When do you submit an environmental permit application?
An environmental permit application is the procedure in which you request permission for activities that affect the physical living environment. Think of building, renovating, demolishing, a facade change, felling a tree or changing the use of a building. Since the introduction of the Environment and Planning Act, this application runs via the national Omgevingsloket. Private individuals and contractors submit a complete dossier there with drawings, a site drawing and additional reports.
Common situations in which an environmental permit application is required:
- Renovations that fall outside the scope of permit-free building.
- Subdividing a building into multiple independent units.
- Change of use of a building, for example from office to home.
- Felling trees or modifying a national monument.
What is included in an environmental permit application?
A complete environmental permit application usually contains a detailed package of construction drawings, a site drawing with plot boundaries, an explanation of the plan and possibly reports on construction, energy performance or environmental impact. The municipality assesses against the environmental plan (formerly the zoning plan), the aesthetic (welstand) policy document and the Dutch Building Decree (Bbl). For some projects, additional reports are mandatory, for example a nature assessment for interventions in rural areas or an asbestos survey for demolition work.
We take care of the construction drafting and align it with the requirements of the municipality, so that the Omgevingsloket receives the application complete in one go. On request, we can also submit the application on your behalf via DigiD or eHerkenning.
Procedure and turnaround times
For most applications, the regular procedure applies, with a decision period of 8 weeks, extendable once by 6 weeks. For complex or non-standard plans, an extended procedure of 26 weeks follows, with input from interested parties. During processing, the municipality may request additional information; the period is then suspended until you provide it. With a complete application, the decision period is usually met.
Unsure about the feasibility of your plan? Then, at many municipalities, you can first carry out a draft application or preliminary consultation. The municipality then gives an initial opinion without this being a formal decision. This costs fewer fees and prevents a formal application from being unnecessarily rejected.
What does an environmental permit application cost?
Our support for an environmental permit application starts from €150. The final price depends on the number of drawings and the complexity of the project. For a dormer or facade drawing, the drafting work is limited; for an extension, roof addition or subdivision, it increases. For complex or multi-storey projects, a tailored quote applies.
In addition to the drafting work, you pay permit fees to the municipality, based on the estimated construction cost. For reports such as a structural calculation, nature assessment or asbestos survey, additional costs from specialised consultants apply.
What if the application is rejected?
In the event of a rejection, the municipality explains why the application is not granted. Often it concerns an aesthetic (welstand) objection, an exceedance of the zoning plan or a missing component. You have six weeks to lodge an objection with the municipality. It is more often worthwhile to adjust the design and resubmit the application. We provide support in revising the drawings based on the explanation.
For major deviations from the environmental plan, you can apply for an out-of-plan environmental planning activity. The municipality can then grant a deviation, often via an extended procedure with public input. This route is more intensive but opens up room for plans that strictly speaking do not fit within the rules.
