Beleidsregels woningsplitsen en kamerverhuur gemeente Medemblik 2024 – Policy for House Splitting and Room Rentals
The Beleidsregels woningsplitsen en kamerverhuur gemeente Medemblik 2024 is a regulatory framework issued by the municipality of Medemblik, effective from August 21, 2024. This policy serves as a statutory instrument under the Algemene wet bestuursrecht (Awb) and provides criteria for the municipal executive to deviate from the standing Omgevingsplan (Environmental Plan). It originates from the Woonvisie 2024-2028 and addresses the increasing demand for smaller, affordable housing units driven by demographic trends such as aging populations and an increase in single-person households.
The document governs two primary methods of intensifying the existing housing stock: the physical splitting of a single dwelling into multiple independent units and the conversion of a dwelling into non-independent rooms for rental purposes. It establishes mandatory technical, social, and spatial standards, including minimum floor areas, noise insulation values based on NEN 5077, and parking requirements. The regulations are applicable to standard residential properties but explicitly exclude industrial dwellings (bedrijfswoningen), properties in industrial estates, and short-stay housing for foreign workers.
Professional stakeholders, including developers and architects, must adhere to these rules when applying for an environmental permit for a buitenplanse omgevingsplanactiviteit (BOPA). The following sections detail the specific technical thresholds and procedural obligations required for compliance within Medemblik.
Conditions for House Splitting (Woningsplitsen)
Splitting a dwelling involves a structural and legal intervention to create two or more independent residential units from a single existing property. Each new unit must meet specific criteria to receive an environmental permit:
- Independent Units: Each dwelling must have its own cadastral unit, address, and utility connections.
- Minimum Area: The minimum usable floor area (Gebruiksoppervlakte or GBO) for both the new and the original unit is 40 m².
- Noise Insulation: Properties must exceed standard building decree requirements, achieving a characteristic air-sound level difference of at least 52 dB for protected rooms and 47 dB for other enclosed spaces per NEN 5077.
- Contact Sound: The weighted contact-sound level must not exceed 54 dB for protected rooms and 64 dB for other spaces.
- External Quality: A landscaping plan (erfinrichtingsplan) must be submitted, and external modifications are tested against the municipal welstandsnota (aesthetic guidelines).
Regulations for Room Rentals (Kamerverhuur)
Room rental involves the conversion of a self-contained dwelling into non-independent units. In residential areas, this is restricted to properties owned by authorized institutions (toegelaten instellingen) to safeguard local livability. The following standards apply:
- Capacity Limits: A maximum of four separate rooms may be rented per dwelling, with a limit of one adult tenant per room.
- Minimum Room Size: Private rented rooms must have a minimum usable area of 12 m² GBO.
- Shared Facilities: The dwelling must provide at least 10 m² GBO of shared common space, including a kitchen, plus adequate toilet and shower facilities.
- Sound Protection: If partition walls are not built as anchorless cavity walls, additional soundproofing measures such as false walls must be installed.
Permit-Exempt Housing Forms
Certain forms of shared housing do not require an environmental permit for deviating from the Omgevingsplan if they meet the policy's definitions for Hospitaverhuur or Woongroepen:
- Hospitaverhuur (Lodging): Permitted if the main occupant lives in at least 50% of the usable floor area and rents to a maximum of two adults who are not part of the household.
- Woongroepen (Housing Groups): Involves three or more adults living in a self-contained unit on the basis of equality and shared expenses from a common account, with no single main occupant or landlord residing on the premises.
Procedural and Social Requirements
Applications for house splitting or room conversion must comply with social and administrative protocols established by the municipality:
- Participation: The initiator is responsible for informing direct neighbors and reaching agreements in accordance with the Medemblik participation protocol.
- Parking: Parking for cars and bicycles must generally be facilitated on the applicant's own property, following the municipal Nota Parkeernormen.
- Duration: For house splitting, the property must have been completed at least five years prior to the permit application.
Frequently Asked Questions
What is the minimum size for a house after splitting in Medemblik?
Each unit created through house splitting, as well as the original remaining unit, must have a minimum usable floor area (GBO) of 40 m².
Can private owners apply for room rental permits in residential zones?
No, in residential areas, permits for room rental (kamergewijze verhuur) are only granted for dwellings owned by authorized housing institutions (toegelaten instellingen).
What are the noise insulation standards for split houses?
Split houses must comply with NEN 5077 standards, specifically requiring a characteristic air-sound level difference of at least 52 dB and a weighted contact-sound level no higher than 54 dB for protected rooms.
How many tenants are allowed in a room rental property?
A maximum of four rooms can be rented per property, with each room occupied by no more than one adult tenant.
Is a permit required for lodging (hospitaverhuur)?
No permit is required if the main resident continues to occupy more than 50% of the floor area and the rental is limited to a maximum of two adults.
Where must parking be located for split properties?
Car and bicycle parking must be provided on the property's own terrain according to the municipal parking standards (Nota Parkeernormen).
What is the difference between a housing group and room rental?
A housing group (woongroep) consists of at least three adults living equally with a shared bank account for expenses, whereas room rental involve individual contracts with a landlord for non-independent rooms.
Does the municipality require neighbor consultation?
Yes, initiators are required to inform direct neighbors and follow the Medemblik participation protocol as part of the application process.
