New-build home: process and rules
Building a new home starts with good construction drawings and an environmental permit. The process is more thorough than a renovation: your home must meet all requirements of the Bbl, the environment plan of your municipality determines what is permitted on the plot, and the Wkb sets requirements for inspection during construction. Tekenpunt takes care of the complete set of construction drawings, the structural calculation, and the environmental permit application so you are ready to build.
A newly built house always requires a permit; there is no permit-free category for new main buildings. The house must meet the BENG requirements and is built without a gas connection; under the Wkb, an independent quality assurance officer checks the technical execution instead of the municipality. A complete drawing set (site plan, floor plans, elevations, cross-sections and details) costs from €1,849 incl. VAT at Tekenpunt, the structural calculation €2,118 incl. VAT and the permit application €1,083 incl. VAT. The standard procedure takes 8 weeks.
Always subject to permit: the environmental permit for a new build home
Building a new build home always requires a permit. There is no exception for permit-free construction for new main buildings. You are dealing with two activities that both require a permit.
The technical building activity (Bbl): Every new home must comply with the technical requirements of the Besluit bouwwerken leefomgeving. The municipality assesses the building application against structural safety, fire safety, energy efficiency (BENG requirements), ventilation, daylight access and a range of other technical requirements. For a home in consequence class 1 (ground-level homes and simple residential buildings), the Wet kwaliteitsborging voor het bouwen (Wkb) applies. This means an independent quality assurance inspector checks the construction on behalf of the municipality, rather than the municipality itself.
The environment plan activity (spatial component): Whether a home may be built on a given site is determined by the municipality's environment plan. The plan regulates, among other things, the building envelope (the zone in which you may build), the maximum building height, the function of the plot (residential, mixed, agricultural), and sometimes also the roof shape or materials used. If your plan deviates from what the environment plan permits, you will need an additional permit for an environment plan activity, or the municipality must carry out an environment plan amendment. That is a longer procedure.
Always carry out the permit check via the Omgevingsloket (omgevingsloket.nl) before having drawings made. The outcome varies per address.
The environment plan: plot, building envelope and function
The municipality's environment plan is the first hurdle in new build construction. Before you think about the layout of your home, you need to know what is permitted on the plot. The following factors determine what is possible.
Building envelope: the environment plan indicates a building envelope within which the main building must be erected. Outside the building envelope you may not build a home, even if the plot is larger. Outbuildings and canopies can sometimes be placed outside the building envelope, but the home itself cannot.
Maximum building height and eave height: the environment plan stipulates how high the home may be. This is sometimes a combination of a maximum eave height and a maximum ridge height. If you want a taller home, a deviation procedure is required.
Function and designation: the plot must have the function 'residential'. On an agricultural or commercial plot you may not build a regular home without an environment plan amendment. For a new build on a former commercial site, a change of function or amendment to the environment plan is always required.
Building lines and coverage ratio: some environment plans set a minimum distance to the plot boundary or the road (building line) and a maximum percentage of the plot that may be built on.
Consult the environment plan via the Omgevingsloket or the municipality's website before making a sketch. During the intake Tekenpunt checks which spatial frameworks apply.
Technical requirements for a new home: Bbl and BENG
A new build home must meet an extensive set of technical requirements from the Bbl. The requirements are stricter than for a renovation, because you are building a completely new home that must last for decades. The most important requirements are:
Structural safety: the structure must be able to handle wind and snow loads and must be stable. This is demonstrated via the structural calculation, which is a mandatory part of the permit application.
Energy performance (BENG): all new build homes must comply with the BENG requirements (Nearly Energy-Neutral Buildings). This means that the energy demand of the home must be limited, that the share of renewable energy meets a minimum, and that primary fossil energy consumption is restricted. In practice this leads to extensive insulation, triple glazing in most cases, and a heat pump installation or other sustainable energy supply. Gas-free construction is mandatory: a new home may no longer be connected to the gas grid.
Ventilation: the Bbl sets requirements for the minimum ventilation capacity per habitable room. This is checked during the construction phase by the quality assurer.
Daylighting: every habitable room (living room, bedrooms) must receive sufficient daylight. The Bbl prescribes a minimum glazed area relative to the floor area.
