Beleidsnota Wonen in het buitengebied – Residential Development Policy in Rural Nissewaard
The Beleidsnota Wonen in het buitengebied is a policy framework established by the Council of the Municipality of Nissewaard on July 3, 2024. It became effective on July 17, 2024, and operates under the legal authority of Article 4.81 of the Algemene wet bestuursrecht and Article 2.4 of the Omgevingswet. The document provides the criteria for assessing requests to build one or more houses in rural areas outside the established urban and village boundaries, known as the Bestaand stads- en dorpsgebied (BSD).
This policy governs housing developments that are not classified as urban developments according to the Ladder voor duurzame verstedelijking within the Besluit Kwaliteit Leefomgeving. It applies specifically to rural zones in Nissewaard and defines key categories such as Woning (residential unit), Bedrijfswoning (business residence), and Mantelzorgwoning (informal care housing). The document outlines spatial requirements for residential ribbons (Woonlinten) and residential yards (Erven), ensuring that new housing remains subordinate to agricultural, recreational, and natural functions.
The document serves as a assessment framework for municipal planners and developers to evaluate initiatives based on spatial quality, landscape openness, and provincial alignment. It includes specific guidelines for splitting existing residences, adding homes to residential ribbons, and the temporary placement of care units.
Foundational Principles for Rural Development
The policy identifies five core principles that must be respected when evaluating housing requests in the rural area of Nissewaard:
- Space for the agricultural sector: Housing must not limit the operational freedom of farms, respecting distance requirements for noise and odor.
- Landscape openness: Large-scale housing projects in open fields are prohibited to maintain the character of the landscape.
- Cultural heritage: Converting historic farmsteads to residential use is encouraged to prevent vacancy and decay.
- Urban core priority: Primary housing demand should be met within urban centers as per the Ontwikkelperspectieven Nissewaard naar 2040.
- Informal care provision: Spatial accommodations are made for Mantelzorg to allow residents to live independently for longer.
Residential Ribbons and Yards
New housing is only permissible where building clusters already exist, specifically on Erven (yards) or within Woonlinten (residential ribbons).
- Woonlinten: Continuous construction along one or both sides of a road or dike, consisting exclusively of houses originally built as residences.
- Erf: The portion of a former agricultural plot where the main building and outbuildings are situated, typically enclosed by landscape planting.
- Clustering: New construction must be integrated into these existing clusters rather than creating secondary lines of building or extending ribbons into open spaces.
Criteria for Permitted Housing Initiatives
The policy details specific conditions for different types of residential initiatives in the rural area:
- Splitting existing houses: Permitted if the resulting units have sufficient size and do not create excessive traffic; historic monuments must maintain their value.
- New homes in Woonlinten: Allowed if views of the open landscape are preserved and the architecture harmonizes with surrounding buildings.
- Extra home on a residential yard: Possible if a minimum of 250 square meters of existing outbuildings are permanently demolished and the new building remains subordinate to the main house.
- Second business residence: Only permitted if essential for agricultural operations, backed by an expert report and approved by the Province of Zuid-Holland.
Alignment with Provincial Policy
The municipality tests all initiatives against the provincial quality card and the Omgevingsvisie Zuid-Holland. Developments are categorized into three types:
- Inpassen (Fitting): Spatial development that fits the existing identity without structural changes.
- Aanpassen (Adapting): Development fitting the identity but involving a change at the structural level.
- Transformeren (Transforming): Development that does not fit the existing identity.
Projects involving 11 houses or fewer are generally not considered 'urban developments' and do not require testing against the Ladder voor duurzame verstedelijking.
Frequently Asked Questions
Can I build a solitary house in an open field in Nissewaard?
No, according to section 3.1, building a solitary house in the open landscape is considered undesirable and will not be supported by the municipality.
What is the maximum number of people allowed in a Mantelzorgwoning?
A Mantelzorgwoning is intended for a maximum of two persons, where at least one person provides or receives care.
What are the requirements for building an extra house on a residential yard?
The new house must be subordinate to the main building, and at least 250 square meters of existing outbuildings on the yard must be permanently demolished.
Are second business residences allowed for farms?
A second Bedrijfswoning is only possible if it is proven necessary for business operations via an expert report and receives a waiver from the Province.
Is it possible to split a monumental farm into two houses?
Yes, provided the monumental value is not damaged and the proposal is submitted to the heritage commission (erfgoedcommissie).
What defines a Woonlint in this policy?
A Woonlint consists of continuous housing along a road or dike that was originally built and intended for residential use, excluding large stables or barns.
Does this policy apply to developments of more than 11 houses?
Developments of 11 houses or fewer are not seen as urban developments; larger projects must be tested against the provincial Ladder voor duurzame verstedelijking.
Can a ribbon development be extended into open space?
No, section 3.3 states that extending ribbons or building in a secondary line (second-tier building) is not permitted.
