Building a warehouse or premises
Building a warehouse, commercial building, or storage facility almost always requires a permit. Whether you want to construct an agricultural storage warehouse, a workshop, or a commercial building: the municipality tests the building plan against the environment plan and the technical requirements of the Bbl. In this article you can read what that assessment involves, which steps you go through, and what it costs to have the construction drawings and permit handled.
A warehouse or commercial building almost always requires an environmental permit: the permit-free rules only apply to small outbuildings at a dwelling. The municipality assesses the environmental plan (function, coverage percentage, building height) and the Bbl requirements for structure, fire compartmentation and escape routes; a structural calculation is almost always mandatory. At Tekenpunt construction drawings start at €1,849 incl. VAT, the structural calculation costs €2,118 incl. VAT and the permit application €1,083 incl. VAT. The standard procedure takes 8 weeks, or 26 weeks if it deviates from the environmental plan.
Is a permit required for a warehouse or commercial building?
Yes, in almost all cases an environmental permit is required when you want to build a warehouse or commercial building. The exception for permit-free construction is intended for small structures associated with a home, such as a garden shed or small outbuilding. A commercial building, warehouse, or storage hall normally falls outside that exception.
The environmental permit for a warehouse consists in most cases of two linked activities: the building activity (is the building plan technically in order?) and the environment plan activity (does the construction and its use fit this location?).
Via the Omgevingsloket at omgevingsloket.nl you perform a permit check based on your building plan and address. That is always the first step, because the outcome can differ per municipality and per location. Not sure? A drawing office such as Tekenpunt checks this for you before any drawings are made.
Large outbuilding at a residential property. Do you want to build a warehouse on a residential plot, for example for hobby storage or a studio? Then partly different rules apply than for a commercial location. Read more in the article about outbuildings and garden buildings.
Environment plan: is the warehouse permitted on your site?
Before the municipality looks at the technical building quality, it assesses whether the warehouse fits the location from a planning perspective. The environment plan specifies per area which functions and which type of building are permitted. These are the aspects to consider:
Function and use. Is a commercial building permitted on this plot and for what use? A warehouse for storing agricultural products, a workshop, and a distribution centre each have a different function. The permitted function is specified in the environment plan. If your intended use does not fit, you need a deviation from or amendment to the environment plan. That is a more complex procedure with a longer lead time.
Building coverage ratio. Most sites have a maximum building coverage ratio: the proportion of the plot that may be built on. If existing buildings and the new warehouse together exceed the maximum, you may not simply build. An exception is sometimes possible, but that requires consultation with the municipality.
Building height and footprint. The environment plan also sets requirements for the maximum eave and ridge height and for the positioning on the plot (front and rear boundary distances). A tall 12-metre storage warehouse has different implications from a low storage building. Check the permitted dimensions before having a design made.
Business category and environmental zones. In some areas only certain business categories are permitted based on environmental nuisance (noise, odour, traffic). Heavy industry is not allowed everywhere; a quiet storage warehouse is generally permitted in more locations. The municipal environment plan rules or a zoning plan explanatory note provide clarity on this.
Bbl requirements for a warehouse: construction, fire and safety
The Besluit bouwwerken leefomgeving (Bbl) sets technical requirements for every structure. For a warehouse or industrial hall, the following themes are always relevant:
Structure and strength. A warehouse must withstand wind, snow and its own weight. Steel structures are the most commonly used construction method for warehouses: they can be erected relatively quickly, achieve large spans with little material and are highly adaptable. The Bbl requires that a structure is structurally safe; for a building permit you must demonstrate this through a structural calculation. The calculation determines the profiles, the foundation loads and the connections.
Fire safety and fire compartmentalisation. The larger the warehouse, the more important fire safety becomes. The Bbl sets requirements for the maximum size of a fire compartment, the fire resistance of partition walls and the presence of escape routes. Larger warehouses are divided into compartments with fire-resistant walls so that fire spreads less quickly. The intended use (storage, production, office) influences which requirements apply.
Escape routes. In a commercial building, people must be able to leave the building quickly and safely. The Bbl determines the maximum walking distance to an exit and the width of escape routes. In large warehouses, multiple emergency exits are mandatory. This affects the floor plan and therefore the drawings.
