Welstandsnota gemeente Emmen – Building Appearance Policy and Guidelines
The Welstandsnota gemeente Emmen, officially adopted on June 30, 2016, is the regulatory instrument used by the Municipality of Emmen to assess the aesthetic quality of building projects. This document serves as a revision of the 2010 policy, emphasizing a simplified approach under the motto loslaten wat kan, regelen wat er toe doet (release what is possible, regulate what matters). It functions within the legal framework of the Dutch Woningwet (Housing Act) and provides the criteria used by the municipal executive and independent advisors to evaluate permit applications (omgevingsvergunning voor het bouwen).
The policy covers various regulatory domains, including architectural style, material usage, color schemes, and the spatial relationship between buildings and their surroundings. It establishes three distinct levels of ambition: Niveau welstandsvrij (no aesthetic review), Niveau welstandsluw (basic structural review), and Niveau hoog (detailed architectural review). The document is structured into chapters covering SNELTOETS criteria for small-scale objects, area-specific descriptions for villages and residential districts, and specialized guidelines for monuments and protected village views such as Westenesch and Schoonebeek.
Professional users, including architects and developers, can utilize this document to determine which specific aesthetic requirements apply to a site based on the Welstandskaart (Appendix 4). It defines objective criteria for common additions like dormers and extensions while maintaining a fallback on Algemene criteria (General criteria) for unique architectural designs or complex spatial transformations.
Assessment Levels and Ambition
The municipality categorizes its territory into three levels of aesthetic oversight to balance individual freedom with the protection of shared spatial quality.
- Niveau welstandsvrij: Applies to internal areas of industrial estates, sports facilities, and recreation parks where no aesthetic assessment is required.
- Niveau welstandsluw: Focuses on the main structures and front-facing facades in residential areas and the countryside, assessing coherence with the streetscape rather than details.
- Niveau hoog: Reserved for village centers, shopping zones, monumental structures, and important arterial roads where all sides of a building are considered image-defining.
SNELTOETS Criteria for Small Objects
Chapter 2 provides uniform, objective criteria for frequently occurring small-scale constructions to facilitate a faster permit process.
- Dakkapellen (Dormers): Maximum height of 1.75 meters measured from the base to the top of the fascia. Width must not exceed 50% of the roof surface width.
- Aan- en uitbouwen (Extensions): Must be subordinate to the main building, with a gutter height no more than 0.3 meters above the first-floor level of the main structure.
- Erfscheidingen (Fences): Fencing bordering public space should ideally be at least 50% open or integrated with greenery. Concrete retaining walls and steel sheet piling are prohibited.
- Zonnecollectoren (Solar panels): On sloped roofs, panels must follow the roof pitch and be placed in a linear arrangement; on flat roofs, they must be set back at least 1 meter from the edge.
Regional and Heritage Protection
Specialized criteria apply to areas with high cultural-historical value, ensuring that new developments do not detract from the identity of traditional Drenthe settlements.
- Esdorpen (Green villages): Requirements for villages like Noordbarge and Weerdinge focus on preserving the 'open brink' structure and traditional farmhouse typologies.
- Beschermde dorpsgezichten: High ambition levels for Westerse Bos, Oosterse Bos, and Westenesch, where street patterns and building proportions are strictly protected.
- Wederopbouwwijken: Specific recognition of post-war districts like Angelslo and Emmerhout as valuable 'green city' developments with unique ensemble values.
Excessenregeling (Extreme Deviations)
The municipality maintains an Excessenregeling (Chapter 6) to intervene in cases where a building's appearance is in serious conflict with reasonable aesthetic requirements.
- Applies to all buildings, including those otherwise exempt from regular aesthetic review.
- Criteria for intervention include poor maintenance, use of impoverished materials, or the application of excessively clashing colors.
- Intervention occurs when the visual disturbance is evident even to non-experts and damages the spatial quality of the area.
Frequently Asked Questions
What is the maximum width for a dormer in Emmen?
According to the SNELTOETS criteria, a dormer on a front or side facade facing public space may have a maximum width of 50% of the roof surface width.
Which areas in Emmen are exempt from aesthetic review?
Internal areas of industrial estates, sports grounds, recreation parks, and the De Ark mobile home center are designated as 'welstandsvrij'.
Are there specific rules for solar panels on flat roofs?
Yes, solar panels on flat roofs should not be placed directly at the roof edge but must be set back approximately 1 meter to minimize visual impact from the street.
What aesthetic level applies to monuments in Emmen?
All designated national, provincial, and municipal monuments are subject to 'Niveau hoog' (High level) assessment, regardless of the zone they are located in.
Can I build an extension that is wider than the main house?
No, the criteria specify that an addition or extension must be subordinate to the main building and should not exceed 50% of the width of the main building mass.
What does 'Zicht is Plicht' mean in this policy?
It refers to the principle that property owners have a responsibility regarding the appearance of facades visible from the public domain to ensure collective spatial quality.
How are retail signs (reclame) regulated in shopping centers?
Retailers are generally permitted one perpendicular and one parallel sign per 10 meters of facade, with parallel signs limited to 70% of the storefront width.
What happens if a building project is located in a BKP area?
If a Beeldkwaliteitplan (BKP) is active, its specific criteria replace or supplement the general Welstandsnota for that specific development zone.
