Bouwen in het buitengebied van Nuenen – Guideline for Space-for-Space (RvR) Projects
The official document Bouwen in het buitengebied van Nuenen (Building in the rural area of Nuenen) serves as the primary guideline for Ruimte voor Ruimte (RvR) initiatives within established building concentrations. Formally adopted by the municipal council of Gemeente Nuenen on September 29, 2022, this policy replaces the previous regulatory framework from 2010. It functions as a structured assessment tool for the municipality to evaluate the feasibility and desirability of residential development proposals in rural zones, ensuring they align with the Interim Omgevingsverordening Noord-Brabant (IOV).
The document's scope covers the rural territories of Nuenen, Gerwen, and Nederwetten, specifically targeting three types of building concentrations: Kernrandzones (urban-rural transition zones), Bebouwingsclusters (spatial collections of buildings), and Bebouwingslinten (linear building series along roads). The regulations distinguish between private initiatives for single dwellings on open agricultural lands, developments at VAB-locaties (vrijkomende agrarische bebouwing) replacing former stables, and planned developments of eleven or more dwellings. It defines four spatial core values: Gebruikswaarde (functional utility), Belevingswaarde (aesthetic identity), Toekomstwaarde (sustainability), and Herkomstwaarde (cultural-historical value).
The guideline establishes strict spatial zoning based on four distinct landscape types and provides ten hard conditions for plot development. It includes detailed vision maps and specific requirements for 23 identified building concentrations across the municipality.
Landscape Zoning and Development Restrictions
Development possibilities are strictly categorized by the underlying landscape characteristics. The document prioritizes ecological and hydrological preservation in sensitive zones.
- Beekdal (Stream Valley): Characterized by the Dommel and Kleine Dommel rivers. New Ruimte voor Ruimte developments are generally prohibited to protect the small-scale open landscape and water storage functions.
- Kampen- en hoevenlandschap (Old Reclamations): An area with a mix of nature, housing, and farming. Development is permitted under strict conditions that enhance existing historical values like bolle akkers (convex fields) and irregular parceling.
- Broekontginningen: Low-lying wet areas with high ecological value. New housing is in principle not allowed due to high environmental sensitivity and the risk of landscape fragmentation.
- Jonge heideontginningen (Young Heath Reclamations): Large-scale, open functional landscapes where new developments may be permitted if they contribute to spatial quality.
Hard Criteria for New Residential Units
Every new Ruimte voor Ruimte project must meet ten 'hard criteria' concerning plot layout, landscape integration, and proximity to existing structures.
- Landscape Integration: Initiatives must include both a beeldkwaliteitsplan (architectural quality plan) and a landschapsplan (landscape plan) demonstrating a net gain in spatial quality.
- Plot Characteristics: An indicative plot size of 1,000 m2 is recommended. At least 50% of the front plot width must remain open, with a minimum distance of 10 meters between residential buildings.
- Boundary Restrictions: New developments cannot extend beyond the existing boundaries of a cluster or ribbon. Building on bolle akkers (convex fields) or steilranden (steep edges) is strictly forbidden.
- Zandpaden Protection: Unpaved roads and their original vegetation must be preserved. Hardening these paths or using them as primary access for new buildings is not allowed.
Design Guidelines and Architectural Principles
Beyond hard criteria, the document outlines 'soft principles' for the composition and aesthetics of new farmyards, emphasizing the boerenerfprincipe (traditional farmyard principle).
- Orientation: New buildings should be oriented towards the plot or existing landscape elements rather than solely following the road direction, creating playful and intimate spaces.
- Building Mass: Architects must use single, simple building masses with traditional materials and muted colors. High-reaching 'second-line' building and courtyard formations (hofjes) are to be avoided on open plots.
- Visual Corridors: Developments must respect zichtlijnen (lines of sight) towards landmarks such as church towers or protected watermills like the Hooidonkse watermolen and Opwettense watermolen.
- Boundaries: Use 'soft' boundaries such as houtsingels (wooded banks) or hedges instead of long straight fences or conifer hedges.
Frequently Asked Questions
What is the minimum plot size for a Ruimte voor Ruimte house in Nuenen?
The guideline provides an indicative plot size of 1,000 m2, though this is not a hard minimum but a baseline to ensure sufficient green space remains around the building.
Can I build a new house on an unpaved zandpad?
No, the regulations prohibit using a zandpad (unpaved path) as the primary access for new residential development to preserve its historical and ecological value.
Are Space-for-Space projects allowed in the Beekdal area?
In principle, no new Ruimte voor Ruimte developments are allowed in the Beekdal landscape due to its sensitive hydrological and ecological status.
What distance must be maintained between two new houses?
There must be a minimum of 10 meters between two residential buildings (or 2 x 5 meters including garages) to maintain the open character of the rural area.
Is building allowed on a 'bolle akker'?
No, building on bolle akkers (convex fields) is excluded because of their high earth-scientific and cultural-historical value.
What architectural style is required for new rural homes in Nuenen?
Buildings should follow the boerenerfprincipe, using simple masses, traditional materials, and muted colors that appear 'unpretentious' within the landscape.