Ventilation and thermal comfort. A warehouse with employees has different ventilation requirements than a storage space without staff. For an industrial function with personnel, the Bbl sets minimum requirements for air exchange. If the warehouse is intended solely for storage, the requirements are less strict, but with hazardous substances additional rules may apply (for example based on the Environment Act or environmental legislation).
Daylight access and windows. A workstation in a commercial building must meet daylight requirements. Used purely as storage without workstations the requirements are less strict. This difference determines the design of windows and roof lights.
Environmental aspects. For certain intended uses, the municipality also considers environmental regulations: think of the storage of hazardous materials, rainwater drainage on the site (rainwater retention), or noise emissions to the surroundings. This is partly handled separately from the building permit, but it is wise to take it into account early in the design.
Steel construction: the most common building method for warehouses
Most new warehouses and commercial buildings are built as a steel skeleton clad with sandwich panels or corrugated sheets. This has practical advantages: a steel structure can span large distances without intermediate columns, which maximises the usable space. Steel is also quick to assemble and relatively easy to adapt to specific dimensions.
For the permit application, the type of structure matters for the structural calculation. A steel portal frame requires a different calculation than a concrete skeleton or a timber structure. The structural engineer works out the force distribution: wind load, snow load, roof load, and the load of forklifts or cranes on the floor. All of this is recorded in a structural calculation that you must submit with the permit application.
Tekenpunt works with its own structural engineer. You submit that calculation as an official part of the environmental permit application. That way the municipality knows the building plan meets the structural requirements of the Bbl.
Foundation. A warehouse with a heavy steel frame and a possible concrete floor requires a solid foundation. Depending on the soil conditions (load-bearing sand or soft peat), a foundation advice report or soil investigation report is needed. This is a separate investigation that you as the client commission before the design is finalised.
Difference from a large outbuilding at a home
Sometimes the question arises whether a warehouse on a residential plot falls under permit-free construction. That is rarely the case. Permit-free outbuildings are subject to strict conditions:
- They must be located in the rear plot area.
- The height is limited (in most cases a maximum of 3 to 4 metres).
- The total surface area of permit-free outbuildings on the plot is capped.
- They may not be used as an independent dwelling or for commercial purposes.
A warehouse of 150 m2 or more, a large commercial building, or a storage building for commercial use almost never falls under this category. Always verify via the permit check at omgevingsloket.nl whether your specific situation is permit-free. A small garden shed can sometimes be permit-free; a real commercial warehouse cannot.
Read more about this in the article on outbuildings and garden sheds.
The process: from plan to permit
The steps for building a warehouse or commercial building are in most cases as follows:
Step 1: Location check and environmental plan. Check via omgevingsloket.nl whether the intended use and the buildings fit within the environmental plan for your location. Also carry out a permit check to confirm that you need an environmental permit. Step 2: Pre-consultation with the municipality (recommended). For larger projects, or if you have doubts about the planning feasibility, a principle request to the municipality is advisable. You present the idea and receive a written response on feasibility. This saves time and money in the permit process. Step 3: Have construction drawings made. A drawing office produces the site plan, floor plans, elevation drawings, and cross-sections. For a warehouse these are specific drawings that show the structure, fire compartmentation, and escape routes. Tekenpunt produces construction drawings for warehouses and commercial buildings. A construction drawing starts from €1,849 incl. VAT; a warehouse is a large building project, so the exact price depends on the size and complexity. You always receive a fixed price in advance. Step 4: Structural calculation. For a warehouse, a structural calculation is almost always mandatory. Tekenpunt has its own structural engineer in-house. The structural calculation is available as a package component for €2,118 incl. VAT. Step 5: Submit the permit. The complete application is submitted digitally via omgevingsloket.nl. Tekenpunt can submit and monitor the application on your behalf for an additional €1,083 incl. VAT. The municipality then has eight weeks to reach a decision (standard procedure). If a deviation from the environment plan is needed, the extended procedure of 26 weeks applies. Step 6: Construction and supervision. After the permit, construction begins. The municipality can carry out inspections during the build. For larger projects the municipality sometimes appoints an Omgevingsloket contact person. Keep the permit and the approved drawings at the construction site. Add-ons:
- 3D visualisation: €249 incl. VAT. Useful for a client, a financier or if you want to give the municipality a clear picture of the end result. If you are in a hurry, rush delivery is possible: +30% for rush (minimum €236 incl. VAT) or +50% for extra rush (minimum €417 incl. VAT), on top of the regular drawing work. Tekenpunt normally delivers the drawings by arrangement (see your quote). With rush, faster (for a surcharge) is feasible.
