Welstandsnota Gemeente Eemsmond 2016 – Spatial Quality & Building Regulations
The Welstandsnota Gemeente Eemsmond, adopted on October 13, 2016, serves as the municipal regulatory framework for the territory of the former municipality of Eemsmond, now part of Het Hogeland in the province of Groningen, Netherlands. This ordinance is legally based on Article 12a of the Woningwet (Housing Act). It establishes the criteria applied by the competent authority to judge whether the appearance and placement of a building project, for which an omgevingsvergunning (integrated environmental permit) is requested, conflicts with reasonable requirements of building aesthetics (welstand).
The document governs diverse regulatory domains including open landscapes, historical village centers, and industrial zones. It defines specific requirements for area types such as the Dijkenlandschap (dike landscape) and Wierdenlandschap (mound landscape), as well as architectural objects like the Oldambtster boerderij, Kop-hals-rompboerderij, Groninger dwarshuis, and Krimpenhuis. The note also incorporates the excessenregeling, a policy for addressing existing buildings that severely conflict with aesthetic standards, and a specific clause regarding aardbevingsbestendig bouwen (earthquake-resistant construction) necessitated by gas extraction in the North Groningen region.
Structured to provide clarity for architects, developers, and residents, the document details a procedure where the provincial advisory organization Libau provides independent expert advice. It includes specialized sections for minor building plans like dormers (dakkapellen) and signage, and references several Beeldkwaliteitsplannen (image quality plans) for development areas like Almersma in Uithuizen and De Laan-Zuid in Warffum.
Area-Specific Criteria (Gebiedscriteria)
The municipality is divided into specific zones based on development history, urban layout, and landscape. Each zone has distinct criteria for placement, massing, and materiality:
- Dijkenlandschap (1): Focuses on maintaining openness and large-scale North-South lot patterns. Agricultural buildings must maintain fixed proportions between the living area and the barn, typically forming a single volume.
- Wierdenlandschap (2): Characterized by irregular block patterns and compact village kernels. New developments must respect the transition between the built-up area and the open field.
- Oude kernen (3): Historic centers like Uithuizen and Uithuizermeeden require a 'respect' policy, maintaining existing building lines and traditional materials like red-brown brick and wooden window frames.
- Bebouwing langs uitvalswegen (4): Ribbon development along access roads where building styles from 1880 to the present are grouped by period.
- Eemshaven (13-14): Divided into East (Energy Park) and West sides. Industrial buildings are prioritized for functionality, though office sections must have a distinct identity.
Object-Specific Criteria for Traditional Farms
The document provides rigorous standards for characteristic farm types to preserve Groningen's agricultural heritage:
- Oldambtster boerderij: Defined by a single volume where the house and barn share a continuous ridge. The transition is marked by a narrowing known as the krimp.
- Kop-hals-rompboerderij: A three-part structure consisting of a head (house), neck (kitchen/milk room), and hull (barn). The house typically has a steeper roof pitch than the barn.
- Groninger dwarshuis: A 19th-century residence type placed parallel to the road, often featuring wolfseinden (clipped gables) and high degrees of ornamentation.
- Krimpenhuis: A sober, smaller version of the Oldambtster farm, often used for laborer housing, characterized by a single roof covering both living and working areas.
Minor Building Plans (Kleine bouwplannen)
Chapter 6 outlines standardized, measurable criteria for common small-scale projects to simplify the permit process through administrative handling:
- Dakkapellen (Dormers): Must be placed on roofs with a pitch of at least 45 degrees. They must be positioned at least 0.5 meters from the roof edges and sides.
- Bijbehorende bouwwerken: Extensions and outbuildings must be subordinate to the main building in mass and shape. They should generally feature a rectangular floor plan.
- Erfafscheidingen (Fences): Preferred materials include hedges (liguster, beech) or green-covered mesh. Plastic and steel fences are generally prohibited in prominent locations.
- Kozijnwijzigingen: Changes to windows and frames in front-facing facades must match original profiles within a 10% tolerance.
Earthquake and Excess Clauses
The note includes special provisions for the unique challenges of the Groningen region:
- Clausule gaswinning: The College of Mayor and Aldermen may deviate from aesthetic criteria to facilitate earthquake-resistant construction or the structural reinforcement of damaged buildings.
- Excessenregeling: This allows the municipality to intervene against buildings in a state of severe neglect or those that present an 'obvious' aesthetic conflict to non-experts. This includes extreme decay, constructual damage, or aggressive commercial signage.
Frequently Asked Questions
What is the legal basis for the Eemsmond Welstandsnota?
It is based on Article 12a of the Dutch Housing Act (Woningwet), which requires the municipal council to establish criteria for the aesthetic assessment of building projects.
Which organization provides aesthetic advice to the municipality?
The municipality uses the services of Libau, a provincial advisory organization that employs independent experts and a dedicated regional architect (rayonarchitect).
Are there specific rules for dormers on historic houses?
Yes, dormers must typically be placed on roof pitches of 45 degrees or more, be subordinate in size, and follow the 'trendsetter' height in a building block.
How does the municipality handle earthquake-resistant building requirements?
Chapter 10 contains a clause allowing the College of Mayor and Aldermen to deviate from standard aesthetic criteria if those criteria unreasonably hinder the safety or reinforcement of a building due to gas extraction effects.
What are the requirements for farm outbuildings in the Dijkenlandschap?
New barns should be placed behind the rear facade line of the main building, follow the main ridge direction, and use muted earth tones to match the landscape.
Can I use plastic window frames in a protected village view?
In areas like the Warffum protected village view, plastic frames are only permitted if their profiling and appearance accurately mimic traditional wooden frames.
