Herziene Splitsingsbeleid Gemeente Bergen – Residential Subdivision Regulations
The Herziene Splitsingsbeleid Gemeente Bergen (Revised Subdivision Policy) is the official regulatory framework governing the subdivision of residential properties within the municipality of Bergen (North Holland). Valid since January 18, 2018, this municipal ordinance establishes the criteria under which a single residential unit may be legally converted into multiple independent dwellings. It operates within the wider legal context of the Bouwbesluit, local building ordinances (bouwverordening), and the Wet Milieubeheer.
The policy applies to all residential designations (woonbestemming) including houses, gardens, and yards, both inside and outside built-up areas. It distinguishes between the subdivision of land-based houses into new houses or apartments and the subdivision of existing apartments. Key regulatory domains include minimum building volumes, parcel sizes, parking requirements under the Notitie Ruimtelijk Parkeerbeleid 2009, and the preservation of Beschermd Dorpsgezicht (Protected Village Scapes) and monumental buildings. The document also clarifies the distinction between subdivision (woningsplitsing) and shared living (inwoning) or informal care (mantelzorg).
Specific technical thresholds and spatial requirements are detailed below to guide architects and developers through the compliance process for residential splitting projects in Bergen.
General Conditions for Subdivision
Any proposed subdivision must involve a property with a designated residential purpose. The regulations differentiate between locations inside and outside the built-up area as defined by the Wegenwet. All projects must comply with the following core standards:
- Monumental Protection: Subdivision of monuments or properties in a Beschermd Dorpsgezicht requires positive advice from the Commissie voor Ruimtelijke Kwaliteit and potentially the Rijksdienst voor Cultureel Erfgoed.
- Parking Standards: New parking situations must satisfy the Notitie Ruimtelijk Parkeerbeleid 2009 or its successors, typically requiring solutions on the property's own terrain.
- Zoning Compliance: Provisions in existing zoning plans (bestemmingsplannen) regarding height, depth, and the area of outbuildings remain fully applicable.
- Environmental Laws: Projects must account for the Wet Milieubeheer concerning proximity to businesses and the Wet Geluidhinder regarding road traffic noise.
Subdivision of Land-based Houses
The policy for land-based houses applies exclusively to detached dwellings (vrijstaande woningen). The subdivision must concern the main building (hoofdgebouw) and must fit the existing streetscape.
- Volume Requirements: The original house must have a minimum volume of 500m3 before subdivision; resulting units must be at least 250m3 each.
- Parcel Size: The plot must be at least 500m2 prior to the split.
- Building Coverage: The maximum building percentage per new plot may not exceed 40%.
- Spatial Distances: The distance from the main building to the side boundary must be at least 1m. Outside built-up areas, customization (maatwerk) may apply if no adjacent residential yard exists.
Apartment Subdivision and Stolp Houses
Specific rules apply when converting houses into apartments or splitting existing large apartments. The policy also maintains specific protections for traditional North Holland stolp farmhouses.
- Conversion to Apartments: The main building must maintain a distance of 3m from side boundaries and 10m from the rear boundary.
- Existing Apartments: An apartment may only be subdivided if its current size exceeds 200m2. The resulting units must be at least 50m2.
- Stolp Farms: To preserve characteristic stolp structures, they may be split into multiple units provided the building has a minimum volume of 1000m3.
- Storage: Extra storage requirements (berging) should ideally be resolved internally within the building structure.
Frequently Asked Questions
What is the minimum volume required to split a house in Bergen?
A house must have a minimum volume of 500m3 before splitting, and each resulting dwelling must be at least 250m3.
Can I split a terraced house or semi-detached house?
No, the policy specifically states that the regulation for splitting land-based houses is intended only for detached houses (vrijstaande woningen).
What is the minimum size for a subdivided apartment?
The resulting apartments after a subdivision must have a minimum surface area of at least 50m2.
Is a permit required for splitting a monument in a protected village scape?
Yes, it is only allowed if the monument's interest permits it and requires positive advice from the Commissie voor Ruimtelijke Kwaliteit.
How is parking handled for subdivided properties?
The increase in parking demand must be resolved on the property's own terrain according to the Notitie Ruimtelijk Parkeerbeleid 2009.
What is the minimum plot size for residential subdivision?
The parcel must have a minimum area of 500m2 before the subdivision can take place.
Does the policy cover informal care housing (mantelzorg)?
While mentioned as a reason for requests, specific care-related housing (mantelzorg) is regulated under a separate policy, not this subdivision policy.
What is the maximum building coverage allowed after splitting a plot?
The building percentage for each new construction plot may not exceed 40%.
