Pilot dakkapellen addendum Welstandsnota Leidschendam-Voorburg – Dormer Building Regulations
The Pilot dakkapellen addendum Welstandsnota Leidschendam-Voorburg is a formal regulatory supplement issued by the municipality of Leidschendam-Voorburg. Adopted on February 2, 2021, and effective since March 8, 2021, this addendum functions as a temporary regulatory framework under Article 12, paragraph 2, of the Woningwet (Housing Act). It serves as an amendment to the original Welstandsnota Leidschendam-Voorburg dated September 13, 2011, and remains in effect until the establishment of the new Nota Omgevingskwaliteit (Environmental Quality Policy).
The document establishes specific deviations from standard aesthetic criteria for dormer windows located on front roof planes or side roof planes facing publicly accessible areas. Its primary scope is defined by the Bijlage kaart Pilot Dakkapellen, which identifies zones where these alternative regulations apply. It governs the structural dimensions, placement, and architectural form of dormers, providing clear technical thresholds for projects that fall outside the municipality's designated hatched exclusion zones.
The following sections detail the specific technical requirements and spatial conditions necessary for a dormer window to comply with this municipal addendum, focusing on dimensions, roof types, and placement relative to the existing roof structure.
Applicability and Spatial Scope
The criteria defined in this addendum replace the standard aesthetic criteria found on page 6 of the 2011 Welstandsnota Leidschendam-Voorburg only if certain spatial conditions are met. These rules apply specifically to residential properties situated outside the restricted areas shown on the Pilot dakkapellen map.
- Zone exclusion: The property must not be located within one of the hatched zones on the official pilot map.
- Visibility: The regulations target dormers on the voordakvlak (front roof plane) or a zijdakvlak (side roof plane) facing the public domain.
- Originality: The dormer must be placed on the original roof plane of the building.
Technical Dimensions and Construction
For a dormer to be considered compliant under the pilot scheme, it must adhere to strict dimensional limits regarding its width and height to ensure visual integration with the existing architecture.
- Roof type: The dormer must be constructed with a plat dak (flat roof).
- Maximum width: The width must not exceed 60% of the total width of the roof plane and is further capped at a maximum of 3.20 meters.
- Maximum height: Measured from the bottom of the structure, the dormer height must not exceed 1.75 meters.
Placement and Alignment Criteria
Specific setbacks from the roof edges, ridge, and eaves are required to maintain the structural and aesthetic integrity of the roofline.
- Distance from eaves: The bottom of the dormer must be placed more than 0.5 meters but less than 1.0 meter above the dakvoet (roof base).
- Distance from ridge: The top of the dormer must be positioned at least 0.5 meters below the daknok (roof ridge).
- Lateral setbacks: The sides of the dormer must be at least 0.5 meters away from the edge of the roof plane or the centerline of the bouwmuur (party wall).
Frequently Asked Questions
What is the maximum allowed width for a dormer in Leidschendam-Voorburg under this pilot?
A dormer may not be wider than 60% of the roof plane width and has an absolute maximum width limit of 3.20 meters.
Are pitched-roof dormers allowed under the Pilot Dakkapellen addendum?
No, the addendum specifically requires that the dormer must be provided with a flat roof (plat dak).
How high can a dormer be according to these regulations?
The maximum height of the dormer, measured from its base, is 1.75 meters.
How far from the roof ridge must the dormer be placed?
The top of the dormer must be positioned at least 0.5 meters below the roof ridge (daknok).
Does this addendum apply to all houses in the municipality?
It applies only to houses located outside the hatched zones indicated on the 'Pilot dakkapellen' map.
What is the required distance from the party wall for a new dormer?
The side of the dormer must be placed at least 0.5 meters from the centerline of the party wall (hart bouwmuur) or the roof edge.
Where should the bottom of the dormer be positioned relative to the eaves?
The base of the dormer must be between 0.5 meters and 1.0 meter above the roof base (dakvoet).
