rules and regulations For both the Schoonschip site and the De Ceuvel site, several spatial and environmental building restrictions are posed on the site. The Cleantech Playground must navigate rules and regulations for two different building types and from varying sources of decisionmaking bodies. The broad scope of this project including businesses (De Ceuvel), housing (Schoonschip), and decentralized utility provisions. This makes the identification and understanding of relevant laws a complex task. The pioneering work on green technology means that many of the usual laws for construction may be ill-equipped to regulate these aspects envisioned by this project. For the benefit of the project, we look at the rules and regulations in separate blocks; building regulations for floating houses and regulations on the application of green technologies. The first difficulty when it comes to the juridical status of floating structures in their ambiguous position in the law, where they could be considered as either boats or houses. All floating structures which hold more than one house are considered as separate non-building construction entities, while if there is only one house it could be considered a building. This should be taken into consideration as part of the Schoonschip group will have shared pontoons while others will have a individual pontoon. There are specific regulations for building multiple houses on one pontoon, theses are in the construction laws and are similar to the regulations for constructing on land. A jetty is generally classified as a non-building construction (bouwwerk geen gebouw zijnde). A jetty should function as a communal traffic space; escape route for the households connected to it. However they can be put in by the municipality, making it a public space, or by the private developers, making it a private space, in this case as part of the tendering process, and in light of the plans for the Utility system the Jetty’s will be part of the private infrastructure. The vast majority of rules affecting Schoonschip has the character of a barrier, however due to its piloting nature Schoonschip can take advantage of a) opportunities for subsidies and b) imprecise laws that can be circumvented and c) inexistent regulation due to reac110 / 146 tive law-making. The majority of rules affecting Schoonschip is set at a decentralized level and these rules a) better reflect local peculiarities, and b) are considered by experts as more modifiable due to a higher approachability of the rule-making institution. MAIN SITE REQUIREMENTS › › cape route (VROM, 2010). Construction law indicates that any separate fire/smoke unit (house) must have at least 2 smoke-free escape routes (VROM, 2010). › › Construction border: buildings should be built within the building boundary. Lines of sight: between the buildings there should be at least four lines of sight of a width of each at least 15 m to be achieved as far as possible with a uniform distribution. Sight lines are clear of obstructions and buildings, except scaffolding for access to the homes. › Water surface: within the area built upon, at least 35% of the surface is free from any building, obstacles or scaffolding. › Water Housings; Must comply with the building regulations. › › Quays: minimum width is 3 meters and the cables and lines are taken within this. The quays are not closed. › › Construction height: the maximum height of the housings is 7.5 meters from the water surface. Building is ‘welstandsvrij’, meaning that the municipality doesn’t test the building plans on test for reasonable demands of ‘welstand’, but leaves it over to the initiator of the building plans. › › Environment: No leachable materials may be applied. Minimum distance between the bottom of the houses and the water soil is 40 cm. BUILDING CODE AND SAFETY Construction law does not consider using the water as an escape route either through a boat or by swimming as an acceptable esConnection to the edge: a maximum of 5 connections of quays to the main land. › The law states that the escape route should lead to a safe adjacent plot and from there towards a public road. In this case the jetty could be considered one escape route as it does not form part of the unit. (article 2.92-2.94 of use of materials) If the project developer does not register the jetty as an adjacent plot then it’s considered a construction non-building (bouwwerk geen gebouw zijnde) with a communal traffic space/ escape-route for the community. In that case the same demands count as those set for protecting smoke-free escape-routes. Furthermore it’s not clear how such jettys with dead-ends would have to deal with the regulations, optional solutions can be implemented Article 2.156 demands that there be two separate smoke-free escape routes for every housing unit. In the case of floating houses the two escape routes can be on the same jetty but they have to be separated by 30 minute from each other (article 2.58 lid. 1) or by a fireproof wall, or a mixture of both. The municipality has the duty to offer emergency services (such as fire-department) within reach of the community. Article 2.5.3 of the model guidelines for building (model bouwverordening) states a maximum distance of 10 meters between the access point to the jetty and the public road. The fire-department has the capacity to deal with a maximum distance of 40 meters. In case of longer distance arrangements can be made with the municipality and fire fighting department to set some firefighting instruments on the jetty or within the community. The building-code does not ask for a fence around the jetty or houses if the distance from the water is less than 1 meter or at access points to the water. The building-code asks for at least one access point for wheelchairs in each house. The model guidelines for build Pagina 109
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