Welstandsnota Gemeente Lansingerland 2012 – Building Aesthetics & Design Guidelines
The Welstandsnota 2012 is the official regulatory framework issued by the Municipality of Lansingerland, Netherlands, to govern the architectural and aesthetic quality of the built environment. Established in April 2012, this document succeeds the 2004 version following the 2007 merger of the municipalities of Berkel en Rodenrijs, Bergschenhoek, and Bleiswijk. It functions as a statutory pillar of the local spatial quality policy (ruimtelijk kwaliteitsbeleid), integrated with the Wet algemene bepalingen omgevingsrecht (Wabo) and the Besluit omgevingsrecht (Bor).
The scope of the regulation covers all building permit applications (omgevingsvergunning voor het bouwen) and specifies aesthetic criteria for different geographic zones and object types. The document is structured into four levels of intensity for building review: Welstandsvrij (no review), Vrij met excessenregeling (exempt with an excess rule), Licht (light review focusing on consistency), and Bijzonder (special review for high-value areas). It defines criteria across fifteen distinct area types, including Historische polderlinten (polder ribbons), Historische kernen (historic cores), and various residential typologies from 1950 to the present.
This framework ensures that new developments and modifications to existing structures respect the spatial history and identity of the region. It references the Nota Cultuurhistorie Plus for detailed historical context and establishes concrete rules for Erfbebouwing (yard structures), Dakkapellen (dormers), and Reclame-uitingen (signage).
Building Review Intensity Levels (Welstandsniveaus)
The municipality applies four levels of review intensity to determine how strictly a building plan is assessed against aesthetic requirements based on architectural coherence and cultural-historical value.
- Welstandsvrij: No preventive aesthetic review is conducted. This applies to most residential and work ribbons in greenhouse areas and parts of the agricultural zone where public visibility is minimal.
- Vrij met excessenregeling: Only minimal criteria apply to prevent architectural 'excesses' or eyesores. This level is assigned to specific historic polder ribbons, industrial estates, and certain residential neighborhoods like the Eilandenbuurt.
- Licht: Preventive review focuses on maintaining existing urban and architectural coherence. It applies to many residential areas outside the historic cores.
- Bijzonder: The most intensive level of review, intended to stimulate high visual quality. This applies to historic cores, infrastructure, monuments, and specific ribbons like the Noordeindseweg and Rottekade.
Area-Specific Aesthetic Criteria (Gebiedsgerichte Criteria)
The document categorizes the municipality into fifteen area types, each with specific 'ordering principles' and 'sustaining qualities' that must be respected during construction or renovation.
- Historische polderlinten: Characterized by north-south ribbons with ribbon development parallel to roads and canals. Requirements include maintaining views to the lower-lying polder land and ensuring outbuildings are placed behind the main structure.
- Historische kernen: Focus on the centers of Bergschenhoek, Bleiswijk, and Berkel en Rodenrijs. Criteria emphasize restoring historical building lines (rooilijnen) and maintaining the 'village' character.
- Glastuinbouwgebied: In greenhouse areas, greenhouses are permitted to be prominent and recognizable, but historical elements like old chimneys from early heating systems must be preserved.
- Bedrijventerreinen: For industrial estates, high-visibility edges facing public space are subject to stricter criteria to ensure representative facades and the hiding of storage and technical units from view.
Minor Structures and Interventions (Kleine bouwwerken)
Specific aesthetic rules apply to common modifications such as dormers, fences, and solar panels to prevent the fragmentation of streetscapes.
- Dakkapellen (Dormers): Limited to one per roof plane per house. They must be flat-roofed and positioned at least 0.5m from the roof edge and 1m above the roof foot. Maximum height is 1.75m.
- Erfafscheidingen (Fences): Fences in front of the building line are limited to 1m height. Behind the building line, 2m is permitted. Materials must be wood, stone, or open metalwork; concrete and plastic are discouraged.
- Trendsetter Policy: In areas with high architectural unity, the first approved modification in a block can be designated as a 'trendsetter,' establishing the aesthetic standard for all subsequent similar interventions in that block.
Object-Specific and Repressive Criteria
Beyond area-specific rules, certain objects have unique requirements regardless of their location, and the municipality retains the power to intervene post-construction under specific conditions.
- Monumenten: All interventions on national or municipal monuments require a permit and high-quality craftsmanship, even for typically permit-free modifications.
- Toegangsbruggen: Private access bridges in historic ribbons must have a maximum width of 2.50m for residential use and a slightly arched surface.
- Repressief Welstandstoezicht: The municipality can take enforcement action against existing buildings if they are in 'serious conflict' with aesthetic requirements, such as using materials that age poorly or applying aggressive colors without justification.
Frequently Asked Questions
What are the rules for installing a dormer (dakkapel) in Lansingerland?
Dormers must be flat-roofed, limited to one per roof plane per dwelling, and have a maximum height of 1.75 meters. They must be placed at least 0.5 meters from the roof sides and between 0.5 and 1 meter from the roof foot.
Is my project exempt from aesthetic review?
Projects in areas designated as Welstandsvrij are exempt from preventive review. However, areas marked as Vrij met excessenregeling must still avoid extreme aesthetic conflicts (excesses).
How high can a fence or garden wall be?
Fences in front of the building line (front yard) may be a maximum of 1 meter high. Behind the building line (back yard), they may be up to 2 meters high, provided they meet material and transparency requirements.
What is a 'trendsetter' in the context of Lansingerland building rules?
A trendsetter is the first modification (like a specific type of dormer or extension) approved in a street or block that serves as the standard for all similar future projects in that specific architectural unit.
Are solar panels subject to aesthetic review?
Solar panels on sloped roofs must be placed within the roof plane, matching the roof's angle. On flat roofs, they must be set back from the roof edge by a distance at least equal to the height of the panel.
Can the municipality force me to change my building's appearance after it is built?
Yes, under Repressief welstandstoezicht, the College of B&W can intervene if a structure is in serious conflict with reasonable aesthetic requirements, such as poor material use or excessive signage.
