Woonvisie Den Haag 2040: Wonen in een Stad in Balans – The Hague's Housing Strategy and Building Regulations
The Woonvisie Den Haag 2040: Wonen in een Stad in Balans is the official housing statute issued by the Gemeente 's-Gravenhage (Municipality of The Hague). This municipal ordinance replaces the previous 2017-2030 vision and sets the regulatory framework for residential development, building quality, and social equity through 2040. It operates within the broader legal context of the Woningwet (Housing Act) and the forthcoming Wet versterking regie volkshuisvesting (Act on Strengthening Governance of Public Housing), which transitions the document's legal status toward the Omgevingswet (Environment Act) framework.
The document governs multiple regulatory domains including affordable construction, the optimization of existing building stock, and environmental sustainability standards. It establishes concrete development targets for the three primary expansion zones: the Binckhorst, the Central Innovation District (CID), and Den Haag Zuidwest. Key structural elements include detailed Gebiedsprofielen (Area Profiles) for the city's eight districts, a defined list of Aandachtsgroepen (Priority Groups), and the introduction of the Haagse Basiskwaliteit (The Hague Basic Quality), a mandatory quality standard for all residential units. The vision integrates strategies for optoppen (vertical expansion), unit splitting, and the transformation of vacant commercial assets into residential use.
The following sections outline the technical requirements for new developments, energy performance mandates, and the municipal agenda for achieving a balanced housing market by 2040.
New Construction and Affordability Norms
The municipality aims to add 4,000 dwellings per year until 2030. To combat segregation and ensure accessibility, new developments must adhere to strict affordability programming percentages.
- Affordable Segment Target: A minimum of 70% (striving for 80%) of units in any new project must be in the affordable segment.
- Social Housing Ratio: Projects must include 30% social rent (sociale huur), with housing corporations given right of first refusal.
- Middle-Market Ratio: 50% of projects are reserved for middle-rent (middenhuur) and affordable owner-occupied dwellings.
- Area Specifics: In the CID, the requirement is 30% social and 40% affordable buy or middle-rent.
- Vital Professions: The city aims to allocate 75 units annually specifically for teachers, police officers, and healthcare professionals.
Haagse Basiskwaliteit and Sustainability
The Haagse Basiskwaliteit establishes a uniform quality standard that all homes in The Hague must meet by 2040. This encompasses energy use, health, and safety regulations.
- Energy Label Phase-out: Dwellings with energy labels E, F, or G must be phased out and improved by 2030 (by 2028 for housing corporations).
- Clean Energy: Requirements include transition from natural gas to sustainable heat sources, such as geothermie (geothermal) and heat pumps.
- Health Standards: Mandatory removal of lead piping (loden leidingen) and asbestos, alongside improved ventilation to prevent mold and moisture.
- Safety: Compliance with NEN 2767 maintenance methodologies and national smoke detector mandates effective from July 2022.
Optimizing Existing Building Stock
To maximize space in a dense urban environment, the municipality prioritizes the intensification of current residential and commercial structures.
- Optoppen: Adding new floors to existing buildings to increase unit count without expanding the footprint.
- Splitsen: Facilitating the architectural splitting of large single-family homes into multiple smaller units.
- Transformation: Converting vacant offices and spaces above shops into residential dwellings, particularly in declining retail zones like Paul Krugerlaan.
- Hospitawaardig: Relaxing rules for room rentals and live-in landlords (hospitaverhuur) to accommodate students and priority groups.
Area-Based Strategies and District Profiles
The document provides specific mandates for each of the eight districts to correct current imbalances in housing distribution.
- District Escamp: Focus on the Nationaal Programma Zuidwest, targeting the improvement of 8,500 units and the addition of 10,000 new dwellings.
- District Scheveningen: High priority for adding social housing in all neighborhoods except Duindorp and Scheveningen-Dorp.
- District Laak: Intensive enforcement against bad landlordship (slecht verhuurderschap) and illegal overcrowding, alongside the development of the Binckhorst.
- District Centrum: Focus on high-density living within the CID and protecting the historical quality of pre-war neighborhoods.
Frequently Asked Questions
What is the annual target for new housing in Den Haag?
The municipality aims to add 4,000 dwellings per year through 2030, combining new builds and optimizations of the existing stock.
What percentage of new projects must be social housing?
Standard projects must include at least 30% social housing, which is prioritized for housing corporations.
By when must energy labels E, F, and G be removed?
All such labels must be improved by 2030 for private owners and by 2028 for housing corporations.
What is the 'Haagse Basiskwaliteit'?
It is a set of six guidelines ensuring all homes are energy-efficient, gas-free, protected from noise, and free from health hazards like lead or mold.
Are there special housing rules for teachers and nurses in Den Haag?
Yes, the municipality has an ambition to make 75 units per year available for 'vital professions' including teachers, police, and healthcare workers.
Which areas are the main focus for large-scale development?
The primary development zones are the Binckhorst, the Central Innovation District (CID), and Den Haag Zuidwest.
How does the city plan to use existing buildings better?
The strategy includes vertical expansion (optoppen), unit splitting (splitsen), and transforming vacant commercial properties into homes.
