Woningsplitsing Bodegraven-Reeuwijk – Policy Rules for Residential Building Subdivision
The Beleidsnotitie woningsplitsing Bodegraven-Reeuwijk is an official policy framework established by the municipal council of Bodegraven-Reeuwijk, Netherlands. Formally adopted on October 16, 2024, and published on November 13, 2024, these policy rules are based on Article 4.81 of the Algemene wet bestuursrecht (General Administrative Law Act). The document functions as a regulatory instrument to manage the conversion of existing single-family dwellings into multiple independent housing units, aligning with the municipal housing vision titled Een groot gevoel voor urgentie.
The scope of this document is limited to applications for splitting one independent dwelling into two or three separate homes or apartments. It governs the entire territory of the municipality, with specific exclusions for the plassengebied (lake district) and the kernwinkelgebied Bodegraven (core shopping area). The regulations address various domains, including spatial planning under the Omgevingswet (Environment Act), housing stock management via the Huisvestingsverordening, and technical compliance with the Besluit bouwwerken leefomgeving (Bbl).
The following sections detail the assessment criteria for applicants, including minimum floor area requirements, parking standards, and environmental considerations necessary to obtain a Buitenplanse omgevingsplan activiteit (Bopa) or a housing stock permit.
Scope and Applicability
These policy rules apply to all independent dwellings within the municipality, excluding the lake district. The regulations specifically target the subdivision of one home into a maximum of three units. Certain project types are explicitly excluded from this policy framework and require custom assessment:
- Splitting into more than three units: These are treated as custom projects requiring separate weighing of interests.
- Transformation of non-residential functions: Conversion of offices or shops into apartments falls outside these rules.
- Inwoning (Lodging): The rental of one or two rooms where the primary landlord remains resident does not require a permit under these rules.
- Care-related housing: Initiatives for assisted living or mantelzorgwoningen (informal care units) are governed by different regulations.
- Small apartments: Units smaller than 80 m² cannot be further subdivided.
General Assessment Criteria
To receive a positive assessment, an application must satisfy several criteria related to local livability and housing quality. The document identifies seven core aspects of assessment used to evaluate permit requests:
- Leefbaarheid (Livability): Preservation of the existing living environment and neighborhood quality.
- Function Allocation: Maintaining the urban layout and character of the specific district.
- Quality Standards: New units must provide adequate living space and essential facilities.
- Housing Interest: Focus on increasing the supply of affordable housing without depleting scarce stock.
- Sustainability: Applicants are encouraged to improve energy performance, with a recommendation for Energy Label B.
- Environmental Factors: Ensuring no disproportionate impact on existing business operations and maintaining air/noise quality.
Technical and Spatial Requirements
The policy mandates specific physical standards for subdivided units to ensure they function as independent dwellings. This includes the requirement for a private entrance and dedicated kitchen and bathroom facilities for every new unit.
- Minimum Floor Area: Every new dwelling must have a gebruiksoppervlak (usable floor area) of at least 40 m².
- Parking Standards: Increased parking demand must be solved on the applicant's own property, in accordance with the Nota Parkeernormen.
- Built-up Area Buffer: Within urban zones, at least four unsplit houses must remain on both sides of the property to prevent excessive density in a single street.
- Privacy: The subdivision must not lead to an unacceptable infringement on the privacy of adjacent residential plots.
Regulations for the Rural Area (Buitengebied)
Specific additional conditions apply to dwellings located outside the built-up areas. These measures are designed to preserve the landscape and architectural integrity of rural zones.
- Access: No new driveways or entrances may be constructed for the additional units.
- Storage: Each added dwelling must have an existing outbuilding of at least 10 m² designated as its belonging storage space.
- Building Unity: The architectural unity of the original structure must be maintained; no extra building mass may be added for the new units.
- Maximum Volume: If the dwelling is rebuilt, the original total volume (inhoudsmaat) must be respected as the maximum limit.
Frequently Asked Questions
What is the minimum size for a new apartment created through splitting?
According to section 7.3, each new dwelling resulting from a split must have a minimum usable floor area (gebruiksoppervlak) of 40 m².
Can I split a house in the Plassengebied or shopping district?
No, section 4 and section 7.1 explicitly exclude the plassengebied and the kernwinkelgebied Bodegraven from this woningsplitsing policy.
How many units can a single house be split into under these rules?
These policy rules apply to subdivisions resulting in a total of two or three units. Splitting into four or more units requires a custom assessment (maatwerk).
Are there parking requirements for house splitting?
Yes, new parking needs must be met on the property itself according to current municipal parking policy, unless it can be demonstrated that sufficient public space is available.
What energy label is required for split houses?
While there are no stricter legal requirements than the Bbl, the municipality advises improving dwellings to at least Energy Label B during the split.
Can I split an existing apartment that is 70 m²?
No, section 4 states that existing apartments smaller than 80 m² are excluded from subdivision to prevent the loss of mid-segment housing.
Is living in an outbuilding allowed after a split?
No, the policy specifically prohibits the residency of detached outbuildings (vrijstaande bijbehorende bouwwerken) as part of a split.
What is the 'four-house rule' in urban areas?
In built-up areas, there must be at least four unsplit properties on both sides of the house being split to maintain neighborhood character.
