When do you need an environmental permit?
An environmental permit is the official permission from the municipality for activities that impact the physical living environment. Since the Environment and Planning Act, you apply for this permit via the Omgevingsloket, where you upload drawings, a site drawing and additional documents. An environmental permit is required for most construction and renovation projects; only small interventions within permit-free building fall outside it.
Common projects for which an environmental permit is required:
- An extension, annex, roof addition, dormer or ridge raising that falls outside the rules for permit-free building.
- A facade change to the front or side facade that is visible from the public road.
- Subdividing a building into multiple homes or commercial units.
- Change of use, for example from commercial space to home or from home to hospitality.
Which drawings belong with the environmental permit?
A permit application stands or falls with a complete set of drawings. As standard, these include floor plans of all storeys (existing and new), facade elevations of all relevant sides, one or more cross-sections and a site drawing with a north arrow and scale indication. For larger or structurally invasive projects, the municipality requests additional documents such as detail drawings, a structural calculation or a spatial justification.
Drawings are supplied to scale, usually 1:100 for floor plans and facades and 1:20 or 1:10 for details. The Omgevingsloket requires that the drawings meet fixed requirements regarding format, line thickness and dimensioning. A correct drawing prevents the application from being returned for additional information.
Zoning plan, aesthetic (welstand) requirements and Building Decree
The municipality assesses the application on three levels. The zoning plan (since the Environment and Planning Act: the environmental plan) determines what is allowed at a location, for example the maximum building height, the built-up area and the permitted functions. The aesthetic (welstand) policy document describes how an intervention must look in order to fit into the street or neighbourhood: shape, material and colour. The Building Decree, laid down in the Dutch Building Decree (Bbl), sets requirements for construction, fire safety, insulation and daylight access, among other things.
For a regular procedure, a decision period of 8 weeks applies, which the municipality can extend once by 6 weeks. For more complex projects, an extended procedure of 26 weeks may apply. With a timely, complete application, the decision period is usually met. For incomplete applications, a request for additional information follows that pauses the period.
What does a drawing for the environmental permit cost?
The price of drawings for an environmental permit is in most cases between €200 and €800, depending on the type of intervention and the complexity. A dormer or facade drawing falls at the lower end of that range; a complete extension or roof addition at the upper end. For very invasive projects, such as subdivision or large-scale renovation, a tailored quote applies.
In addition to the costs of the drafting work, you pay permit fees to the municipality. These are a percentage of the estimated construction cost and differ per municipality. Also account for any costs for a structural engineer, installation advice or specific aesthetic (welstand) advice for monumental buildings.
What if the permit is rejected?
In the event of a rejection, you receive a written explanation from the municipality. Often it concerns a partial rejection on one component, for example an aesthetic (welstand) objection or an exceedance of the zoning plan. A rejection is not the end: you can adjust the design and resubmit, lodge an objection against the decision or apply for an out-of-plan environmental planning activity for a deviation.
Building without a permit is risky: the municipality can impose a building halt, issue a fine or demand that you undo the work. Mortgage and insurance coverage can also be at risk. A good drawing and a careful application are therefore worthwhile.