Fire safety: for a ground-level single-family home the requirements concern the fire resistance of partition walls with the neighbouring home (for terraced houses), escape routes, and the distance to plot boundaries.
Sound insulation: at locations along busy roads or railway lines additional noise requirements may apply. This is investigated in an acoustic study.
The BENG calculation and the acoustic survey are prepared by specialised advisers. Tekenpunt works with advisers who deliver these calculations as a package component with the drawings.
The Wet kwaliteitsborging: what changes for new build?
Since the entry into force of the Wkb, for new build homes the technical building inspection is no longer carried out by the municipality but by an independent quality assurance inspector. This has practical consequences for your construction process.
Who is the quality assurer? A quality assurer is a certified company or person who verifies on your behalf (or the contractor's) that the construction complies with the Bbl requirements. They supervise the critical moments in the build, such as the foundation, the structure, and the installations.
What do you need to arrange? As the client you are responsible for engaging a quality assurance inspector before construction begins. The municipality receives a construction notification (not a building permit for the technical assessment) and the quality assurance inspector issues a statement at the end of the build confirming that the home meets the Bbl requirements. Without that statement the home may not be occupied.
What changes about the permit? The environmental permit for the environment plan activity (spatial component) remains in place and is still assessed by the municipality. What falls away is the municipality's preventive technical review. The permit application still includes the technical drawings and the structural calculation, but the substantive check is carried out by the quality assurance inspector.
Tekenpunt delivers the drawing set that is suitable both for the permit application and for the quality assurance inspector's dossier.
The aesthetic review for a new build home
In addition to the technical and spatial assessment, the municipality's aesthetic review committee evaluates whether the home visually fits its surroundings. Not every municipality has an active aesthetic review policy: some municipalities have introduced a permit-free aesthetic regime or work with a limited fast-track review. Check which regime applies in your municipality.
In areas with an aesthetic review, the committee looks at:
- Architecture and roof shape: does the home fit in with the streetscape or the character of the neighbourhood?
- Materials and colour: which facade materials and roofing are common in the area?
- Scale and mass: does the volume of the home match the surrounding buildings?
- Detailing: are the window frames, roof cornices, and other details proportionate to the rest of the home?
Tekenpunt incorporates common aesthetic review requirements into the facade elevations and ensures clear material indications. In more than 90% of projects we obtain aesthetic review approval in the first round. In protected townscapes or village conservation areas and at locations near national monuments stricter rules apply; in those cases we advise preliminary consultation with the municipality before having drawings made.
The complete drawing set for a new build home
A permit application for a new build home requires a more extensive set of drawings than for a renovation. Tekenpunt produces the following drawings:
Site plan: an overview of the plot showing the position of the home, the distance to plot boundaries, the connection to the road, and the compass orientation. The site plan shows whether the home falls within the building envelope and whether the building lines are respected.
Floor plans (all building levels): each building level is drawn separately with the dimensions of all rooms, the positioning of doors and windows, the staircases, and the floor areas. The municipality and quality assurance inspector use these drawings to check the daylighting requirements and the escape route requirement.
Facade elevations (all four facades): the front, side and rear facades are drawn in elevation with the exact height dimensions, the window and door openings and the material indications. The aesthetic review committee assesses the elevations to determine whether the home suits its surroundings.
Sections: one or more sections through the home show the floor-to-ceiling heights, the roof structure, the floor thickness, and the foundation depth. The section is essential for checking the building height and for giving the structural engineer insight into the construction build-up.
Details: connection details of the foundation, facades, roof and critical junctions (insulation connection, window frame position). Details are required for the quality assurance officer and the contractor.
Structural drawings and calculations: for a new build home, structural drawings and a structural calculation are always required. Our own structural engineer prepares this as a package component with the building drawings.
In addition to the drawings, a BENG calculation, an acoustic report or a sunlight study may be requested for complex locations. Tekenpunt refers you to the right adviser if this is needed.
