Beeldkwaliteitsplan Voormalig AVIA-terrein – Architectural and Spatial Guidelines Ouderkerk a/d IJssel
The Beeldkwaliteitsplan Voormalig AVIA-terrein serves as the official assessment framework for the redevelopment of the former industrial site located at IJsseldijk Noord 55b in Ouderkerk aan den IJssel. Adopted by the municipal council of Gemeente Krimpenerwaard on November 11, 2021, this document functions as a guiding directive for the Commissie Ruimtelijke Kwaliteit (Commission for Spatial Quality). It establishes the spatial and architectural requirements necessary to transform a former oil storage and tank station site into a residential development that respects the historical and landscape context of the Hollandse IJssel river.
The scope of this document covers the urban layout, architectural language, and landscape integration for buildings situated on the so-called zellingen (river-formed clay deposits). The regulatory framework is structured into five main chapters: the historical analysis of the Krimpenerwaard landscape, the urban design vision, accessibility and parking requirements, sustainability and climate adaptation strategies, and a final list of concrete Beeldkwaliteitseisen (image quality requirements). It defines the transition from industrial usage to a residential environment while maintaining a visual connection to the area's maritime and brick-making heritage.
By outlining specific parameters for building masses, materials, and nature-inclusive construction, the plan provides a flexible yet clear set of criteria for architects and developers. These guidelines ensure that new structures align with the existing dike-side ribbon development and the unique basalt-covered riverbanks.
Urban Development Framework
The urban layout is based on a detailed analysis of the zellingen and the historical industrial activity along the river. New developments must reference the industrial past of shipping and brick manufacturing through specific positioning and building volumes.
- Orientation: Residential volumes must be situated perpendicular to the IJsseldijk, following the historical pattern of the inland landscape.
- Staggered Facades: Building lines should follow the curve of the road to avoid a monolithic appearance.
- Openness: The plan requires creating visual gaps or openheid between building masses to maintain views toward the river.
- Height Variation: Building heights must vary to mimic the irregular patterns of historical industrial sheds, with a maximum of 5 storeys.
Architectural and Material Requirements
The architectural language is defined as industriële hoofdtaal (industrial primary language). Buildings are required to have a clear rectangular footprint and use materials that reflect the site's history.
- Primary Materials: The use of brickwork and steel is mandatory for main facades.
- Color Palette: Subdued tones such as yellow, red, dark brown, grey, or black are prescribed for brickwork.
- Gevelkarakteristiek: Facades must feature vertical articulation and limited reveal depths (neggematen).
- Roof Forms: Both pitched roofs and flat roofs are permitted, provided they maintain an industrial character.
Sustainability and Climate Adaptation
All new residential units must comply with the BENG-norm (Near-Zero Energy Buildings) and be realized without gas connections. The plan emphasizes long-term environmental resilience through four key climate trends: rising temperatures, increased drought, heavier rainfall, and sea-level rise.
- Energy Systems: Use of heat pumps and solar energy is required; solar panels should ideally be integrated into the architecture or hidden from view.
- Water Management: Implementation of green roofs and Wadi's to slow down rainwater discharge into the river.
- Nature-inclusive Building: Provisions for biodiversity must include nesting boxes for birds and bat boxes integrated into facades.
- Flooding Prevention: Building floor levels must be raised to protect against high water levels of the Hollandsche IJssel.
Landscape and Public Space
The outdoor areas must support the industrial character while providing a high-quality residential environment. The existing basalt-stone riverbanks, re-arranged in 2019 and 2020, are protected elements that must be preserved.
- Vegetation: Use of local species such as Heesterwilg (shrub willow), Meidoorn (hawthorn), and Ruwe berk (silver birch).
- Parking: Parking must be solved entirely within the plan area and screened from view using greenery or industrial structures.
- Industrial Elements: Encouraged use of corten steel planters and industrial-style street furniture.
Frequently Asked Questions
What is the maximum building height for the AVIA site?
The main building mass may vary in height but is limited to a maximum of 5 storeys.
What is the minimum distance required between buildings and the road?
The distance between the residential volumes and the road must be at least 5 meters.
Are specific colors required for the facades?
Yes, facades should use subdued industrial colors like yellow, red, dark brown, grey, or black, with white or anthracite window frames.
How should parking be handled in the new development?
Parking must be resolved entirely within the project boundaries and should be screened from view using hedges or industrial-style structures.
Is the existing basalt riverbank protected?
Yes, the existing basalt-stone bank along the Hollandsche IJssel must be maintained and integrated into the new design.
What are the requirements for solar panels?
Solar panels should preferably be placed out of sight or integrated into the industrial roof architecture as a natural part of the design.
Does the project need to be gas-free?
Yes, the homes must be realized without gas connections, utilizing heat pumps and solar energy to meet BENG standards.
