Spatial Implementation Plan and regulations for residential areas outside the village centres of Holsbeek
Holsbeek combines attractive village centres with open landscapes, ribbon development and dispersed residential areas. To better guide future housing developments, the municipality commissioned two spatial implementation plans: one for its residential centres and one for the surrounding residential areas. Sweco developed the latter, creating a legal and spatial framework that encourages the strengthening of village centres, limits additional land take and protects Holsbeek’s characteristic open views.
- Client
- Municipality of Holsbeek
- Location
- Holsbeek, Flemish Brabant
- Sweco scope
- Spatial planning, policy planning, preparation of a spatial implementation plan, scenario analysis and spatial regulations
From dispersed development to strong residential centres
Encouraging new housing close to amenities and well-connected locations requires a clear shift in the way land is developed. Developments in recent years have not been able to fully prevent further dispersed construction. At the same time, sufficient capacity remains within the existing residential centres to accommodate a significant share of future housing demand. The municipality of Holsbeek therefore developed two complementary spatial planning processes. Alongside a planning initiative focused on strengthening the village centres, there was a need for a clear vision for homes and building plots outside these centres. The Spatial Implementation Plan for residential areas outside the village centres, together with the associated urban planning regulations, brings both ambitions together and implements the Flemish construction shift at local level. The principle is clear: limit further fragmentation outside the centres and strengthen the qualities of the landscape.
Managing the residential land reserve outside the village centres
Like many municipalities in Flanders, Holsbeek still has a substantial reserve of residential land outside its village centres. Undeveloped plots remain available along serviced roads, while large parcels and existing homes provide opportunities for subdivision, residential developments or replacement by apartment buildings. If these opportunities are used without a clear spatial strategy, development risks becoming increasingly dispersed. This leads to additional land take and may compromise valuable landscapes and characteristic open views. In a rural municipality such as Holsbeek, these views play an important role in defining the area’s identity and quality of life. The Spatial Implementation Plan and the accompanying urban planning regulations therefore had to define not only where new housing is desirable, but also under which conditions development outside the residential centres may continue. Combining both planning instruments provides Holsbeek with greater long-term planning flexibility.
Multiple scenarios as the foundation of the plan
As part of the preliminary study initiated through the strategic Regionet project, several scenarios were assessed at an intermunicipal level to limit development outside the village centres. The study examined potential restrictions on housing density as well as the full or partial rezoning of undeveloped residential land. Following the analysis and stakeholder consultations, a scenario was selected that limits housing opportunities outside the centres without immediately rezoning existing plots. The focus is on maintaining low-density development and preventing further subdivision of residential parcels. Under this scenario, the following principles apply outside the designated residential centres:
- undeveloped plots along serviced roads may, in principle, accommodate a maximum of one dwelling;
- existing developed plots may not be further subdivided to create additional dwellings;
- existing homes may not be subdivided or replaced by multi-family residential buildings;
- additional differentiation remains possible where justified by the local spatial context.
This approach significantly reduces the potential housing supply outside the village centres and prevents the gradual encroachment of development into valuable open space.
From spatial vision to implementable policy
The strength of this project lies in translating a broad policy objective into concrete and legally applicable regulations. The construction shift can only achieve real impact when local authorities have the appropriate instruments to guide new developments in a targeted and effective manner.