Nota uiterlijk van bouwwerken Haarlemmermeer 2020 – Building Appearance and Aesthetic Regulations
The Nota uiterlijk van bouwwerken Haarlemmermeer 2020 is the official regulatory framework for the aesthetic assessment of construction projects within the municipality of Haarlemmermeer. Issued by the municipal council, this document represents a policy-neutral merger of the previous Welstandsnota Haarlemmermeer (2013) and the Welstand Haarlemmerliede en Spaarnwoude (2015). The consolidation followed the administrative merger of these municipalities on January 1, 2019, creating a single reference for building appearance standards.
The document establishes the criteria used by the municipal building inspector and the aesthetic committee (welstandscommissie) to evaluate building permit applications. Its scope covers all structural modifications and new developments, ranging from small-scale residential additions like dormers and fences to large-scale industrial developments and heritage conservation. The framework is structured into four primary parts: an introduction to assessment levels (Part A), the specific policies for the former Haarlemmermeer area (Part B), the policies for the former Haarlemmerliede en Spaarnwoude area (Part C), and a comprehensive set of appendices including definitions and image quality plans (Part D).
This regulatory note also anticipates the implementation of the Omgevingswet (Environment and Planning Act), transitioning from the traditional term Welstandsnota to the broader designation of building appearance regulations. It defines clear assessment regimes, ensuring that architectural developments respect the spatial quality of the local landscape and built environment.
Aesthetic Assessment Levels
The municipality applies five distinct assessment regimes to regulate the degree of aesthetic supervision based on the sensitivity and value of a specific area:
- Monumenten en beschermde dorpsgezichten: The highest level of protection, where all (construction) activities require an advisory report from the heritage committee (erfgoedcommissie).
- Bijzonder: Applied to areas where extra care is needed to maintain or improve spatial quality; assessments focus on details, materials, and colors.
- Gewoon: The standard regime where building plans are expected to respect existing basic quality without detracting from the surroundings.
- Welstandsvrij: Areas where architectural style and color can be determined by the owner without prior aesthetic assessment, subject to specific exceptions.
- Specifiek: Areas governed by a dedicated Beeldkwaliteitplan (Image Quality Plan) that functions as the primary assessment framework.
Simplified Assessment for Small Projects
Chapter 9 and Chapter 3 (Part C) outline the Sneltoetscriteria, which are concrete requirements for common small-scale construction projects. If a plan meets these criteria, it can be approved administratively without being presented to the aesthetic committee.
- Dakkapellen (Dormers): Must be placed at least 0.50m from neighbors and 0.50m below the roof ridge; maximum height is 1.75m.
- Aan- en uitbouwen (Additions): Maximum depth for rear additions is 3.5m; materials and colors must generally match the main building.
- Erfafscheidingen (Fences): Maximum height of 1.00m in front of the building line and 2.25m behind it (1.00m to 2.00m in certain sensitive zones).
- Bijgebouwen (Outbuildings): Must be subordinate to the main mass, typically limited to a single story with a maximum height of 3.00m.
Regulations for Signage and Advertising
The document provides strict aesthetic criteria for commercial signs to prevent visual clutter and maintain spatial harmony. Different rules apply to business parks (bedrijventerreinen) versus other areas.
- Location: Signs must be integrated into the architectural design and are generally restricted to the ground floor or the transition to the first floor.
- Quantity: Maximum of one parallel or perpendicular sign per facade, though exceptions exist for building names.
- Design: Lightboxes are generally prohibited; illuminated signs must not feature moving parts or flickering lights.
- Prohibitions: Signs that severely damage the view of public spaces or open landscapes are not permitted.
Exceptions and the Excesses Clause
Even in Welstandsvrij (regime-free) areas, the municipality maintains an Excessenregeling (Excesses Clause). This allows the council to intervene if a building's appearance is evidently detrimental to its surroundings.
- Visual blockade: Physically or visually closing off a building from its environment.
- Destruction of details: Denying or destroying characteristic architectural features during renovation.
- Neglect: Buildings in a dilapidated state that contrast negatively with their surroundings.
- Color and Materials: The use of overly bright or contrasting colors and poor-quality materials.
Frequently Asked Questions
What is the maximum height for a new dormer in Haarlemmermeer?
According to the sneltoetscriteria, a dormer must have a maximum height of 1.75 meters measured from the bottom of the dormer to the top of the fascia board.
When is a building project exempt from aesthetic assessment?
Projects are exempt if they are located in a designated 'Welstandsvrij' area, unless they involve a monument, a sign, or a structure taller than 20 meters.
Are lightboxes allowed for shop signage?
No, the regulations generally prohibit lightboxes (lichtbakken) for signage to maintain the architectural quality of facades.
How far must an addition be placed from the property line?
For rear-oriented additions in certain zones, a minimum distance of 1.00 meter from the property boundary is often required, particularly in protected or 'Bijzonder' areas.
What happens if a building plan does not meet the standard criteria?
If a plan deviates from the sneltoetscriteria, it is submitted to the aesthetic committee or the polder architect for a full assessment against area-specific or general criteria.
Which rules apply to monuments and their surroundings?
Monuments are always subject to the highest level of assessment; furthermore, a 'monumentenzone' is established around them where special aesthetic regimes apply.
