the beaches around the Veerse meer, they also chose for extra houses around the beach. People that were interested: -Man and wife (40-50 years old)
-Young couples with family plans
-Families with children and higher budget
Near the canal we also want to make some extra bungalows, to improve the local economy there. There will be around 30 bungalows that can be bought and function as a house. The owners of the bungalows are free to rent these bungalows to others in case they don’t use them all year. 2.4.2 The 5 P’s
The 5 P’s from Kotler stand for: position, price, place, product and promotion. This is the fundamental thing for a development plan, this method can give many answers that we need to settle down for the target groups. Image 3: The 5p’s of Kotler.
Image 3: The 5p’s of Kotler.
Place:
The north western part of Nood-Beveland is a lot of nature area. This means we have to make sure that no-one can harm the nature, but it also gives chances. We believe that a lot of future customers want to live near a nice developed nature area. The location is most suited for young couples and families with some extra budget. Because of the area, and there are a lot of facilities in the area, like watersports, beaches and nature area. Product:
The products that we want to sell are mainly the bungalows, which people can buy as a second, recreational house. Positioning (target group)
– Which target groups are there in the market?
Man and wife (40-50 years old)
Retired people
Young couples with family plans
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Families with children and higher budget
Price
The price levels and price trends in this market are between 100.000 euros and 200.000 euros for these type of bungalows. We want to make our bungalows about the price level of 200.000. For this we chose because you’ll get extra things back. There is more room in the house and a large garden. Promotion
There is some use competition here in this area. For example the Roompot and the campings near Kamperland. There are a lot people going there every year and they have their own costumers. They area already well known, our project is still need to be realized. The first year we should not make any profits from the bungalows in the area of Noord-Beveland, the factor that influence this is the competition in the area.
3 Project Activities
Figure 4: Overview of where the activities are being built. Figure 4: Overview of where the activities are being built. The third connection serves multiple purposes; it will create new opportunities for tourism and solve ecological problems. Based on the analysis of several aspects, a plan has been made. The canal will of course come with several smaller projects to promote these purposes. We also have to be sure that the new connection will be safe both now, and in the future. For these things the best possible plan would be (divided into several sub categories): Canal
-A canal will be built from the Veerse Meer directly to the North Sea. -Find a compromise with the landowners to build the canal.
Safety
-Small safety measures such as ladders at the side of the canal. -New Coastal measures are taken as the levee is breached.
-Ensure the safety of the banks of the canal.
Recreation
-A lock will be built that allows boats to enter the North Sea and maintain the current height of the water in the Veerse Meer. See appendix 1. -A new marina will be built near the canal to ensure that there is enough capacity for the boats. The marina will be luxurious to distinct itself from other marina’s in the area. -New bungalows will be built. The bungalows will be sold for an affordable price but they will be of high quality. Bungalows that aren’t sold can always be rented. -A maintenance area for sailing boats is included near the marina to repair or check on boats. -A new snack bar near the marina and bungalows.
Ecology
-Fish ladders will be built around the lock to facilitate the migration of the fish. -Analyze the impact of the water movement when a new canal is build. -Solve the problem of the jellyfishes.
-Analyze the impact of more salt in the Veerse Meer.
Infrastructure
-New parking spots, 20 normal parking spots, and 10 private spots that can be bought. The private parking spots are along the coast next to the marina and can’t be accessed without a key as it will be within a fence. -A bridge has to be built to ensure that the Oost Westweg will remain intact.