Costs: what do you pay for drawings and a permit?
Tekenpunt produces construction drawings for warehouses and commercial buildings throughout the Netherlands. Below is an overview of what you can expect. Construction drawings from €1,849 incl. VAT. A warehouse is a larger building project than a dormer or extension. The price depends on the size of the warehouse, the number of drawings and the complexity of the requested situation. You always receive a fixed price in advance, so you will not be faced with surprises. Package components you can add:
- Submitting the environmental permit: €1,083 incl. VAT. Tekenpunt submits the complete application on your behalf via the Omgevingsloket and monitors progress. - Structural calculation: €2,118 incl. VAT. For a warehouse almost always mandatory. Tekenpunt has its own structural engineer in-house. - 3D visualisation: €249 incl. VAT. Useful if you want to show the end result to the municipality, a financier or a client. If you are in a hurry, rush delivery is possible: +30% for rush (minimum €236 incl. VAT) or +50% for extra rush (minimum €417 incl. VAT), on top of the regular drawing work. Delivery time becomes shorter with rush, for a surcharge. Tekenpunt has worked since 2016 and has guided 930 projects. About 90% of applications pass the aesthetic review in one round. Request a no-obligation quote via the quote page.
Frequently asked questions
Q01Do I always need a permit for a warehouse or commercial building?
Yes, in virtually all cases. A warehouse or commercial building does not fall under the permit-free building exception that applies to small outbuildings next to a home. You need an environmental permit for the building activity and generally also for the environment plan activity. Always perform a permit check via omgevingsloket.nl for your specific situation.
Q02What does the municipality assess in the permit application for a warehouse?
The municipality assesses two things: first, whether the warehouse fits within the environment plan for the location (building coverage percentage, building height, permitted use and function), and second, whether the building plan meets the technical requirements of the Bbl. For the Bbl, think of structural safety, fire safety, fire compartmentalisation and escape routes.
Q03Is a structural calculation required for a warehouse?
Yes, for almost all warehouses and industrial halls a structural calculation is a mandatory part of the permit application. The calculation shows that the structure meets the structural requirements of the Bbl: wind, snow, self-weight and any floor load are worked out in it. Tekenpunt has its own structural engineer in-house and delivers the structural calculation as a package component for €2,118 incl. VAT.
Q04What are the fire safety requirements for a warehouse?
The Bbl sets requirements for the maximum size of a fire compartment, the fire resistance of partition walls, and the presence of escape routes and emergency exits. The size of the warehouse and its intended use determine which requirements apply. A storage warehouse holding hazardous materials is subject to stricter requirements than an empty storage hall. The construction drawings must clearly show the fire compartmentation and escape routes.
Q05What if the intended use of the warehouse does not fit the environment plan?
Then you need a deviation or amendment of the environment plan. The municipality assesses whether they are willing to cooperate. This leads to the extended permit procedure of 26 weeks instead of the standard 8 weeks. Always carry out the planning check as the first step, before having drawings made.
Q06Can a warehouse on a residential plot be permit-free?
Rarely. A genuine warehouse or a larger storage building for commercial use almost never falls under the permit-free rules for outbuildings at a home. Those are intended for small storage sheds or garden sheds with limited height and floor area. Always check your situation via the permit check at omgevingsloket.nl.
Q07How long does the permit application take for a warehouse?
In the standard permit procedure the municipality has 8 weeks to decide. If a deviation from the environment plan is needed, the extended procedure of 26 weeks applies. Tekenpunt normally delivers the required construction drawings by arrangement (see your quote). With the rush service, faster (for a surcharge) is feasible.
Q08What does it cost to have construction drawings made for a warehouse at Tekenpunt?
Construction drawings start from €1,849 incl. VAT. A warehouse is a large building project, so the price depends on size and complexity. You always receive a fixed price in advance. If you are in a hurry, rush delivery is possible: +30% for rush (minimum €236 incl. VAT) or +50% for extra rush (minimum €417 incl. VAT), on top of the regular drawing work. Request a no-obligation quote for a tailored price.
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