The process from sketch to permit at Tekenpunt
Tekenpunt is a drawing office and not an architect. We develop your idea or sketch into a complete set of construction drawings and handle the environmental permit application. The process is as follows:
1. Intake and plot assessment: you send us your sketches, the cadastral map of the plot and the address. We review the environmental plan and ask targeted questions about the desired layout, the roof shape and the choice of materials. 2. Elaboration of construction drawings: we draw the site plan, all floor plans, facade elevations, sections, and the required details. The drawings meet the requirements of the Omgevingsloket and the file for the quality assurance officer. 3. Structural calculation (package component): our own structural engineer prepares the structural calculation. For a new-build home this covers the foundation, the ground-floor slab, the upper floor, the roof structure and the facade columns. 4. Environmental permit application (package component): we submit the complete application via the Omgevingsloket, including all attachments the municipality requires. The regular procedure takes 8 weeks, with a possible extension of 6 weeks. 5. Delivery: you receive the final drawings in PDF and DXF/DWG, ready for the contractor, the quality assurance officer and the municipality. The standard delivery time is planned by arrangement after approval of the intake. In a hurry? With the rush option we deliver faster, for a surcharge. We have worked since 2016 and have completed 930 projects. 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. Those costs differ per municipality and are based on the construction cost or a fixed rate. Tekenpunt adds no margin to the municipal fees; you pay them directly to the municipality.
Frequently asked questions
Q01Is an environmental permit always required for a new build home?
Yes, always. There is no permit-free category for new main buildings such as a home. You need both a permit for the environment plan activity (spatial component) and a construction notification or permit for the technical building activity under the Wkb. Do the permit check via the Omgevingsloket for the exact situation on your plot.
Q02What is the environment plan and why does it matter?
The environment plan is the local regulation that determines what may be built on a plot. It specifies the building envelope, the maximum building height, the land use function, and sometimes the roof shape or materials. If your plan does not fit within the environment plan, you need an additional permit for a deviation or the municipality must amend the environment plan. That is a lengthier procedure. Always check the environment plan before you start on drawings.
Q03What are the BENG requirements and do they apply to my new build home?
BENG stands for Bijna Energieneutraal Gebouw (Nearly Energy-Neutral Building). All new homes in the Netherlands must comply with the BENG requirements. These requirements cover the maximum energy demand of the home, the minimum share of renewable energy, and the maximum primary fossil energy consumption. In practice this leads to extensive insulation, triple or improved double glazing, and a heat pump or other sustainable installation. Connection to the gas grid is no longer permitted for new homes.
Q04What does a quality assurance inspector do and do I need to engage one myself?
A quality assurance inspector is an independent certified company that verifies whether your home complies with the Bbl requirements during construction. Under the Wkb, the municipality no longer carries out this technical inspection itself for new build homes in consequence class 1. You (or the contractor) engage the quality assurance inspector before construction begins, and the inspector issues a declaration at the end confirming that the home is ready for occupation. Without that declaration you may not move into the home.
Q05Which drawings are mandatory for the permit application?
For a new build you need at minimum a site plan, floor plans for all building levels, elevation views of all four facades, one or more cross-sections, and connection details. In addition, a structural calculation with structural drawings is always mandatory. For some locations the municipality also requests a BENG calculation, an acoustic report, or a sun study. Tekenpunt prepares the complete mandatory set.
Q06How long does the permit procedure take for a new build home?
The regular procedure for an environmental permit takes 8 weeks, with a possible extension of 6 weeks. If the plan deviates from the environment plan, the extended procedure may apply, which takes 26 weeks. Add to that the preparation time for the drawings (by arrangement (see your quote) at Tekenpunt, faster (for a surcharge) with rush) and the duration of the construction itself.
Q07What does it cost to have a new build home drawn at Tekenpunt?
The building drawing set for a new-build home starts from €1,849 incl. VAT. The environmental permit application is a package component of €1,083 incl. VAT and the structural calculation costs €2,118 incl. VAT. 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. On top of the drawing prices you pay municipal fees directly to the municipality; these differ per municipality.
Q08Can Tekenpunt also help if my plot does not have a residential designation?
Tekenpunt creates construction drawings based on the applicable rules. If your plot has no residential function in the environment plan, the drawings are still needed but you must first submit a principle request to the municipality to assess whether a change of use or environment plan amendment is possible. You submit that principle request yourself or through a spatial planning adviser; Tekenpunt then produces the drawings once it is clear what is permitted.
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