INTERVIEW ON THE LANDING PLAN
may 2020
MARTIJN FOPPEN, ARCHITECT AND PROJECTLEIDER @XS SINCE 2009
‘THE MOST FUN PLANS ARE THE UNEXPECTED ONES’
When a client engages XS architects, the zoning plan of the municipality in which the building plan is located must always be taken into account. All kinds of rules are laid down in this zoning plan. From building regulations (height, depth, surfaces, distances) to green areas, from archaeological requirements to water quality regulations, from noise requirements to road safety regulations, nitrogen requirements, technical infrastructure, environmental zoning, et cetera. Some zoning plans are quite sketchy, some plans are very extensive. Every building plan must meet the zoning requirements. Martijn is questioned about the collaboration between XS, the client, the urban planner and external offices when applying for building permits.
WHEN IS XS CONCERNED WITH THE MUNICIPAL LANDING/ZONING PLAN?
Always. Both in the construction or renovation of a home for a private client, and in the construction of, for example, a catering building for a professional client.
BESIDES MUNICIPAL REQUIREMENTS, A THERE ALSO PROVINCIAL OR NATIONAL REQUIREMENTS?
Indeed they may be. For example, there is a national Structural Vision Infrastructure & Spatial Plan. Or there can be an Environmental Vision of a province, which states core values of the province that construction plans must conform to. A lot to keep in mind.
CAN YOU EXPLAIN HOW XS IS INVOLVED IN BUILDING PLANS, WHEN THERE IS A NEW PLOT OF LAND ON WHICH, FOR EXAMPLE, A HOSPITALITY BUILDING IS NEEDED?
There are several options here. XS is usually approached by the client with the proposal to design a catering building on a specific piece land. The owner/ developer to which the land belongs, has direct contact with the catering entrepreneur to give them some time to investigate whether or not it is profitable to build there.
Then XS comes into the picture. Is the plot of land large and interesting enough for the relevant catering establishment? What about the approach routes? Is there enough room for a Drive-Through? Is there room for a terrace? Is there enough parking space? Where is the most ideal location to position the building? And… very important: does the intended building plan comply with the zoning plan?
WHO ASSESSES IF THE PLAN COMPLIES WITH THE APPLICATION PLAN?
We do, basically. Certainly if the zoning plan does not have any unusual requirements and the planned building does not appear to cause any major problems. But sometimes, for example, additional studies have to be carried out about the impact noise pollution or traffic might have, or archaeological requirements are imposed. In that case, one or more external agencies will be engaged to conduct these investigations. The results are then included in the decision to buy or rent the land, and at a later stage in the municipal permit application.
WHAT HAPPENS IF THE PLAN DOES NOT MATCH/MEET THE LANDING PLAN?
If XS concludes during the first assessment that the plan does not fit within the applicable zoning plan, there are three options. One: quit. Two: adjust the plan so that it still fits within the zoning plan. Three: request that the municipality adapt the zoning plan to suit the desired building plans. This choice is ultimately made by the client, often in consultation with the seller of the land. The aspect of time plays an important role in this choice, because adapting the zoning plan takes a lot of time (at least six months, but this can be up to a year). The turnover expectation at the location in question also plays a major role (‘are we willing to do this?’). Good cooperation with the municipality is important when deciding to initiate changes to the zoning plan. Does the municipality have confidence in the building plans? And do they trust the client and architect? Do the building plans even have added value for the municipality? The process of adapting the zoning plan requires an external agency in connection with the many specific requirements that are imposed on this and the investigations that have to be carried out in the field of the environment, traffic, noise, etc. Such an office is, for example, an office for spatial planning. XS manages this agency based on its expertise, but the client or the owner of the land is the one who pays.
DOES XS WORK OUT THE ENTIRE BUILDING DESIGN DIRECTLY, OR IS THERE AN INTERMEDIATE STEP?
An estimate is always made here based on the policy of the municipality, the nature of the construction plan and possible areas of conflict when checking against the zoning plan. Sometimes XS first makes a rough draft of the construction plan and sends it to the municipality. The question is then whether we have interpreted the zoning plan correctly. It is also possible that consultation with the traffic or archeology departments is necessary. Only then will we develop the design further. Every now and then, the design can be fully developed from the onset and a permit applied for.
WHEN DOES XS COME IN CONTACT WITH AN URBAN PLANNER?
An urban planner comes into the picture with larger construction plans for several buildings (area development). Sometimes such a building plan has already been prepared by the (project) developer and municipal urban planner and XS only needs to ‘fine-tune’ the building plan. Other times XS makes such a building plan themselves, and then has contact with the municipal urban planner.
WHAT DO YOU DISCOVER IN THE DIVISON OF ROLES AND THE COMMUNICATION WITH THE CLIENT, THE MUNICIPALITY AND EXTERNAL OFFICES? WHAT TAKES MOST TIME AND ENERGY?
Two things. If a municipality actually does not like the building plans, but is not sufficiently clear about this and still initiates the procedure for adjusting the zoning plan, we notice that it often becomes a very difficult and lengthy process. Gradually, points are always found that do not meet the requirements and that need to be adjusted, and in the end everything takes longer and frustrations on both sides increase. In the collaboration between the client, XS and external agencies, it is sometimes difficult for XS to manage the external agency. These agencies often indicate that all kinds of expensive investigations have to be done and leave it up to XS has to communicate this with the client, who usually does not understand why all these investigations are even necessary. Then it sometimes feels as if you are in the middle of a division between two parties. For this reason good, clear communication helps!
WHAT IS THE IDEAL SITUATION IN YOUR EXPERIENCE?
Due to the great diversity of designs and locations, there is no ideal situation. But this one can be made. The best plans to work on are mainly the unusual ones; those in which it initially seems impossible to accommodate the wishes of the client within the frameworks of the zoning plan. These projects require a kind of analytical creativity. Trying out many variants, researching and discarding them until the ideal situation for the client has been found. The added value of XS always emerges in the solutions found here!
