Nota Bijgebouwen 2017 – Bloemendaal Outbuilding Policy
The Nota Bijgebouwen 2017 is a municipal policy document issued by the Gemeente Bloemendaal, Netherlands, in November 2017. It serves as the formal spatial assessment framework for the construction of outbuildings and annexes associated with residential dwellings. This document provides the criteria used by the municipality when deciding whether to grant deviations from existing zoning plans (bestemmingsplannen) or exemptions under the Besluit omgevingsrecht (Bor) and the Bouwverordening.
The scope of the policy covers all residential outbuildings, including conservatories, kitchen extensions, garages, storage sheds, bicycle storage, and greenhouses. It defines a bijbehorend bouwwerken (annex or outbuilding) as any structure functionally connected to a main building. The document categorizes the municipal territory into three distinct Gebiedstypen (Area Types) based on building density and landscape characteristics: the old village centers, established villa neighborhoods, and spacious villa estates. It also specifies protections for Bijzondere woonmilieus (Special residential environments) and registered monuments.
This technical guide details the precise requirements for positioning, maximum allowable surface area, and building heights for each zone. It also outlines the 40% regeling, which limits the total density of outbuildings on a plot to maintain local spatial quality.
Spatial Structure and Area Classification
The policy distinguishes between three primary area types to ensure that new constructions align with the existing neighborhood density:
- Gebiedstype 1: Core village areas (Bloemendaal, Overveen, Bennebroek, Vogelenzang) with densities exceeding 15 homes per hectare. Plots typically range from 125m² to 1000m².
- Gebiedstype 2: Villa areas with 2 to 15 homes per hectare. These zones feature mostly detached homes on plots between 1000m² and 5000m².
- Gebiedstype 3: Spacious villa areas with fewer than 2 homes per hectare and plots often exceeding 5000m².
Specific zones marked as Bijzonder woonmilieu (Special residential environment) are subject to stricter landscape protections due to their relief, forestation, or characteristic 19th and early 20th-century architecture.
Positioning of Structures
The municipality divides residential plots into three functional zones: Wonen binnen bouwvlak (Inside building envelope), Wonen buiten bouwvlak (Outside building envelope), and Tuin (Garden). Outbuildings are generally restricted to the areas behind and to the side of the main building's facade.
- Main building definition: The stochastically dominant building on the plot. Extensions are not considered part of the main building for calculation purposes.
- Side facade alignment: New annexes must generally be positioned 1 to 3 meters behind the front facade line to keep the street view open.
- Corner plots: Specific rules apply to plots bordering public roads on multiple sides, often requiring a 3m to 10m buffer from the property boundary depending on the zone.
Maximum Surface Area and the 40% Rule
The total allowable surface area for outbuildings is determined by a combination of the plot size, the volume of the main house, and the designated area type.
- Bandwidth limits: Gebiedstype 1 (30–40 m²), Gebiedstype 2 (40–60 m²), and Gebiedstype 3 (60–75 m²).
- The 40% rule: Regardless of the bandwidth, no more than 40% of the zone designated as 'Wonen buiten bouwvlak' may be built upon. The most restrictive measure between the 40% rule and the area-type table applies.
- Split properties: For buildings split into multiple units, the maximum surface area is calculated for the whole building and then divided equally among the units.
Technical Building Specifications
Height and depth limits for annexes and outbuildings vary by area type and the specific placement on the plot.
- Height limits: Type 1 allows outbuildings up to 5m in total height; Types 2 and 3 allow up to 6m.
- Gutter height: Generally limited to 3m for annexes and outbuildings.
- Depth: Extensions for terraced houses are restricted to a maximum depth of 2.5m behind the original rear facade.
- Bicycle storage: Small sheds (max 1.5m high, 5m²) may be permitted in the 'Tuin' zone if no rear access path exists and a green buffer is provided.
Frequently Asked Questions
What is the maximum height for an outbuilding in Bloemendaal?
The maximum total height is 5 meters in Gebiedstype 1 and 6 meters in Gebiedstype 2 and 3, provided the gutter height does not exceed 3 meters.
Does a conservatory in the front garden count as an outbuilding?
Yes, existing conservaties in the 'Tuin' zone are considered outbuildings. New ones are generally not permitted unless they are designated as 'erkers' (bay windows) under strict size limits.
What is the 40% rule for outbuildings?
It stipulates that no more than 40% of the plot area outside the main building envelope (the 'Wonen buiten bouwvlak' zone) may be covered by structures.
Are permits required for outbuildings on monument properties?
Yes, the standard system for permit-free building (Bor) does not apply to monuments; therefore, any annex or outbuilding requires a permit.
Can I build a garage right on the property line?
In Gebiedstype 1, there is no mandatory unbuilt space to the side boundary. However, in Gebiedstype 2 and 3, a buffer of 2.5 to 5 meters is usually required.
What is the maximum depth for a kitchen extension?
For terraced and end-of-terrace houses, the maximum depth is 2.5 meters from the rear facade. For detached houses, this can increase to 4 meters or more depending on the zone.
