Q&A Residents Evening
After the realization of the first phase of the Drenkeling area development, the former municipality of Westvoorne started planning the second phase. On June 9, 2021, the municipality published the preliminary zoning plan to collect responses from involved parties and residents. In addition, the municipality held an information evening on June 29, 2021. In this Q&A you will find the answers to the questions asked.
Zoning plan and planning
This is a preliminary draft that you can comment on, but not much has been indicated for this part. Will this come later?
It is indeed a global zoning plan. It is not precisely indicated where the various homes and parking spaces and such will be. That is why the rules are important. Because they state what is in the yellow spots on the Map may be built. We often work with more detailed plans, but for larger new construction sites this is a common procedure.
From where is the maximum height for buildings measured?
Answer: The preliminary zoning plan indicates the maximum building height within the plan. The maximum height is measured from the so-called ground level. At the location in question, former Swinshoek, this is the ground where the building will be located. So not the nearby elevated road.
Is there strict enforcement when implementing height accents?
Answer: In order to ensure that the developing parties adhere to the maximum building height, this is formulated as well as possible in the draft zoning plan. The municipality will then ensure that this height is not exceeded during the construction phase. The method of measuring is included in the rules of the zoning plan.
Has the municipality allowed an additional building layer at the former Swinshoek in order to exchange the land for the new development with the current owner?
Answer: No, the municipality is negotiating with all market parties about the development locations they own. These negotiations are still ongoing and the former municipality of Westvoorne is trying to make similar agreements with all market parties. The municipality is not allowing an additional building layer to enable a land swap.
Why does the preliminary draft Bp deviate so much from Drenkeling's vision from 2016?
Answer: The previous Drenkeling vision indeed deviates greatly from the presented plans and the preliminary draft zoning plan. This is because the regional need for housing has increased considerably. In the past, the region has allocated a relatively low housing construction quota to the former municipality of Westvoorne. Since 2020, this quota has been increased and the municipality will have to use all construction sites to meet the region's housing needs.
Are consultations being held with the region and are all locations within the region being considered for housing construction?
Answer: Yes, the Netherlands is divided into different regions, the provinces indicate in their spatial policy how many homes each region may realize. Municipalities work together to jointly fulfill the regional housing need.
When will the homes be completed?
Answer: There are still too many uncertainties at the moment to maintain an exact schedule. As an indication, the former municipality of Westvoorne aims to establish the zoning plan in early 2022, after which construction can start. The first homes could then be built in the autumn of 2023.
How does the municipality deal with planning damage?
Answer: In the case of area development, there may be planning damage if surrounding plots suffer financial loss due to a change of destination. The municipality will have an independent party investigate whether there is planning damage in this area development. If there is indeed planning damage, this will be compensated upon request.
Has a risk analysis been carried out and what are the greatest risks?
Answer: We are still in the early stages of area development. Various studies are being conducted into possibilities and limiting risks.
Why have no designs been shared for Swinshoek yet, because it has been indicated as a deviating location due to the height?
Why have no designs been shared for Swinshoek yet, because it has been indicated as a deviating location due to the height?
Answer: The municipality is currently still working on an urban development outline design for all sub-areas. There are no further elaborations yet.
Traffic
Why are 4 connections being created?
Answer: By constructing four access roads, traffic is well distributed and traffic safety is guaranteed. The municipality is also investigating whether all four access roads are necessary and what the noise effects are. These investigations are ongoing and will be processed for the draft zoning plan.
How are beachgoers who park in the area dealt with?
Answer: As in other parts of Rockanje, it is not the intention for beach guests to park in the neighborhoods. With the realization of Drenkeling, parking facilities will disappear. In other places, parking space will be added for sunny days.
How are beachgoers who park in the area dealt with?
Answer: As in other parts of Rockanje, it is not the intention for beach guests to park in the neighborhoods. With the realization of Drenkeling, parking facilities will disappear. In other places, parking space will be added for sunny days.
Will speed limiting measures be given due attention in the future situation?
Answer: Traffic safety is taken into account in the design of the access roads. Speed and space for pedestrians are also taken into account.
Vestalaan is very busy and a one-way street. How will you deal with this if even more people arrive?
