When do you need a construction drawing?
A construction drawing is the first step in virtually every building situation. As soon as an intervention is visible from the public road, the building volume changes or the structure is modified, the municipality asks for scale-accurate drawings on which the design can be properly assessed. This applies to an extension at the rear, a dormer on the street side, a roof structure, a new facade or a complete new-build home. For internal renovations too, where a load-bearing wall is removed or a void is created, a drawing is needed so the structural engineer and contractor can work with it.
Common situations in which a construction drawing is required:
- Applying for an environmental permit when expanding or renovating.
- Assessment by the aesthetics committee (welstand) for changes to the front or side facade.
- Sale, valuation or financing where the bank wants to see an up-to-date design.
- Execution by a contractor who needs a workable set of drawings.
What is shown on a construction drawing?
A complete set of construction drawings consists of a number of fixed components that together describe the project unambiguously. The floor plans show the existing and new layout per storey, with dimensions, door swing directions, window frame positions and usable floor area per room. The elevation views capture the exterior of the building in all relevant orientations, including window frame layout, use of materials and colour scheme.
Sections cut through the building vertically and show storey heights, floor and roof build-up, datum levels and insulation. On detail drawings at a scale of 1:5 or 1:10, critical connections are worked out: window frame-cavity, roof-facade, foundation-floor. A site plan on a cadastral base places the building on the plot, with a north arrow, plot boundaries and distance to neighbouring buildings. Finally, a legend, datum levels and a drawing schedule are included to complete the set.
Building Decree, municipality and aesthetics committee
Since the introduction of the Environment and Planning Act, every permit application goes through the Omgevingsloket. The municipality reviews against two frameworks: the spatial framework (environmental plan and aesthetics) and the technical framework (Buildings (Living Environment) Decree, formerly the Building Decree). The aesthetics committee (welstand) looks at appearance, form and use of materials and determines whether the design fits within the street, the neighbourhood or the protected townscape. The Bbl sets requirements for, among other things, structural safety, fire safety, daylight admission, ventilation and energy performance.
A construction drawing that meets both frameworks can be submitted straight away. For larger projects or when there is doubt about feasibility, preliminary consultation or a concept application with the municipality is sensible: this saves delay and possible rejection. For projects in a protected townscape or for a national monument, additional requirements apply, with the monuments department reviewing at detail level.
What does a construction drawing cost?
A construction drawing is available from €749 including VAT for a standard renovation or expansion. The final price depends on the size of the project, the complexity of the structure, the availability of existing drawings and any additional work such as a structural calculation or 3D visualisation. A simple extension to a terraced house is quicker to work out than a roof structure on a detached villa or a home in a protected village townscape.
In addition to the costs for the drawing itself, there are municipal permit fees (leges). These are a percentage of the construction sum and differ per municipality. In a quote the scope, lead time and any additional-work moments are clearly stated in advance, so there are no surprises along the way.
Which construction drawing suits your project?
Not every construction drawing is the same. For a dormer, a compact set with a floor plan, view, section and roof detail is sufficient. For an extension, a worked-out foundation, a facade opening and a connection with the existing home are added. A roof structure requires a new top storey with its own structural principle and facade build-up. A complete new-build home requires a full set with a site plan, floor plans per storey, four elevation views, multiple sections and a worked-out detail package.
For internal renovations where a load-bearing wall is removed or a void is created, a drawing belongs that works in conjunction with a structural calculation. During the intake we determine which set of drawings your project needs, so the content matches the municipality's requirements and the execution schedule.
