Council Planning Changes to Impact Density and Design in Oud West

The Oud West council voted on July 6 to amend its local zoning code, allowing floor area ratios to rise from 1.5 to 2.0 in designated residential zones while requiring formal design panel approval for any scheme exceeding 12 units.

The vote follows months of pressure from housing advocates who documented a shortfall of 4,200 units across the borough in the 2025 annual housing report released by the municipal statistics office.

Street-Level Effects on Kinkerstraat and De Clercqstraat

Developers have already lodged pre-applications for two sites on Kinkerstraat opposite the Mercatorplein market hall and for a former printing works on De Clercqstraat near the entrance to the Westergas complex. Both locations fall inside the newly expanded density zones and will now face mandatory reviews on façade materials, setback lines and ground-floor active frontages.

Local estate agents report that asking prices for existing apartments within 200 metres of those two streets averaged €5,150 per square metre in the second quarter of 2026, up 11 per cent from the same period last year according to the municipal land registry.

Next Steps for Applicants and Residents

Schemes submitted after 1 September must include scale models and shadow studies reviewed by the newly formed Oud West Design Commission, which meets monthly at the district offices on Jan Evertsenstraat. Residents can inspect the full amended plan and supporting maps at the same offices until the end of August or submit written comments online through the council portal.

Planning officers have scheduled two public drop-in sessions for 22 and 29 July at the Westergas Paviljoen to explain how the density and design rules will apply to individual plots.

This article is general information only and is not personal financial or investment advice. Consider your own circumstances and seek licensed professional advice before making financial decisions.