Answer: Currently, Vestalaan is the one-way street and access road for Drenkeling phase 1. When phase 2 is realised, four new access roads will be added. Residents of Drenkeling phase 2 will not use Vestalaan in large numbers because they can leave the area directly via Duinrand and Korteweg.
Have the walking routes to the centre been properly examined to see whether they can handle the capacity and are safe?
Answer: The municipality will pay extra attention to this during the traffic study. For the time being, however, the municipality does not see any conflicts arising and the walking and cycling routes are both safe and large enough to provide access to all additional homes
Urban design
Why is a height accent only allowed on the Swinshoek?
Answer: The former Swinshoek location has been built on in the past. This part of the plan is also within the existing village and city boundaries. That is why the municipality has chosen to place a height accent at this location. In terms of urban development, a somewhat larger building also fits this location and the municipality can thus provide for various housing needs.
Can the road north of Vestahof still be relocated, given the proximity of existing homes?
Answer: The access road north of the Vestahof is deliberately shown at this location. We know that the road is relatively close to the homes of the Vestahof, but there is room for a good transition from public to private. For example, there is a waterway between the road and the Vestahof.
Can the road north of Vestahof still be relocated, given the proximity of existing homes?
Answer: The access road north of the Vestahof is deliberately shown at this location. We know that the road is relatively close to the homes of the Vestahof, but there is room for a good transition from public to private. For example, there is a waterway between the road and the Vestahof.
What kind of use is shown on the south side of the former Swinshoek?
Answer: In the drawing on the presentation, 6 lots are shown at this location. These lots are intended for housing construction, specifically patio homes. These are homes with an inner garden, due to the relatively unknown type of home, this location needs to be further developed before the subdivision can be presented properly. So there will be six homes.
Why is the current event site being moved and not removed?
Answer: The current event site is used for both events and additional parking facilities for the football club. The municipality also finds it important that Rockanje has an event location and these two functions are also combined in the new event site.
Why is there a need for a central country house, is this a prestige project of the municipality?
Answer: The central country house is a landmark for the neighbourhood. In this way, the country house gives identity and recognisability to the new residential area, but it is not a prestige project of the municipality.
Can the central building be replaced by a park with public greenery?
Answer: For the housing needs of the region it is important to realize sufficient housing in a good way on all building sites in the region. In addition, there is also a demand for apartments, this location can provide for that housing need.
Will there still be enough greenery in public spaces?
Answer: This is a point of attention for the municipality. We will investigate whether we can realize even more public green in the street profiles and the central green/blue shell.
How are trees to be felled handled?
Answer: The municipality finds it important to preserve nature where possible and to see if trees can remain if possible. Trees that are really in the way are uprooted and replaced or relocated as much as possible.
Will there also be provision for starter homes?
Answer: De Drenkeling is being developed as a new residential area where various typologies, price ranges and housing needs are met. This of course also includes starter homes, but also vacant lots, terraced houses and apartments.
What are the new lot sizes?
Answer: The urban development outline design gives an indication of a possible parcelisation. However, it is still too early to indicate how large all the (free) plots in the area will be.
How is sustainability guaranteed in the second phase of the Drenkeling?
Answer: Just like in phase 1, the municipality finds sustainability very important. The plan must of course comply with the building code (i.e. gas-free) and be climate-proof. The municipality is therefore also creating a significant amount of surface water centrally in the area.
Will the houses become NOM? (Zero on the meter)
Answer: As previously stated, the municipality finds sustainability very important. Not all homes can be realized NOM because homes must also be affordable. There will be NOM homes and the other homes will of course all be gas-free and will comply with the building code.
There is talk of heights of max. 11m and 14m. Are these eaves heights or ridge heights?
The northern part of the plan has an eaves height of 6 and a ridge height of 11 meters. A building may be 11 meters high, but it must have a roof so that the gutter of the roof is no higher than 6 meters. For the middle part, the maximum gutter and ridge height is 11 meters. The building may be 11 meters high and that may be with a flat roof. Only a part of the area on the side of the Duinrand has a maximum gutter height of 11 and a ridge height of 14 meters.
It has been said that the existing 2-layer 'flats' will remain. What will happen to them? If they remain like this for now, what will apply later?
These will indeed remain. There are no plans to build new buildings, but a renovation is planned. As it is now in the preliminary design, it is possible to replace the homes later with a building of 11 meters high. That is not the intention and an error in our preliminary design.