Uitvoeringsrichtlijn Kruimelgevallen Amsterdam Stadsdeel West – Guidelines for Common Building Structures
The Uitvoeringsrichtlijn Kruimelgevallen is an official regulatory document issued by the Gemeente Amsterdam, Stadsdeel West. Formally adopted on March 30, 2021, these implementation guidelines establish the framework for exercising discretionary powers to deviate from zoning plans (bestemmingsplannen) under the Wet algemene bepalingen omgevingsrecht (Wabo), specifically Article 2.12, paragraph 1, sub a, under 2. The document focuses on projects with limited spatial impact, commonly referred to as kruimelgevallen (minor cases), which are listed in Article 4 of Annex II of the Besluit omgevingsrecht (Bor).
The scope of these guidelines covers frequent construction activities in the West district, including residential extensions (aanbouw), basements (kelders and souterrains), roof terraces, balconies, and dormers. The document defines specific technical and spatial thresholds such as maximum building depths, water storage requirements, and unbuilt garden percentages. It also categorizes buildings into those subject to standard guidelines and those requiring maatwerk (custom assessment), particularly for monuments or buildings classified as orde-1 or orde-2.
By standardizing the assessment process, the district aims to provide legal certainty and transparency for applicants and neighbors. The guidelines ensure that construction projects contribute to local goals regarding climate adaptation, preserving green space, and maintaining the characteristic urban fabric of Amsterdam West.
Building in the Backyard: Extensions and Basements
The regulation for building in the backyard area (achtererfgebied) emphasizes the preservation of unbuilt garden space and the management of groundwater. A maximum horizontal depth is applied to both above-ground and underground structures.
- Maximum Depth: Extensions and underground structures are generally limited to a depth of 2.50 meters from the original rear facade.
- Unbuilt Area: At least 50% of the backyard must remain unbuilt and free of paving to ensure water infiltration and green space.
- Water Storage: For both above-ground and underground extensions, a mandatory water storage capacity of 60 liters per square meter of roof surface is required.
- Hoveco Method: The horizontal and vertical combination (hoveco) approach dictates that if an above-ground extension is combined with a basement, the above-ground portion is limited to 1.70 meters in depth to facilitate daylighting for the cellar within the 2.50-meter total zone.
Roof Terraces and Access Requirements
Guidelines for roof terraces are designed to balance resident enjoyment with the privacy of neighbors and the visual integrity of the streetscape. The rules distinguish between terraces on the main building and those on extensions.
- Coverage Limit: A roof terrace may occupy a maximum of 50% of the total available flat roof surface to allow space for green roofs, solar panels, or heat pumps.
- Setbacks: Terraces must be set back at least 1 meter from the roof edge facing the inner courtyard and at least 2 meters from the roof edge facing public space.
- Access: Access to roof terraces must be realized via a dakluik (roof hatch). Access structures (toegangsopbouwen) are no longer permitted under these guidelines.
- Fencing: Fencing is permitted up to a maximum height of 1.20 meters, measured from the terrace floor.
Balconies and Urban Integration
The district generally supports the addition of balconies to improve living quality, provided they do not disproportionately affect the daylighting of lower-level dwellings or neighbor privacy.
- Maximum Depth: Balconies at the rear facade are limited to a maximum horizontal depth of 1.5 meters.
- Vertical Placement: Balconies must be situated at least 1.5 meters below the gutter line to prevent attachment at the roof level.
- Daylight Assessment: Applicants must demonstrate through a daylight calculation that the addition does not reduce daylighting for lower-level units below the levels required by the Bouwbesluit 2012.
Procedures, Exceptions, and Participation
While the guidelines provide a standard framework, certain projects and building types require individualized assessment or specific procedural steps.
- Maatwerk: Custom assessments are mandatory for Rijksmonumenten, municipal monuments, and buildings categorized as orde-1 or orde-2 on heritage maps.
- Participation: Applications are subject to the Handreiking Regie op participatie, requiring developers to inform and consult neighbors depending on the project's impact.
- Exemptions: The executive board (dagelijks bestuur) may deviate from these guidelines if a plan is architecturally or spatially superior or if strict application leads to an unacceptable outcome.
Frequently Asked Questions
What is the maximum depth for a combined extension and basement in Amsterdam West?
The maximum horizontal depth is 2.50 meters from the original rear facade, with the above-ground portion typically limited to 1.70 meters if combined with a basement for daylighting reasons.
Is a water storage system mandatory for new extensions?
Yes, a water storage capacity of at least 60 liters per square meter of roof surface is required for all new above-ground and underground extensions.
Can I build a roof terrace access structure on my house?
No, according to the 2021 guidelines, access structures (toegangsopbouwen) are not permitted; access must be provided through a roof hatch (dakluik).
How much of the backyard must remain unbuilt?
At least 50% of the backyard area must remain unbuilt and unpaved to preserve the green and water-buffering functions of the garden.
What is the maximum depth allowed for a new balcony?
New balconies at the rear facade are permitted up to a maximum depth of 1.5 meters.
Does this document apply to municipal monuments?
For monuments and orde-1 or orde-2 buildings, these standard guidelines do not apply; instead, a custom 'maatwerk' assessment is required.
What is the maximum height for a roof terrace fence?
The fencing for a roof terrace is allowed up to a maximum height of 1.20 meters measured from the terrace floor.
Are light wells (koekoeken) allowed in the front yard?
Yes, light wells at the front may protrude a maximum of 0.5 meters from the facade and must not obstruct the public sidewalk.
