Welstandsnota Almere 2018 (Version 2, 2020) – Building Aesthetics and Review Policy
The Welstandsnota Almere 2018 (Version 2, February 2020) is the official municipal policy document governing the aesthetic review of building plans and advertising in the Municipality of Almere, Netherlands. Issued by the Afdeling Stedelijk Beleid under the authority of the Gemeenteraad, this version replaces the initial 2018 edition to clarify the division of tasks between the Welstandscommissie (Aesthetics Committee) and specialized Kwaliteitsteams (Quality Teams). It operates under the legal framework of the Woningwet (Housing Act), which stipulates that a municipality wishing to exercise aesthetic control must establish concrete criteria in a public policy document. This document serves as a basis for refusing an Omgevingsvergunning (Environmental Permit) if a proposal fails to meet reasonable aesthetic requirements.
The regulatory scope of the document is defined by the Welstandskaart (Aesthetics Map), which categorizes the city into five distinct zones: the Groenblauw raamwerk (Green-blue framework), the Hoofdinfrastructuur (Main infrastructure), Centrumgebieden (City center areas), Bijzondere gebieden (Special areas), and Etalagegebieden (Showcase areas). While large residential and industrial parts of Almere are designated as welstandsvrij (exempt from aesthetic review), the document maintains mandatory oversight for advertising and structures along major transit routes. It also integrates the Almere Principle of 'People make the city,' shifting the focus from large-scale development to organic growth and individual expression by residents and entrepreneurs.
This document details the specific assessment criteria for each zone, the procedures for voluntary Vooroverleg (pre-consultation), and the application of the Excessenregeling (Excesses Regulation). It includes specialized annexes such as the Regeling kleurbehoud Regenboogbuurt, which mandates strict color preservation for one of the city's most architecturally unique neighborhoods. The following sections provide a structured overview of the regulatory requirements and procedures found within the policy.
Area-Specific Aesthetic Regimes
The policy distinguishes between areas requiring intensive oversight and those where residents have more freedom. Assessment is based on the Welstandskaart, which outlines the following regimes:
- Groenblauw raamwerk: Restrictive policy where only buildings contributing positively to the landscape of forests, parks, and lakes (e.g., Gooimeer, IJmeer) are permitted.
- Hoofdinfrastructuur: Covers structures along railways, canals, and main roads (e.g., Hogering, A6, A27). Requirements apply even in aesthetics-free zones if the building has a vertical surface of 1000m² or a height over 20 meters.
- Centrumgebieden: Centers of Almere Stad, Haven, Buiten, and Poort are subject to review due to their high public importance and collective identity.
- Bijzondere gebieden: Areas of high architectural value including De Fantasie, De Realiteit, De Eenvoud, and the BouwRai neighborhoods in Muziekwijk and Filmwijk.
- Etalagegebieden: Unique development areas like Duin and Floriade where a Kwaliteitsteam steers initial development before they transition into special areas.
Advertising and Signage Criteria
Advertising remains welstandsplichtig (subject to review) throughout the entire municipality, including in areas otherwise exempt from building aesthetics. This prevents visual clutter and ensures signage supports the identity of Almere as a modern city. The document establishes Sneltoetscriteria (quick-scan criteria) for standard applications:
- Residential areas: Only non-moving, unlit facade signs up to 0.75m² are generally permitted.
- Business parks: Maximum of two signs per facade, one of which must be at the entrance, with a total surface area not exceeding 2m².
- Groenblauw raamwerk: Signs at sports facilities must face the fields, be unlit, and stay below 1.20 meters in height.
- Main infrastructure: Digital displays (Mupis) along main roads must maintain a minimum distance of 80 meters from one another.
The Excessenregeling (Excesses Regulation)
The Excessenregeling is a repressive tool that allows the municipality to intervene when a building is 'seriously detrimental' to its surroundings. This regulation applies to the entire municipality, including welstandsvrij areas and existing structures that did not previously require a permit. Criteria for an 'excess' include:
- Visual isolation of a building from its surroundings (e.g., through excessive window foil).
- Denial or destruction of original architectural characteristics.
- Severe physical decay or the use of poor-quality materials that disrupt visual quality.
- Application of colors that conflict sharply with the environment or specific neighborhood regulations.
Color Preservation in the Regenboogbuurt
The Regenboogbuurt neighborhood is subject to a specific Regeling kleurbehoud (Color Preservation Regulation) detailed in Bijlage I. This neighborhood uses color as a structural urban theme where specific building facades are linked to street names. Key provisions include:
- Tabel 1: A comprehensive list of color codes (e.g., KEIM, NCS, Sikkens) assigned to specific addresses and large facade surfaces.
- Kettingbeding: Many properties have a perpetual clause in their deed requiring the maintenance of these specific colors.
- Enforcement: Deviations from the official Kleurendatabase are treated as an 'excess' and can lead to municipal enforcement action after a five-year transition period.
Roles of the Welstandscommissie and Kwaliteitsteams
The policy clarifies the division of advisory duties. The Welstandscommissie (formally the Commissie Ruimtelijke Kwaliteit) reviews individual permit applications against the criteria in the nota. In contrast, a Kwaliteitsteam (Quality Team) is often established for large-scale (re)development projects to provide continuous guidance from the planning phase onward.
- Independence: Both bodies are independent and advise the College van B en W.
- Mandate: Quality teams steer projects based on a Beeldkwaliteitsplan or Kavelpaspoort (lot passport).
- Hardheidsclausule: In exceptional cases where the standard criteria lead to an incorrect assessment, the committee can fall back on Algemene welstandscriteria based on 'Architectural Quality' principles.
Frequently Asked Questions
Which areas in Almere are exempt from aesthetic review?
Most residential and industrial areas are designated as welstandsvrij, though advertising and the Excessenregeling still apply in these zones.
What is an Etalagegebied in Almere?
An Etalagegebied is a unique development zone, such as Duin or Floriade, where a Kwaliteitsteam provides intensive aesthetic guidance during the construction phase.
Do I need a permit for advertising in a welstandsvrij area?
Yes, advertising is always welstandsplichtig (subject to review) throughout Almere, regardless of the building's aesthetic status.
What are the rules for painting a house in the Regenboogbuurt?
Owners must adhere to the specific color codes listed in Tabel 1 and the online Kleurendatabase to maintain the neighborhood's collective identity.
When does a building along the main infrastructure require an aesthetic review?
Review is mandatory if the building is directly visible from the infrastructure and has a vertical surface area of at least 1000m² or a height of 20 meters.
What is the role of the Kavelpaspoort?
The Kavelpaspoort is a private-law agreement between the municipality and the user that sets binding rules for ground use and building volume.
Can the municipality force me to fix a building that has fallen into disrepair?
Yes, under the Excessenregeling, the municipality can intervene if a building shows severe decay that is clearly detrimental to the environment.
What happens if my building plan receives a negative advice from the committee?
The competent authority is not strictly required to refuse the permit but must provide a motivation if they choose to deviate from the negative advice for social or economic reasons.
