Applying for a permit: step-by-step

Step 1: permit check via the Environment Desk

Go to omgevingsloket.nl and start the permit check. You can carry out this check anonymously; you only log in with DigiD (private individuals) or eHerkenning (businesses or sole traders) when actually submitting an application.

Wat heb je nodig bij de check?

Verzamel deze gegevens voordat je begint, want je kunt de check halverwege niet opslaan:

• Het exacte adres en kadastrale informatie van het perceel
• De locatie op het perceel: achtererfgebied, voorerf of zijerf aan openbare weg
• Afmetingen: hoogte, breedte, diepte en bruto vloeroppervlak van het te bouwen werk
• Gebruiksfunctie (wonen, opslag, horeca, et cetera)
• Specifieke kenmerken: kapvorm, afstand tot zijdelingse erfgrens, afstand tot de achtergevel
• Of het pand een monument is of in een beschermd gezicht ligt

Drie mogelijke uitkomsten

1. Vergunningsvrij: je mag direct bouwen. Let op: de technische bouwregels uit het Bbl gelden wel altijd. Je bent zelf verantwoordelijk voor de naleving.
2. Meldingsplichtig: je hoeft geen vergunning aan te vragen maar moet de gemeente informeren via het Omgevingsloket voordat je begint. De gemeente reageert binnen 0-3 weken.
3. Vergunningplichtig: je moet een omgevingsvergunning aanvragen voor de activiteit 'bouwen'. Soms is ook een aanvullende activiteit vereist, zoals 'afwijken van het omgevingsplan' of 'rijksmonumentenactiviteit'.

Omgevingsloket vs. het oude OLO

The Omgevingsloket has fully replaced the Omgevingsloket Online (OLO) as of 1 January 2024. Applications via the old OLO are no longer possible. Pending applications submitted before 2024 have been handled under the old Wabo regulations; new applications always fall under the Environment Act.

Doe de check per activiteit

A construction project can encompass several activities that are each individually subject to a permit requirement. Are you building an extension with a dormer window? Those are two activities to check. The Omgevingsloket lets you combine them into one application, but you must still go through the check for both of them.

Step 2: gathering documents

If you need to apply for an environmental permit, the Environmental Regulation determines which documents you must submit. The Omgevingsloket automatically provides a document checklist based on your specific situation when you apply. In any case, expect to need the following documents.

Vergunbare bouwtekening (verplicht)

Een schaalnauwkeurige tekening (doorgaans 1:100 of 1:50) van plattegronden, gevels en doorsneden van zowel de nieuwe als de bestaande situatie. De tekening moet bevatten:

• Maatvoering (breedte, diepte, hoogte van elk onderdeel)
• Materiaalomschrijving (gevel, dak, kozijnen)
• Relatie tot de perceelgrens en de bestaande bebouwing
• Nokrichting en dakvorm
• Aanduiding van noord op de plattegrond

A non-permittable or unclear drawing is the most common reason for delay or rejection. Some municipalities apply additional requirements; enquire about these with your municipality or consult the aesthetic review policy.

Situatietekening (verplicht)

A map showing your plot with the location of the new structure in relation to the plot boundaries, the existing dwelling and the public road. Use the Large-Scale Base Map (BGT) or a recent cadastral map as the base layer.

Structural calculation (often mandatory)

Required for structures where structural safety must be demonstrated, such as new foundations, load-bearing walls, floors and roof structures. A structural engineer prepares this. Tekenpunt works with a KIWA-certified structural engineer; that calculation is included in most applications as part of the complete service package.

Energieprestatie-documentatie

For extensions or additions for which an energy performance requirement applies under the Bbl (BENG), you must demonstrate that the building meets that requirement. This generally applies to new residential extensions with heated spaces.

