Beleidsregels woningsplitsing en verkameren – Housing Subdivision and Room Rental Policy for 's-Hertogenbosch
The Beleidsregels woningsplitsing en verkameren is a formal policy document issued by the Board of Mayor and Aldermen of the municipality of 's-Hertogenbosch, Netherlands. Valid from October 10, 2023, these rules provide specific assessment criteria for the subdivision of existing dwellings and the conversion of properties into multiple-occupancy room rentals. The document functions alongside the Paraplubestemmingsplan and Paraplubeheersverordening Woningsplitsing, verkameren en parkeren, serving as the regulatory framework for granting environment permits (omgevingsvergunningen) for residential modifications.
The scope of the policy includes residential properties throughout the municipality, with designated exceptions for the Buitengebied (outskirts), Binnenstad (inner city), and ground-floor units in the Kernwinkelgebied (core shopping area). It specifically governs the subdivision of one dwelling into two or three separate units and the conversion of a house into a room-rental property with a maximum of four rooms. The document is structured to address livability, functional distribution, quality standards, housing needs, sustainability, environmental impact, and the preservation of cultural-historical values. It also defines specific Op-slot-gebieden (locked areas) where such developments are restricted due to existing environmental or social pressures.
This policy ensures that residential intensification supports housing supply while protecting the quality of life in established neighborhoods. It sets mandatory thresholds for floor area, distance between rental properties, and energy efficiency, providing a transparent basis for municipal decision-making on permit applications.
Scope and Applicability
The policy applies to applications involving the creation of two or three independent dwellings from a single property, or the conversion of a property to house a maximum of four individual rooms. Specific geographic and project types are excluded and require custom assessment (maatwerk):
- Buitengebied: Subdivision and room rentals in the outskirts are governed by the Provinciale Interim Omgevingsverordening.
- Binnenstad: Subdivision in the city center is managed under the Bestemmingsplan Binnenstad.
- Kernwinkelgebied: Room rentals on the ground floor of the core shopping area are excluded from these specific policy rules.
- Large-scale projects: Transformations resulting in more than three dwellings or more than four rental rooms are treated as custom projects outside this framework.
Assessment Criteria for Housing Subdivision
To obtain a permit for woningsplitsing (subdivision), an application must satisfy strict spatial and qualitative requirements to prevent the degradation of the local living environment:
- Buffer Zone: At least four dwellings on both sides of the subject property must remain undivided to ensure balanced functional distribution.
- Minimum Surface Area: Each newly created dwelling must have a minimum usable floor area (gebruiksoppervlakte) of 40m².
- Outdoor Space: Every unit must be provided with private or communal outdoor space, such as a balcony, roof terrace, or garden.
- Parking and Dialogue: Applications must comply with the Nota Parkeernormering 2021 and include an omgevingsdialoog (neighborhood dialogue) with nearby residents.
Assessment Criteria for Room Rental
The conversion of a dwelling into kamerbewoning (room rental) is restricted by distance requirements and internal quality standards to maintain neighborhood character:
- Distance Requirements: A property converted for room rental must be at least 30 meters from another room-rental property in areas surrounding the center, or 50 meters in all other neighborhoods.
- Room Size: Individual rooms must have a minimum usable floor area of 10m² and house only one person per room.
- Common Facilities: Shared areas including a kitchen and living room must total at least 12.5m², plus an additional 2m² for every room provided.
- Amenity Standards: Provisions must be made for indoor or on-site bicycle storage (minimum one space per room) and waste container placement.
Sustainability and Heritage Requirements
The municipality uses subdivision and conversion applications as a catalyst for improving the existing building stock's energy performance and preserving historical architecture:
- Energy Label: The municipality advises a minimum target of Energy Label B; from 2030, units with labels E, F, or G may no longer be rented out.
- Gas-Free Transition: Applicants are encouraged to make dwellings gas-free or gas-free-ready during the conversion process.
- Cultural History: For properties designated as monuments or located in protected cityscapes (beschermd stads- of dorpsgezicht), modifications must not disproportionately harm the historical value.
Frequently Asked Questions
What is the minimum size for a dwelling created through subdivision in 's-Hertogenbosch?
Each newly created dwelling must have a minimum usable floor area of 40m² and must include its own kitchen, bathroom, and living space.
How many rooms can be created in a property under the room rental policy?
These policy rules apply to conversions resulting in a maximum of four rental rooms.
What are the distance requirements for new room-rental properties?
Properties converted for room rental must be at least 30 meters apart in neighborhoods surrounding the city center and at least 50 meters apart in other districts.
Is a permit required for providing informal care housing (mantelzorgwoning)?
No environment permit is required for placing a temporary mantelzorgwoning, as this falls under permit-free regulations and is outside the scope of these policy rules.
Can affordable housing stock be subdivided?
The policy states that dwellings belonging to the scarce affordable housing stock, as defined by the Huisvestingsverordening and WOZ-value, generally may not be subdivided unless held by a housing corporation.
What parking requirements apply to housing subdivision?
Assessment is conducted according to the Nota Parkeernormering 2021, and adequate bicycle parking (one per room for rentals) must be provided on-site or indoors.
Are there areas where subdivision is completely prohibited?
Yes, the municipality has designated Op-slot-gebieden (locked areas) where subdivision and room rental are not permitted due to existing environmental pressure or lack of livability.
Does the policy apply to short-stay or tourist rentals?
No, using a property for tourist rental, pensions, or short-stay accommodation is explicitly not permitted under these policy rules.
