Policy Rules for Splitting Dwellings in the Built-up Area of Oost Gelre 2024
The Beleidsregels splitsen woningen binnen de bebouwde kom gemeente Oost Gelre 2024 is a municipal regulatory framework established by the Gemeente Oost Gelre in the Netherlands. Effective as of March 28, 2024, this policy document provides the legal criteria for granting an environmental permit for a buitenplanse omgevingsplanactiviteit (BOPA) regarding the division of existing residential properties. It operates within the broader context of the Woonvisie Oost Gelre 2023-2027, which prioritizes increasing the housing supply and variety to accommodate starters and seniors.
The regulation applies specifically to residential dwellings within the defined built-up areas of Lichtenvoorde, Groenlo, Vragender, Lievelde, Zieuwent, Mariënvelde, Harreveld, and the hamlet of Zwolle. It defines essential terminology such as Woningsplitsing (the structural or functional division of one house into two or more) and Zelfstandige woonruimte (independent living space with its own access and essential facilities). The policy strictly prohibits the use of these rules for room-by-room rental (boarding houses) and focuses on the creation of a maximum of one additional housing unit per project.
This document outlines strict technical requirements regarding building age, floor area, parking capacity, and heritage preservation. It serves as the primary assessment framework for the Burgemeester en wethouders when evaluating requests for residential subdivision.
Core Spatial and Building Requirements
To qualify for splitting, a building must meet specific physical and temporal criteria defined in Article 3 to ensure the quality of the living environment is maintained.
- Building Type: The structure must be an existing dwelling and classified as the Hoofdgebouw (main building); business dwellings and holiday homes are excluded.
- Building Age: The dwelling must be at least 10 years old at the time of the application.
- Minimum Floor Area: The original building must have a minimum gebruiksoppervlakte (usable floor area) of 175 m² as defined by NEN2580.
- Resulting Units: A building may only be split once, and into a maximum of two independent units.
- Unit Minimum Size: Each resulting unit must have a minimum usable floor area of 75 m².
Amenity and Infrastructure Standards
Every new unit created through subdivision must function as a high-quality, independent residence with dedicated facilities and infrastructure.
- Storage Space: Each dwelling requires a lockable storage room of at least 5 m², with a minimum width of 1.8 meters and a height of 2.3 meters.
- Outdoor Space: Each unit must have its own private outdoor area, such as a garden, roof terrace, or balcony.
- Parking Requirements: A minimum of 2 parking spaces per dwelling must be provided on the property's own land.
- Site Plan: Applicants must submit a terreininrichtingsplan (site layout plan) demonstrating the placement of parking and outdoor amenities.
Heritage and Neighborhood Consultation
The policy includes safeguards for cultural history and mandates community engagement before a permit can be issued.
- Monuments: Splitting national or municipal monuments is only permitted if a positive advice is issued by the monumenten/welstandscommissie or the Rijksdienst voor cultureel erfgoed.
- Environmental Dialogue: The initiator is required to conduct an omgevingsdialoog (environmental dialogue) with local residents and document the results in a signed report.
- Spatial Quality: The subdivision must not cause disproportionate harm to the urban quality or the cultural-historical values of the building.
Frequently Asked Questions
What is the minimum size a house must be before it can be split in Oost Gelre?
The original building must have a minimum usable floor area (gebruiksoppervlakte) of at least 175 m² according to NEN2580 standards.
How many parking spaces are required for a split dwelling?
The policy requires a minimum of 2 parking spaces per unit, which must be provided on the property's own terrain.
Can I split a house that is only 5 years old?
No, the building must be at least 10 years old to be eligible for splitting under these policy rules.
Is room-by-room rental allowed under this policy?
No, this policy is specifically intended for creating independent residential units and is explicitly not meant for 'kamergewijze verhuur' (room rentals).
What are the storage space requirements for the new units?
Each unit must have a lockable storage room of at least 5 m² with a minimum width of 1.8 meters and a minimum height of 2.3 meters.
Do I need to talk to my neighbors before applying for a permit?
Yes, an 'omgevingsdialoog' (environmental dialogue) with neighbors is mandatory, and the results must be recorded in a report signed by the participants.
Which areas in Oost Gelre does this regulation cover?
The regulation applies to the built-up areas of Lichtenvoorde, Groenlo, Vragender, Lievelde, Zieuwent, Mariënvelde, Harreveld, and the hamlet of Zwolle.
Can a monument be split into two apartments?
Yes, but only if the monument commission or cultural heritage agency provides a positive advice and cultural-historical values are not disproportionately affected.
