Policy for Roof Additions (RIS 180461) – The Hague Building Regulations
The Voorstel van het college inzake beleid dakopbouwen (RIS 180461) is a regulatory framework issued by the Dienst Stedelijke Ontwikkeling of the Gemeente Den Haag (The Hague). Originally published in June 2011, this document establishes a standardized assessment framework (maatwerktoetsingskader) for evaluating applications for roof additions on existing residential buildings. It serves as an interim policy for districts where updated zoning plans (bestemmingsplannen) are not yet in force and as a basis for the minor derogation rules (kruimelregeling) under the Wet algemene bepalingen omgevingsrecht (Wabo).
The scope of the policy is strictly limited to existing dwellings and does not apply to new-build projects. It governs the realization of an extra bouwlaag (additional floor), which may cover up to 100% of the roof surface depending on specific technical and spatial constraints. The framework covers several key districts including Benoordenhout, Bezuidenhout, Scheveningen, Statenkwartier, Regentessekwartier, and the Bloemenbuurt. Key regulatory domains include sunlight preservation, urban planning compatibility, architectural integration, and cultural heritage protection.
This document defines the technical parameters for the Haagse bezonningsnorm (sunlight norm) and the excessenregeling (excess regulation), which are used to prevent significant overshadowing of neighboring properties. It also details the transition from general policy to specific zoning designations used on planning maps.
The Haagse Bezonningsnorm (Sunlight Norm)
The primary technical requirement for any roof addition in The Hague is the preservation of sunlight for surrounding residents. The policy defines a specific threshold to balance the interest of the developer with the living conditions of neighbors.
- Minimum Duration: Facades must receive at least 2 hours of direct sunlight on the reference dates of February 19 and October 21.
- Measurement Height: The measurement point is located at 75 centimeters above ground level in the center of the facade.
- Combined Calculation: Sunlight hours on the front and rear facades may be added together to reach the 2-hour requirement.
- Existing Shortfall: If a dwelling already receives less than 2 hours of sun in its current state, the new roof addition must not cause any further decrease in sunlight.
Urban Planning and Heritage Criteria
Beyond sunlight, the municipality assesses applications based on stedenbouwkundige (urban planning) and cultuurhistorische (cultural-historical) grounds. These criteria determine if a street profile or building type can support an additional layer.
- Street Profiles: The street must be sufficiently wide to accommodate increased building height without compromising light entry or the height-to-width ratio.
- Ensemble Value: In areas with high architectural unity or protected cityscapes (beschermd stadsgezicht), additions may be restricted to preserve the original design.
- Roof Forms: Additions are most easily approved for flat roofs or shallow-pitched roofs (vlieringen); sloped roofs are considered but require more intensive assessment.
- Architecture: Specific architectural styles may necessitate building the addition flush with the existing front facade (opmetselen), as seen in the Bloemenbuurt.
Excessenregeling and Assessment Tiers
To prevent extreme cases of overshadowing, the policy includes an excessenregeling. This regulation targets situations where the absolute sunlight duration might still meet the 2-hour norm but the relative loss is disproportionately high.
- Excessive Loss Threshold: A loss of more than 50% of the current sunlight duration on the reference dates is considered an 'excess'.
- Mandatory Study: If a preliminary study suggests an excess loss, the municipality may impose additional requirements regarding the positioning and height of the volume.
- Optimization: In critical cases, the addition must be set back from the front or rear facade to guarantee the minimum sun requirement.
Zoning Designations and Permits
The policy is translated into specific designations on the municipal planning maps (plankaart) to provide legal certainty for property owners.
- [sba-dob(1)]: Indicates a specific building designation where a roof addition with a maximum height of 3.5 meters is permitted by right.
- [sba-dob2]: Indicates locations where an addition is possible but subject to additional requirements due to potential sunlight 'excesses'.
- Maximum Height: The standard maximum height for a roof addition under this framework is 3.5 meters.
Frequently Asked Questions
What is the minimum sunlight requirement for neighbors of a new roof addition?
Neighboring facades must receive at least 2 hours of sun on February 19 and October 21 at a height of 75cm.
What is the maximum permitted height for a roof addition in The Hague?
The policy generally allows for a maximum height of 3.5 meters for a roof addition.
Does this policy apply to new construction projects?
No, the policy explicitly states it only applies to roof additions on existing homes and not to new-build situations.
What happens if a house already has less than 2 hours of sunlight?
If the existing situation is already below the 2-hour threshold, the new addition is only permitted if it causes no further reduction in sunlight duration.
What is the 'excessenregeling' in The Hague building codes?
It is a rule preventing a sunlight reduction of more than 50% compared to the current situation, even if the 2-hour minimum is still met.
Is a sunlight study required for a roof addition permit?
For applications under the 'kruimelregeling' (minor derogations), the initiator must provide a sunlight study; for regular zoning plan updates, the municipality conducts the study.
