Nota landgoederen Bloemendaal 2016 – Spatial Policy for Estates
The Nota landgoederen Bloemendaal 2016 is the official policy document issued by the Gemeente Bloemendaal (Department of Spatial Planning) in the Netherlands. It serves as the primary assessment framework for spatial initiatives and developments within the designated Landgoederenzone (Estate Zone). Established to replace the outdated 1995 policy, this document provides the legal and qualitative grounds for evaluating requests that deviate from existing zoning plans (bestemmingsplannen). The current version includes a significant 2017 revision regarding the splitting of main buildings, which came into full effect on March 7, 2018.
The scope of this regulation is limited to estates of at least 5 hectares that maintain a clear hierarchy between a main house, outbuildings, and a landscaped park or forest. It covers 20 specific sites within Bloemendaal, including those protected under the Natuurschoonwet 1928 and those bordering or forming part of the Natura 2000 area Kennemerland-Zuid. The document defines technical criteria for building masses, functional changes, and the preservation of cultuurhistorische waarden (cultural-historical values). It specifically excludes areas subdivided into villa districts or large-scale healthcare institutions where the original spatial hierarchy has been lost.
Professional users, including architects and developers, must use this document to substantiate how new initiatives contribute to spatial quality. The policy outlines requirements for site-specific customization (maatwerk) and details the procedural steps for consulting the Adviescommissie Ruimtelijke Ontwikkeling (ARO) and the Rijksdienst voor het Cultureel Erfgoed (RCE).
Spatial Hierarchy and Utility Zones
The policy mandates the maintenance of the spatial hierarchy between the main house (landhuis), outbuildings, and the surrounding landscape. To protect the landscape park from fragmentation, the document introduces the concept of the utiliteitszone (utility zone).
- Utiliteitszone: Areas where the main house and outbuildings are situated; residential and economic activities are concentrated here.
- Natuur-3: A zoning designation for landscape parks and forests where a permit system (aanlegvergunningenstelsel) applies to protect nature values.
- Subordinate structures: Small buildings like gazebos (prieel) or follies may be permitted outside the utility zone if they enhance the park's recreational value.
- Concentration principle: New construction must be limited to the utility zone to leave the landscape park intact.
Functional Use and Splitting of Main Buildings
While the municipality prefers the original residential function for estate houses, it allows for flexibility to ensure economic viability. However, the 2017 revision strictly prohibits the subdivision of estate houses into multiple residential units.
- Prohibition of Splitting: Vertical or horizontal splitting of a main house into two or more dwellings is no longer permitted under the revised §4.2.
- Functional Changes: Conversion to office space, catering (horeca), or social/cultural uses (including care) is possible if it matches the estate's capacity.
- Home-based Business: Professional use of the main house is allowed up to 30% of the floor area (max 60 m²). For houses exceeding 300 m², this is increased to 20% of the area with a maximum of 120 m².
Outbuildings and Storage Capacity
The document provides specific thresholds for the construction of storage facilities and animal shelters, recognizing that modern estate management requires adequate space for machinery and livestock.
- Material Storage: A maximum of 100 m² per estate is permitted for the storage of maintenance machinery and equipment.
- Animal Shelters: A maximum of 150 m² is permitted for hobby livestock (such as horses or donkeys), based on approximately 10 m² per animal plus storage for hay.
- Historical Reconstruction: Lost historical buildings may be rebuilt on their original locations provided they retain a utility function and mirror the original design and mass.
- Replacement Construction: Existing outbuildings may be replaced, provided the total built-up ground area does not increase.
Landscape Values and Sightlines
A core objective of the policy is the preservation of external and internal sightlines (zichtlijnen) which define the character of the Bloemendaal estate zone.
- Zichtlijnen: Specific sightlines identified in the annex must be respected and, where possible, restored during new developments.
- Fencing and Hedges: Regulations regarding boundaries ensure that the open and green character remains visible from the public road.
- Tree Protection: Existing trees must be surveyed (including trunk location and crown projection) for any new development; the Boswet (Forestry Act) requirements apply to forested areas.
Frequently Asked Questions
What is the minimum land size to be considered an estate in Bloemendaal?
An estate must have a minimum size of 5 hectares and demonstrate a clear spatial hierarchy between the main building, outbuildings, and the landscape park.
Can I split a large country house into two separate dwellings?
No. Since the 2017 revision of the splitting regulation (Chapter 4.2), the subdivision of main houses into multiple dwellings is no longer permitted to prevent fragmentation.
What is the maximum allowed size for a new material storage building?
The policy allows for a maximum of 100 m² of material storage per estate, regardless of the total size of the land.
Are home-based businesses allowed in Bloemendaal estates?
Yes, for houses larger than 300 m², a home-based business or profession can occupy up to 20% of the floor area, capped at 120 m².
Can I build a new animal shelter for horses on my estate?
Yes, the policy permits a maximum of 150 m² for animal shelters, intended for hobby use such as keeping up to six horses.
Where should new buildings be located on an estate?
New construction must be concentrated within the 'utiliteitszone' (utility zone) to protect the surrounding 'Natuur-3' designated landscape areas.
Is it possible to reconstruct a historical outbuilding that has disappeared?
Yes, rebuilding historical structures is supported if they are placed on the original footprint, maintain the original mass, and serve a utility function.
Who provides advice on spatial initiatives for monumental estates?
Initiatives are reviewed by the Commission for Spatial Quality, and for monumental properties, the Rijksdienst voor het Cultureel Erfgoed (RCE) is consulted at an early stage.
