Meeroevers II/b vlek 14 – Beeldkwaliteitplan Building Quality Standards
The Beeldkwaliteitplan Meeroevers II/b vlek 14, dated September 26, 2012, serves as the formal assessment framework for architectural and spatial quality in the Meerstad development. Commissioned by the Gemeente Slochteren (now part of the Gemeente Groningen), this document functions as a supplementary guide to the Welstandsnota Slochteren and the Bestemmingsplan Meerstad-Midden. It provides binding criteria for the Welstandscommissie (Aesthetic Review Committee) to evaluate building permits and ensure harmony between new residential construction and the surrounding landscape.
The scope of this plan is limited to Vlek 14 within the Meeroevers II/b phase. It defines specific regulatory requirements for two distinct residential environments: Kavels aan de hoven (courtyard lots) and Kavels aan ‘Langs de Erven’ (lots along the transit road). The document establishes mandatory standards for building volumes, roof geometry, materialization, and the Meerstaddetail—a specific architectural feature required for all homes to emphasize the connection between the ground floor and the private garden.
This document outlines the transition from the historical ribbon development of the Hoofdweg to the new ecological zones of the Kwelvaart. It details plot occupancy limits, mandatory hedge boundaries, and the integration of sustainable energy systems in alignment with the Groninger Woonkwaliteit standards.
General Meerstad Quality Standards
Every dwelling within the project area must adhere to the Meerstadwoning concept, which balances architectural unity with individual expression through six defined components:
- Unity in volume: Rectangular main volumes with saddle roofs are required.
- Material and color: Use of a single primary material for all facades and a single material for the roof.
- Meerstaddetail: A subtle architectural distinction between the ground floor facade and the upper levels.
- Facade layout: Variation in the placement and size of openings to ensure individual recognition.
- Facade additions: Use of frames, deep reveals, or French balconies for added expression.
- Plot boundaries: Use of green hedges rather than built fences to maintain a landscape-driven character.
Kavels aan de hoven (Courtyard Lots)
The courtyard areas are designed as intimate, green residential clusters grouped around two central courts. These lots follow a specific set of spatial and technical constraints:
- Max building height: A maximum ridge height of 11 meters and a maximum eaves height of 5 meters.
- Plot occupancy: Detached houses may occupy up to 30% of the plot (max 200 m²); semi-detached houses up to 45% (max 150 m²).
- Roof pitch: Minimum 40 degrees for longitudinal roofs (langskap) and 50 degrees for transverse roofs (dwarskap).
- Building zone: Structures must be set back 3 meters from the front and side boundaries and 5 meters from the rear boundary.
Kavels aan ‘Langs de Erven’
Located between the Hoofdweg and the Kwelvaart, this area allows for greater architectural freedom but maintains a rural-inspired aesthetic consistent with the Groningse boerderij (Groningen farmhouse) style.
- Max building height: A maximum ridge height of 13 meters and an eaves height of 6 meters.
- Outbuildings: Must be situated at least 3 meters behind the front facade line and limited to 6 meters in height.
- Boundary treatment: Hedges at the front of the plot must eventually reach a height of 2 meters to ensure the intimate character of the road is preserved.
- Semi-detached limit: A maximum of three semi-detached units may be placed adjacent to each other.
Materialization and Sustainability
To ensure a natural aesthetic, the plan dictates specific materials and ecological requirements for all construction projects.
- Facades: Mandatory use of brick in earth tones (red or gray/brown), wood, or white-coated stucco.
- Roofing: Matte red-orange or anthracite ceramic tiles, or natural reed (rieten kap).
- Energy: In accordance with the Groninger Woonkwaliteit (GWK), homes in Meerstad are developed without a gas connection (gasaansluiting).
- Parking: Each plot must provide at least two on-site parking spaces located behind the front facade line.
Frequently Asked Questions
What is the maximum ridge height for houses in the courtyard area?
The maximum ridge height for houses in the courtyard area (de hoven) is 11 meters.
Are gas connections permitted for new homes in Meeroevers II/b vlek 14?
No, dwellings in this area are developed without a gas connection to promote sustainable energy usage.
What is the mandatory roof pitch for a transverse roof?
A transverse roof (dwarskap) must have a minimum pitch of 50 degrees.
What is the maximum plot coverage for a detached house?
A detached house may occupy a maximum of 30% of the plot area, with a total limit of 200 square meters including all outbuildings.
Where should parking spaces be located on the lot?
Each plot must have at least two parking spaces located beside or behind the house, specifically behind the front facade line.
What is the Meerstaddetail requirement?
It is a mandatory architectural feature that creates a subtle difference between the ground floor and the upper floors, such as through a setback or a change in brick texture.
Can I build a fence on my property boundary?
Built fences are generally not allowed; the plan mandates the use of indigenous green hedges to maintain the landscape's open character.
What materials are allowed for the facade?
Allowed materials include brick in earth tones, wood, and white-coated stucco or limewash (gekeimd metselwerk).
