Beleidsregel voor woningsplitsing binnen de bebouwde kom De Wolden – Housing Subdivision Guidelines
The Beleidsregel voor woningsplitsing binnen de bebouwde kom De Wolden is a municipal regulatory framework established by the College van burgemeester en wethouders of the Gemeente De Wolden, Netherlands. Effective from June 2, 2022, this policy serves as a statutory guideline under Artikel 4:81 of the Algemene wet bestuursrecht (General Administrative Law Act). It provides the specific criteria used to assess applications for an omgevingsvergunning (environmental permit) regarding the subdivision of existing residential properties into multiple units.
The regulation is designed to address quantitative housing shortages and facilitate the transformation of existing housing stock to meet qualitative demands, such as pre-mantelzorg (pre-care) housing needs. Its scope is strictly limited to the bebouwde kom (built-up area) of the municipality. The document defines essential technical and legal terms, including zelfstandige woonruimte (independent living space), gebruiksoppervlakte (usable floor area) per NEN 2580 standards, and hoofdgebouw (main building).
By outlining specific spatial and functional requirements, the policy ensures that housing subdivision contributes to the local housing supply without compromising urban quality or historical values. The following sections detail the assessment criteria and definitions required for compliance in De Wolden.
Legal Definitions and Terminology
The policy establishes specific definitions under Artikel 1 to ensure consistent application of the rules during the permit process:
- Woningsplitsing: The architectural or functional subdivision of a single dwelling into two or more separate residential units.
- Zelfstandige woonruimte: A living space with its own entrance that can be inhabited by a single household without dependence on essential facilities outside of that unit.
- Bebouwde kom: Areas characterized by continuous buildings primarily serving residential and living functions.
- Bedrijfswoning: A dwelling integrated into or near a building or site intended for a person whose presence is necessary for the function of that building or site.
Assessment Criteria for Permits
Under Artikel 3, the municipal authorities evaluate applications based on eight specific conditions to ensure a good spatial planning outcome:
- The building to be split must be a dwelling, specifically excluding bedrijfswoningen or recreatiewoningen (recreation houses).
- The subdivision must occur within the hoofdgebouw (main building).
- Each newly created unit must constitute an independent living space with its own entrance.
- A minimum gebruiksoppervlakte (usable floor area) of 55 m2 is required for every individual unit after splitting.
- Applicants must provide at least 2 parking spaces per dwelling on their own property.
Spatial and Environmental Quality
In addition to technical dimensions, the regulation protects the surrounding environment and municipal heritage:
- The subdivision must not lead to a disproportionate erosion of ruimtelijke kwaliteit (spatial quality), stedebouwkundige kwaliteit (urban design quality), or cultuurhistorische waarden (cultural-historical values).
- There must be no environmental obstructions (milieubelemmeringen) affecting surrounding lands.
- The addition of new units must align with existing municipal housing stock policies.
Frequently Asked Questions
What is the minimum size for a subdivided apartment in De Wolden?
According to Artikel 3, each individual unit created through subdivision must have a minimum usable floor area (gebruiksoppervlakte) of at least 55 m2.
Are recreation houses eligible for subdivision under this policy?
No, the regulation explicitly states in Artikel 3, paragraph 1, that the building to be split cannot be a recreatiewoning (recreation house) or a bedrijfswoning (business dwelling).
How many parking spaces are required for a subdivided home?
The policy requires a minimum of 2 parking spaces per dwelling, which must be provided on the property's own ground.
Can I split an outbuilding into a separate house?
No, Artikel 3, paragraph 2, stipulates that the dwelling to be subdivided must be the hoofdgebouw (main building).
Does this policy apply to houses in rural areas?
This specific policy is only applicable to residential properties located within the bebouwde kom (built-up area) of the municipality of De Wolden.
How is the floor area of a subdivided unit calculated?
The usable floor area (gebruiksoppervlakte) must be determined in accordance with the NEN 2580 standard.
