Beleidsregel inzake verzoeken voor woningsplitsing in de kernen – House Splitting Policy Heumen
The Beleidsregel inzake verzoeken voor woningsplitsing in de kernen is a municipal policy framework issued by the Burgemeester en wethouders van Heumen, Netherlands. Effective from February 21, 2020, this regulation governs the administrative handling of private requests for the subdivision of existing residential properties within the municipality's core areas. It operates under the legal authority of artikel 2.12, eerste lid, onder a, onder 2 of the Wet algemene bepalingen omgevingsrecht (Wabo) and artikel 4 of Bijlage II of the Besluit omgevingsrecht.
The policy aims to address the shortage of affordable housing for starters and seniors, as identified in the Woonvisie Heumen 2017. It establishes clear criteria for transforming single-family dwellings into multiple independent units, covering spatial requirements, technical compliance with the Bouwbesluit, and neighborhood impact. The document defines the specific conditions under which an omgevingsvergunning (environmental permit) may be granted for such projects, including mandatory consultation processes with surrounding residents.
This regulatory overview details the physical requirements for new units, parking obligations, and the specific geographic and structural exclusions that apply to house splitting within the municipality.
General Conditions for Residential Subdivision
Article 1 outlines the primary criteria that must be met for a residential subdivision request to be approved within the centers of Heumen.
- Splitting limit: Subdivision is restricted to a maximum of one additional residential unit.
- Minimum size: Each newly created unit must have a floor area of at least 30m2.
- Independent unit definition: A unit is considered independent only if it possesses its own entrance, kitchen, shower, and toilet.
- Access: The property must have adequate access to the public road system.
- Historical limit: A house may only be split once; previously subdivided properties are ineligible for further splitting.
Technical and Spatial Requirements
Subdivisions must comply with national and local technical standards to ensure safety and quality of life. This includes both horizontal and vertical splitting methods.
- Technical compliance: All projects must meet the requirements of the Bouwbesluit and the Bouwverordening, specifically regarding insulation, ventilation, and daylight entry.
- Parking standards: Parking should ideally be facilitated on private property. If not possible, applicants must demonstrate that public parking will not suffer from unacceptable pressure based on local parking norms.
- Vertical splitting: For vertical subdivisions, the plot must be large enough to accommodate sufficient (permit-free) storage space for both independent units.
- Environmental impact: The addition of a unit must not cause disproportionate negative effects on the surrounding environment.
Exclusions and Prohibitions
Certain locations and building types are strictly excluded from the house splitting policy to preserve the quality of the living environment.
- Industrial estates: Subdivision is prohibited on bedrijventerreinen due to potential environmental hindrance and quality of life concerns.
- Outbuildings: It is not permitted to split a plot in a way that allows an existing outbuilding (bijgebouw) to obtain an independent residential function.
Procedural Requirements and Custom Assessment
The policy mandates community engagement and allows for administrative flexibility in specific circumstances.
- Neighbor consultation: The initiator must conduct consultations with neighbors and users of directly adjacent plots. A gespreksverslag (conversation report) must be submitted as part of the application.
- Customized assessment: Under Artikel 2, the college may decide to deviate from standard rules for special cases where the location, size, or quality of the building warrants a tailored approach.
Frequently Asked Questions
What is the minimum size for a new residential unit in Heumen?
Each unit created through house splitting must have a minimum floor area of 30 square meters.
Is an environmental permit required for house splitting?
Yes, an omgevingsvergunning is required because splitting is typically in conflict with existing zoning plans (bestemmingsplannen).
Can I convert my shed or garage into a separate house?
No, the policy specifically prohibits splitting a plot to give an existing outbuilding (bijgebouw) an independent residential function.
Where is house splitting prohibited in the municipality?
House splitting is not allowed on industrial estates (bedrijventerreinen) to protect the quality of the living environment.
What are the parking requirements for subdivided houses?
Parking must generally be provided on the property itself unless it is demonstrably impossible and does not cause unacceptable public parking pressure.
Must I talk to my neighbors before applying?
Yes, the initiator is required to consult with neighbors and submit a written report of these conversations with the permit application.
Can a house be split into three units?
Standard policy limits splitting to one extra unit (two total), though the college can consider more in exceptional cases through a custom assessment.
