Bijlagenboek Nota villawijken 2017 – Annex Book for Villa Districts Policy Bloemendaal
The Bijlagenboek Nota villawijken 2017 is the official technical annex to the Villa Districts Policy of the Municipality of Bloemendaal, Netherlands. This document serves as a regulatory framework and evidence base for spatial planning, building heights, and landscape preservation within the municipality's exclusive residential zones. Issued in 2017, it provides the detailed maps, consultation reports, and procedural guidelines necessary for developers, architects, and property owners to comply with municipal standards for the maintenance and redevelopment of villa estates.
The document comprises six distinct annexes covering various regulatory domains. These include Bijlage 1 (Maps of Villa Districts), Bijlage 2 (Maps of Earth-Scientific Values), and Bijlage 6 (Guide for Plot Passports). The scope extends to specific districts such as Duin & Beek, Duinlustpark, Krullenlaan, Villapark Aerdenhout, Bentveld, and Bloemendaalse Park. It details the municipality's stance on the krimpfoliemethode (shrink-wrap method) for building zones, the preservation of geological heritage (aardkundige waarden), and the strict criteria for demolition and new construction (sloop-nieuwbouw).
This annex book provides the technical specifications required to interpret the main policy document. It defines the constraints for building footprints, eaves heights, and the integration of outbuildings within the landscape. The following sections detail the specific spatial rules and procedural requirements for building permits in Bloemendaal's villa districts.
Spatial Classification and District Mapping
The document identifies and maps primary villa districts where specific spatial quality requirements apply. These districts are categorized based on their historical character and landscape orientation.
- Duin & Beek and Duinlustpark: Designated zones with specific landscape integration requirements.
- Villapark Aerdenhout and Bentveld: Extensive residential areas governed by large plot standards and strict green-to-built ratios.
- Bloemendaalse Park and Kweekduin: Districts with unique topographical features and established architectural lines.
- Bekslaan e.o. and Villapark Het Duin: Areas identified for modern villa development and specific spatial transitions.
The Kavelpaspoort (Plot Passport) Framework
The Handreiking Kavelpaspoort in Bijlage 6 establishes a site-specific spatial framework for property owners wishing to deviate from the existing bestemmingsplan (zoning plan). This instrument replaces the standard principle request process.
- Bebouwingsvlak: Defined zone on the plot where the main villa structure must be located.
- Massing Constraints: Specification of maximum footprint, eaves height (goothoogte), and ridge height (bouwhoogte).
- Outbuilding Regulations: Frameworks for the placement and maximum surface area of secondary structures.
- Landscape Requirements: Mandatory tree inventories and replanting schemes (number, species, and trunk circumference) if removal is necessary.
Architectural and Density Standards
Consultation records from Bijlage 3 and Bijlage 5 reflect the municipality’s regulatory approach to density and architectural style. These sections define the limits of intensification within villa zones.
- Eaves Height Targets: A standard eaves height of 6 meters is cited as a guideline for new developments to maintain district scale.
- Villa Splitting: Generally discouraged, though case-by-case assessments may occur based on villa size and neighborhood impact.
- Apartment Prohibitions: Policy decisions emphasize that villa districts should remain primarily for single-family detached dwellings to prevent the 'urbanization' of the landscape.
- Krimpfoliemethode: A restrictive zoning method where building envelopes are tightly drawn around existing structures to limit expansion.
Earth-Scientific and Landscape Values
Bijlage 2 delineates areas of high aardkundige waarden (earth-scientific values). These areas require additional scrutiny during the permit process to protect the geological history of the Bloemendaal region.
- Geological Protection: Projects within these zones must often consult provincial authorities if natural soil layers are disturbed.
- Green-Built Balance: Regulations enforce a precarious balance between volume and greenery, prioritizing visibility from the public road over high fences or hedges.
Frequently Asked Questions
What is a kavelpaspoort in Bloemendaal?
A kavelpaspoort (plot passport) is a site-specific spatial framework issued by the municipality that defines building zones, maximum heights, and landscape requirements for a specific plot, serving as a basis for deviating from the zoning plan.
What is the standard eaves height for new villas in Bloemendaal?
The document suggests a target eaves height (goothoogte) of 6 meters to ensure new volumes remain compatible with the character of existing villa districts.
Are apartments allowed in the Bloemendaal villa districts?
The municipal council has generally ruled against the construction of apartment buildings in villa districts like Duin en Daal to preserve the exclusive residential environment and prevent overcrowding.
What is the krimpfoliemethode in Dutch zoning?
The krimpfoliemethode (shrink-wrap method) refers to a zoning strategy where the building envelope is placed tightly around the existing villa to prevent uncontrolled expansion and protect surrounding green space.
What happens if I need to cut down trees for construction?
An owner must provide a tree inventory, and the kavelpaspoort will include mandatory replanting requirements detailing the number, species, and location of replacement trees.
Which areas are considered high in earth-scientific values?
Specific zones in Duin & Beek, Aerdenhout, and Bentveld are mapped in Bijlage 2 as having significant geological or earth-scientific values that must be protected during development.
