Welstandsnota Borger-Odoorn 2013 – Building Quality and Aesthetics Policy
The Welstandsnota Borger-Odoorn 2013 is the official regulatory framework for the aesthetic assessment of building plans within the municipality of Borger-Odoorn, Netherlands. Issued by the municipal council, this document updates the 2009 policy to align with the Wet algemene bepalingen omgevingsrecht (Wabo) and the Besluit omgevingsrecht (Bor). It establishes the criteria used by the Welstandscommissie and the rayonarchitect to advise the municipal executive on whether a proposed construction project meets the required standards of architectural and spatial quality.
The policy categorizes the municipal territory into specific landscape types and zones, including the Esdorpenlandschap, Randveenlandschap, and Veenkoloniaal landschap. It defines regulatory requirements for various building categories, from residential developments and industrial estates to specific architectural objects such as traditional boerderijen (farmhouses). The document is structured into chapters covering existing spatial policies, procedural workflows, area-specific criteria, advertising regulations, and the excessenregeling (excesses policy) for addressing severe aesthetic violations.
Professional users can consult this document to determine the applicable aesthetic level for a specific plot, including identified welstandsvrij (aesthetics-exempt) zones and areas subject to a beeldkwaliteitsplan (visual quality plan). The following sections detail the specific criteria and procedures governing construction and advertising in Borger-Odoorn.
Landscape and Area-Specific Criteria
The municipality is divided into six distinct assessment areas based on historical development, landscape structure, and building typology. Each area has dedicated criteria focusing on spatial relationships, placement, and architectural form.
- Esdorpenlandschap - (historische) kernen: Focuses on the preservation of historical village cores like Borger, Exloo, and Odoorn, emphasizing green vistas and monumental farmhouses.
- Esdorpenlandschap: Covers expansions along exit roads and scattered buildings in the countryside, requiring a fixed voorgevelrooilijn (front facade building line).
- Randveenlandschap: Regulates linear settlements such as Buinerveen, characterized by the Oldambster farmhouse type and an open rural character.
- Veenkoloniaal landschap: Governs areas like Valthermond and Nieuw-Buinen, focusing on the characteristic double-ribbon development and the hierarchy between the village side and the land side.
- Planmatig ontworpen woongebieden: Applies to post-war residential neighborhoods, emphasizing project unity and alignment with surrounding materials and styles.
- Bedrijventerreinen: Regulates industrial estates, requiring representative office sections to face the street and prioritizing functionalist aesthetics.
Architectural Standards for Farmhouses (Boerderijen)
Special attention is given to the conservation and renovation of traditional farm types, primarily the Hallentype and Oldambstertype. The policy defines how these buildings must relate to the landscape and their internal yard organization.
- Yard Zoning: Recommends a strict division between the voorerf (ornamental front yard) and the achtererf (functional rear work area).
- Placement: New industrial buildings or stables should ideally be placed in line with the main building or behind the rear facade line.
- Form and Material: Extensions must match the existing roof shape and pitch. Dark, non-reflective materials are preferred for large surfaces, with white accents permitted for window frames.
- Conversion to Residential: When converting a farmhouse for living, the characteristic large baander doors must be respected, and the use of roof windows should be minimized.
Criteria for Advertising and Signage
The document provides strict limits on advertising based on the zone's primary function. Signage is expected to be an integrated part of the architectural concept rather than a visual disturbance.
- Residential Areas: Only one sign per street-facing facade is allowed for home-based businesses, with a maximum surface area of 0.50 m².
- Shopping Areas: Allows up to two signs per facade, which must not exceed the windowsill height of the first floor.
- Industrial Estates: Permits a maximum of two signs per facade on two different facades, or one freestanding pylon up to 4 meters high.
- Rural Areas (Buitengebied): Generally prohibited except for authorized businesses, where one sign of up to 2.5 m² on the building is permitted.
General Aesthetic Assessment Checklist
Regardless of the specific area, all building plans requiring a permit are tested against six universal quality principles defined in Chapter 6.1.
- Relationship to Use: The appearance must reflect the building's function and construction logic.
- Contribution to Context: The structure must positively impact the urban or rural environment.
- Cultural Reference: Architectural styles or historical references must be handled with care and craftsmanship.
- Clarity of Structure: The design should offer a clear visual hierarchy through symmetry, rhythm, or recognizable scales.
- Composition: A coherent system of proportions must be applied to volumes and facade divisions.
- Material and Color: These elements must support the overall design rather than serving purely decorative purposes.
Frequently Asked Questions
Which projects are subject to aesthetic assessment in Borger-Odoorn?
Only building plans that require a formal omgevingsvergunning (building permit) under the Wabo are tested by the aesthetics committee.
What is the role of the rayonarchitect?
The rayonarchitect acts as the primary contact point for the aesthetics committee and holds a consultation hour every two weeks at the town hall in Exloo to answer citizen questions.
What happens if a building plan does not meet the area-specific criteria?
The plan is then tested against the Algemene criteria (General criteria). If those are also not met, the application may be refused unless it qualifies as an exception.
Are there any areas exempt from building quality reviews?
Yes, specific zones such as recreational parks, green/sports areas, and cemeteries are designated as welstandsvrij (exempt from aesthetic review).
What is the 'excessenregeling'?
It is a legal instrument used to intervene after construction if a building (even a permit-free one) is found to be in gross violation of reasonable aesthetic standards, causing significant visual damage to the environment.
What is the maximum height for a signage pylon on an industrial site?
According to the criteria for industrial estates, a reclamezuil (signage pylon) may not exceed a height of 4 meters.
