Notitie woningsplitsing binnen bestaand stedelijk gebied – Heeze-Leende Housing Splitting Policy
The Notitie woningsplitsing binnen bestaand stedelijk gebied is an official policy framework issued by the municipality of Heeze-Leende, Netherlands. Effective from December 28, 2022, this document establishes the criteria and procedures for the structural or functional division of a single existing dwelling into two or more independent residential units. The policy sits within a broader legal framework including the Bouwbesluit 2012, the Interim omgevingsverordening Noord-Brabant, and the local Woonvisie. It is initially implemented as a two-year pilot program to address the local demand for smaller, affordable housing units for one- or two-person households.
The scope of the policy is restricted to inbreidingslocaties (infill locations) within existing urban areas as defined by provincial spatial regulations. It governs the conversion of existing buildings to create social rental or social owner-occupied housing. The document provides precise definitions for Woningsplitsing, Huishouden (household), and Gebruiksoppervlakte (usable floor area) as per NEN 2580. It explicitly excludes Kamerbewoning (room rentals/boarding houses) and mandates that all new units must function as independent permanent residences with their own access and essential facilities such as a kitchen, bathroom, and toilet.
This policy note serves as a testing framework for the municipal intake team and the Board of Mayor and Aldermen to evaluate splitting applications that deviate from current zoning plans. It outlines 17 specific conditions covering building dimensions, heritage preservation, parking requirements, and community engagement protocols.
Core Definitions and Scope
The document defines the technical and legal boundaries for property division to ensure clarity for developers and property owners. Key terminology includes:
- Woningsplitsing: The architectural or functional division of one dwelling into multiple units, or the conversion of units into independent residences for separate households.
- Inbreidingslocatie: Locations within existing urban areas as designated on the Stedelijk gebied map of the Interim omgevingsverordening Noord-Brabant.
- Woning of wooneenheid: An independent part of a building with its own entrance and private facilities, including a toilet, bathroom, and kitchen with cooking equipment.
Technical and Spatial Conditions
To qualify for a permit under this policy, an application must meet rigorous spatial and technical standards to protect the local living environment and housing quality.
- Minimum Area: The original dwelling must have a minimum usable floor area of 130 m2. Each new resulting unit must have at least 50 m2 of usable floor area.
- Building Contours: Splitting is limited to a one-time creation of extra units within the existing contours of the main building as established in the zoning plan.
- Heritage Protection: Characteristic elements of landmark buildings, municipal monuments, or national monuments (rijksmonument) and their outbuildings must be preserved.
- Technical Compliance: Every new unit must comply with Bouwbesluit requirements regarding fire safety, structural integrity, noise insulation, and sustainability.
Social and Environmental Requirements
Beyond technical specifications, the policy enforces social housing quotas and neighborhood integration measures.
- Social Housing: The division must result in the addition of at least one social rental or social owner-occupied home, as defined by the Regionale Begrippenlijst Wonen Zuid-Oost Brabant.
- Parking and Traffic: Parking for cars and bicycles must be resolved on the property's own terrain in accordance with the Parkeervisie Heeze-Leende.
- Omgevingsdialoog: Applicants must conduct a dialogue with neighbors and submit a signed report of this process with their permit application.
- Planschade: The applicant is responsible for any planning damage claims and must sign an agreement to cover these costs.
Frequently Asked Questions
What is the minimum size required for the original house before it can be split?
The original dwelling must have a minimum usable floor area of 130 m2 as measured by NEN 2580 standards.
How small can the newly created apartments be in Heeze-Leende?
Each newly created dwelling unit must have a minimum usable floor area of 50 m2.
Is it allowed to split a house into student rooms or shared housing?
No, the policy explicitly excludes kamerbewoning (room rentals); it only allows for the creation of independent, self-contained residences.
Does every house split require the creation of social housing?
Yes, according to condition 4, the split must add one or more social rental or social owner-occupied homes to the local stock.
Can I expand the building's footprint to accommodate more units?
No, condition 2 states that splitting is restricted to the existing contours of the main building as defined in the current zoning plan.
What are the parking requirements for a divided property?
Parking for both cars and bicycles must be provided on the property's own land according to the local Parkeervisie, unless a municipal parking balance study justifies a deviation.
What is an 'omgevingsdialoog' in the context of this policy?
It is a mandatory consultation with neighbors regarding the splitting project, which must result in a signed report submitted with the application.
