Handboek Hoger Bouwen 2024 – Groningen High-Rise Building Policy Overview
The Handboek Hoger Bouwen 2024 is a policy document issued by the Gemeente Groningen (Netherlands). It establishes the regulatory framework for intensifying urban development through increased building height within the city. This edition officially replaces the Hoogbouwnota (2009) and aligns with the municipal vision Levende Ruimte, which succeeded The Next City. It is designed as a guiding instrument for the College van B&W, municipal planners, architects, and developers to ensure that building higher contributes to the quality of the urban environment rather than just increasing density.
The document defines Hoger Bouwen (building higher) as any development exceeding four building layers, typically starting from five layers or a height of approximately 15 to 20 meters. Its scope is restricted to the city of Groningen and does not apply to surrounding villages or rural areas. The handbook introduces a structured classification system based on four specific Stedelijke Milieus (urban environments) and a Typencatalogus featuring seven distinct building archetypes. These tools are used to assess the relationship between a building's height, its architectural form, and its functional integration with the street level.
This policy framework serves as a bridge to the Omgevingswet (Environment Act) which came into effect on January 1, 2024. It outlines the procedural requirements for high-rise initiatives, including the use of a Quick Scan by the Ruimtelijk Intake Team and the creation of a Kavelpaspoort (site passport) to define specific development boundaries for individual plots.
Urban Environments and Height Categories
The handbook identifies four urban environments that dictate where and how building height is distributed across the city map. Each milieu has a corresponding height threshold and functional mix requirement.
- Compact Basismilieu: Development up to 20 meters (5-7 layers), following the existing city structure and historic arterial roads.
- Gemengd Stadsmilieu: Development up to 40 meters (8-13 layers), requiring at least 20% non-residential functions.
- Hoog-stedelijk Milieu: Development up to 60 meters (14-20 layers), focused around transport hubs, requiring at least 30% non-residential functions.
- Centrum-stedelijk Milieu: Development exceeding 60 meters, reserved for specific zones like Europapark and Suikerzijde, featuring a 40-40-20% mix of living, working, and facilities.
The High-Rise Type Catalog
The Typencatalogus defines seven basic building types based on their relationship with the urban fabric and ground level.
- Type 1 (The Extruded Building): Direct relation to the plot structure and closed building block principles.
- Type 2 (Between Building and Block): A solid base block with one or more towers, often seen in retro-styles.
- Type 3 (High-Rise as Block Composition): Large-scale independent typologies that form a powerful skyline presence.
- Type 4 (Solo, on Stilts): Modernist-inspired buildings that detach from the city grid to provide light and space at ground level.
- Type 5 (The Layered Experiment): Complex spatial structures often integrated with public transport and 'second ground levels'.
- Type 6 (Icons): Unique, standout structures that lack a standard relation to the urban context.
- Type 7 (The Urban Block with Towers): A horizontal 'urban layer' matching local heights, combined with one or two towers.
Design Guidelines and Quality Controls
To maintain high standards, the municipality employs 10 Vuistregels (rules of thumb) and specific design rules within the Welstandsnota framework. Key requirements include:
- Effectrapportage: For developments in categories 2 through 4, an impact report is mandatory to assess shadow, wind nuisance, and privacy.
- Plinth and Basement: The ground floor must be flexible and contribute to the public realm, avoiding negative impacts from parking or technical facilities.
- Roof Landscapes: Unused roofs are discouraged; dikes and terraces should function as a 'second ground level' or green space.
- Architectural Longevity: Buildings must use high-quality materials and detailing that exceed average lifespan expectations.
Frequently Asked Questions
What is the minimum height considered 'higher building' in Groningen?
Developments are classified as building higher starting from the fifth building layer, which is approximately 15 to 20 meters in height.
Is there an absolute height limit for buildings in Groningen?
The handbook notes that the 97-meter Martinitoren remains the traditional upper limit, though a dozen buildings currently exceed 70 meters.
What is a Kavelpaspoort in the planning process?
A Kavelpaspoort is a document created on a plot level that contains the specific rules and spatial frameworks an architect or developer must follow.
Where can the tallest buildings (over 60 meters) be built?
Buildings over 60 meters are restricted to Centrum-stedelijke milieus located near major transport nodes, currently identified as Europapark and Suikerzijde.
Does this handbook grant automatic building rights?
No, the potential map in the handbook does not grant rights; all initiatives must be tested against the Omgevingsplan and go through the Ruimtelijk Intake Team.
What functional mix is required for High-Urban environments?
In a Hoog-stedelijk Milieu, at least 30% of the floor area must be used for functions other than housing, such as offices or public facilities.
