Beeldkwaliteitsplan De Zeilen Fase 1 – Meerstad Groningen Building Guidelines
The Beeldkwaliteitsplan De Zeilen fase 1 (Visual Quality Plan) is a formal regulatory document issued by the Gemeente Groningen for the development of the first phase of the De Zeilen district in Meerstad. Published on January 15, 2019, this document functions as both an inspiration guide for architects and a binding assessment framework for the Welstandcommissie (Beauty Committee). It is legally embedded within the Welstandsnota 2018, gemeente Groningen and provides area-specific criteria that supersede general municipal standards for this zone.
The scope of this document covers the realization of approximately 150 dwellings in the first development phase, out of a total planned 600 homes in De Zeilen. The regulations govern architectural themes, plot layouts, and public space interfaces across several distinct residential atmospheres, including the Sluisbuurt, Waterrijk wonen, and the Eilanden. Specific structural elements addressed include building volumes, material palettes, energy integration, and ecological requirements. The document establishes baseline quality standards while allowing for architectural flexibility if proposed solutions demonstrate added value that exceeds these criteria.
This plan coordinates closely with the underlying Uitwerkingsplan (zoning/development plan), providing detailed regulations on building positioning and materiality where the zoning plan offers wider margins. It establishes a framework intended to ensure a coherent district character characterized by natural integration and high-quality masonry.
General Assessment Framework and Flexibility
Building plans are assessed based on the Algemene Groninger Criteria, which require an convincing design concept that contributes positively to the spatial quality of the surroundings. The scale and experience of the structure must align with the context, and the architectural style, proportions, and detailing must be consistently executed.
- Convincing Design Concept: Structures must provide a positive contribution to the spatial quality and expected development of the area.
- Scale and Experience: The dimensions of a building must fit the specific design task and the immediate environment.
- Consistency: Style, form, proportions, and materiality must support the character of the building and the design idea.
Plot Layout and Streetscape Regulations
To achieve an informal streetscape, the plan mandates a mix of housing types including detached, semi-detached, and terraced houses in short rows of 3 to 6 units. Specific setbacks and plot coverage percentages ensure spatial rhythm and greenery.
- Front Yard Setbacks: Minimum 3m for terraced houses and 5m for detached/semi-detached houses from the plot boundary.
- Façade Offsets: Terraced rows must include at least one 1m offset between units; detached/semi-detached units require a 0.5m offset from neighboring blocks.
- Plot Coverage: Maximum gross ground floor area is 30% for detached houses, 45% for semi-detached, and 55% for terraced houses.
- Boundary Treatment: Plot boundaries facing public space must feature a Haagbeuk (hornbeam) hedge, typically 1m high in front yards and 1.6m to 2m behind the front building line.
Building Form and Materiality
The district character is defined by simple, clear rectangular main volumes with either flat or pitched roofs. A restricted material palette is used to create unity while allowing variation in window divisions and detailing.
- Roof Heights: Maximum gutter height of 7m and a maximum ridge height of 13m for pitched roofs.
- Roof Pitch: Minimum 50 degrees for cross-gables (dwarskap) and minimum 30 degrees for longitudinal gables (langskap).
- Masonry: Facades must be constructed in brick using warm earth tones (red to brown). Joints should be dark gray or matched to the brick color.
- Color Palette: Details such as window frames and roof edges are restricted to white (RAL 9010) or anthracite (RAL 7016).
- Roofing Materials: Non-flat roofs must use anthracite ceramic tiles (non-glossy), slate, or green roofs (sedum/moss).
Specific Residential Zones
Additional rules apply to specific character areas within Phase 1 to emphasize their unique relationship with the water or the urban heart of the district.
- Sluisbuurt: Buildings must have a minimum ground floor height of 4m. Apartment blocks can reach a maximum gutter height of 14m and a ridge height of 17m.
- Waterrijk wonen: Facades must be primarily or substantially constructed in wood (natural or black-stained). Homes may include integrated boat houses.
- Eilanden: To maintain a rural character, the maximum gutter height is reduced to 3.5m and the ridge height to 10m. Thatched roofs (rieten kappen) are permitted here.
Sustainability and Ecology Integration
The De Zeilen district is gas-free and requires careful integration of technical installations and ecological features into the architecture.
- Solar Panels: Photovoltaic collectors must be integrated into the roof design. On flat roofs, they must be invisible from the street, potentially hidden behind parapets.
- Heat Pumps: Technical installations like air source heat pumps must be carefully integrated and not visible from public space.
- Nesting Provisions: Each home should ideally include two integrated nesting facilities for birds or bats within the masonry or timber cladding.
- Greenery: The use of green roofs and facades is encouraged to assist with dust capture and water attenuation.
Frequently Asked Questions
What are the parking requirements for new homes in De Zeilen?
Detached, semi-detached, and terraced houses must provide at least 2 parking spaces on their own plot. Additionally, 0.3 visitor parking spaces per home must be realized in the public space.
Are flat roofs allowed for houses in this district?
Yes, flat roofs are permitted with a maximum gutter height of 7m. An additional level is possible (up to 10.5m) if it covers no more than 60% of the main volume's footprint.
What colors are permitted for window frames and doors?
The visual quality plan restricts the color of window frames, doors, and roof edges to either White (RAL 9010) or Anthracite (RAL 7016).
What is the maximum height for a garden hedge?
Hedges in front yards must be approximately 1m high. Behind the front building line, side and rear boundary hedges may be between 1.6m and 2m high.
Can I use wood for the facade of my house?
In most of the district, facades must be brick. However, in the 'Waterrijk wonen' and 'Eilanden' zones, facades may be entirely or substantially made of wood (natural or black-stained).
Are thatched roofs permitted in De Zeilen?
Thatched roofs are specifically allowed for homes located on the 'Eilanden' (Islands) and at the 'Kop van de eilanden' to support a rural and varied character.
What is the minimum height for the ground floor in the Sluisbuurt?
Buildings in the Sluisbuurt must have a minimum ground floor height of 4 meters to accommodate a mix of living and potential commercial or work-at-home functions.
