Bestemmingsplan Bebouwde kom Zierikzee – Zoning and Building Regulations
The Bestemmingsplan Bebouwde kom Zierikzee is a comprehensive set of legal rules and zoning regulations established by the Municipality of Schouwen-Duiveland in the Netherlands. Adopted on January 29, 2009, this document serves as the regulatory framework for land use and construction within the built-up area of Zierikzee. It operates under the wider legal structure of the Wet op de Ruimtelijke Ordening (Wro), determining the eligibility of building permit applications and defining the spatial development of the municipality.
The document is structured into four primary chapters. Hoofdstuk I establishes technical standards, including 112 specific definitions (Begrippen) and standardized measurement methods (Wijze van meten). Hoofdstuk II details the destination-specific rules for 17 unique land-use categories and 5 double-zoning designations, covering residential, commercial, industrial, and recreational zones. The regulations include specific thresholds for goothoogte (gutter height), totale hoogte (total height), and bebouwingspercentage (building coverage).
In addition to primary zoning, the document integrates critical protection layers for historical preservation and environmental safety. These include strict mandates for the Beschermd stadsgezicht (protected cityscape) and varying archaeological research requirements based on the classification of the land as an Archeologisch onderzoeksgebied or Archeologisch waardevol gebied. The following sections summarize the core building and usage requirements found within the plan.
Measurement Standards and Definitions
Article 2 outlines the standardized methods for determining building dimensions, ensuring uniform application of the height and area limits specified in the zoning rules.
- Total Height: Measured from the reference level (peil) to the highest point of the structure, excluding antennas, chimneys, lift housings, and skylights.
- Gutter Height (Goothoogte): Measured from the reference level to the top of the gutter or the drip line.
- Building Surface: Calculated based on the vertical projection of the largest external dimensions, excluding overhangs up to 40 cm.
- Measurement Reference (Peil): Defined as the height of the adjacent road for buildings with a main entrance on a road, or the average height of the surrounding ground level (afgewerkt maaiveld) in other cases.
Building and Destination Rules
Chapter II defines specific building rules for various designations. For residential zones (Wonen), the plan distinguishes between detached (vrijstaand), semi-detached (half vrijstaand), and terraced (aaneengesloten) housing types.
- Residential (Article 19): Maximum total height is generally 10 meters unless otherwise indicated on the official maps. Side yard distances for detached homes must be at least 3 meters.
- Commercial (Article 4): Limited to Category 1 activities as defined in the Staat van Bedrijfsactiviteiten. Independent offices and retail are generally prohibited in industrial-designated zones.
- Catering (Article 9): Regulated based on a tiered system (Category 1a, 1b, 1c, 2, and 3) ranging from light lunchrooms to heavy late-night establishments.
- Mixed-Use (Article 7): Permits a combination of offices, services, social facilities, and residential use.
Historical and Archaeological Protection
Large portions of Zierikzee fall under double-zoning designations aimed at preserving cultural heritage and historical soil values.
- Protected Cityscape (Article 22): Buildings must feature a sloped roof (schuine kap) with a pitch between 45° and 60°. Construction must respect the existing building line (rooilijn).
- Archaeological Zones (Article 20 & 21): Permits are required for soil disturbances deeper than 50 cm. For Category A research areas, the threshold for mandatory reporting is a surface area exceeding 2,500 m².
- Mill Protection (Article 23): The Molenbiotoop designation restricts building heights within a specific radius of existing mills to ensure wind catch, with limits often set at 4.75 or 8.75 meters depending on the zone.
General Usage and Exemptions
General rules in Chapter III prohibit activities that conflict with the primary land-use designations, such as the operation of sex establishments or the storage of caravans.
- Home-based Business: Permitted as a secondary function provided it does not exceed 25 m² of the residential floor area.
- Bed & Breakfast: Allowed for a maximum of five guests simultaneously, provided the property is the main residence of the owner.
- Informal Care (Mantelzorg): Specific exemptions allow for the adaptation of outbuildings for care purposes under strict conditions, requiring a medical statement or care indication.
Frequently Asked Questions
What is the maximum floor area for a home-based office in Zierikzee?
According to Article 27.2, a home-based business is permitted as a secondary function up to a maximum area of 25 m².
What are the roof requirements in the protected cityscape zone?
Article 22.3 specifies that buildings in the Beschermd stadsgezicht must have a sloped roof with a pitch between 45 and 60 degrees.
How many guests are permitted in a Bed & Breakfast under this plan?
Article 27.2 stipulates that a maximum of five persons may be provided with lodging at the same time in a residential Bed & Breakfast.
When is an archaeological permit required for soil disturbance?
In designated archaeological areas (Articles 20 and 21), a permit is generally required if the disturbance goes deeper than 50 cm below ground level.
What is the height limit for a residential building in Zierikzee?
The standard maximum total height for residential buildings (Article 19) is 10 meters, though specific limits on the map take precedence.
Does the plan allow for temporary event storage on Green zones?
Article 27.2 allows for events like festivals or fairs on Verkeer and Groen designations for a maximum duration of 10 days per event.
How is building height measured for structures near a mill?
Under Article 23 (Molenbiotoop), height is measured relative to the reference level (peil) of the mill itself, not the building site's ground level.
Are outbuildings allowed for informal care (mantelzorg)?
Article 27.1 generally prohibits using outbuildings as living space, but Article 27.5 provides an exemption for mantelzorg if a medical statement is provided.