Soms aanvullend vereist

• Bodem- of funderingsonderzoek: bij verzakte of slappe grond of bij geplande grondroering
• Akoestisch onderzoek: bij uitbouwen grenzend aan een scheidingsconstructie naar buren
• Sloopmelding: als je bestaande delen sloopt die asbest kunnen bevatten (los van de bouwvergunning)
• Welstandsadvies: sommige gemeenten vragen dit als aanvullend document bij complexere gevels
• Archeologisch onderzoek: bij projecten waarbij dieper gegraven wordt in gebieden met archeologische verwachting

Waarschuwing: geen halfwerk indienen

Only submit complete applications. An incomplete application pauses the decision period until all missing documents have been supplied. The statutory period only resumes once the supplement has been received. Any resulting delay is at your own expense. Carefully check the document checklist in the Omgevingsloket before submitting.

Zie ook: Getting a construction drawing made en Structural calculation.

Step 3: applying and the processing procedure

Submit the application via omgevingsloket.nl. You upload the documents digitally as PDF or DWG (depending on the municipality's preference). After submission, the municipality first checks whether the application is complete (admissibility check). If something is missing, you receive a request for additional information and the deadline is paused.

Reguliere procedure (standaard voor particulieren en de meeste bouwprojecten)

The municipality decides within 8 weeks of receiving a complete application. That is the statutory decision period (Article 16.64, paragraph 1 of the Environment Act).

The municipality may extend the period once by a maximum of 6 weeks if they need more time for the assessment. They must inform you of this before the 8 weeks have elapsed. The maximum period in the standard procedure is therefore 14 weeks (8 + 6).

Special case: if the activity requires the approval of another administrative body (for example the province for certain environmental activities), a decision period of 12 weeks applies instead of 8 weeks, with the same possibility of extension.

Extension is applied less often for simple residential building projects. If your drawing demonstrably fits within the environment plan and the aesthetic review requirements, a decision within 8 weeks is realistic.

Uitgebreide procedure (uitzonderingssituaties)

Voor sommige activiteiten geldt de uitgebreide voorbereidingsprocedure. Dit is onder andere het geval bij:

• Bouwwerken bij of aan rijksmonumenten of in beschermde stads- of dorpsgezichten
• Activiteiten bij IPPC-installaties of Seveso-inrichtingen
• Activiteiten waarvoor de gemeente in het omgevingsplan de uitgebreide procedure heeft voorgeschreven
• Buitenplanse omgevingsplanactiviteiten (BOPA's) waarbij het college dit passend acht

Under the extended procedure the process typically takes 26 weeks (6 months), which can also be extended once by 6 weeks. The difference: a draft decision is first made available for public inspection (for 6 weeks), during which you and other interested parties can submit views. The municipality then takes the final decision.

Wat beoordeelt de gemeente tijdens de procedure?

De gemeente toetst minimaal aan:

• Het omgevingsplan: past het bouwwerk binnen de bestemmingsregels voor dat perceel?
• De welstandsnota: voldoet de architectonische uitwerking aan de lokale beeldkwaliteitseisen?
• Het Besluit bouwwerken leefomgeving (Bbl): zijn de technische bouwregels nageleefd (constructie, brand, energie)?
• Eventuele aanvullende wettelijke kaders: erfgoed, watertoets, natuur- en milieuregels

After the decision you receive the decision in writing. If granted, it is also published in the local Government Gazette.

Permit fees: what does an environmental permit cost?

The municipality charges permit fees for processing your application. The amount varies per municipality and is set out in the municipal permit fees by-law. There is no nationally fixed rate.

Hoe worden leges berekend?

Most municipalities link the permit fees to the construction costs of the project: a percentage of the contract sum or a construction sum estimated by the municipality. The higher the construction costs, the higher the permit fees. Some municipalities use a fixed minimum rate for small applications; others work with tiered rates.

For small construction projects (a straightforward extension, dormer window, outbuilding) permit fees are generally in the order of a few hundred to a couple of thousand euros. For larger projects the permit fees run higher.

Leges bij weigering

Note: at most municipalities you also pay permit fees if the permit is refused. You are then paying for the processing of the application, not for the permit itself. A well-prepared application with an approvable drawing therefore prevents not only delay but also unnecessary costs.

Wanneer moet je betalen?

The municipality sends an invoice after submission or after the decision, depending on the municipal procedure. If you do not pay, the municipality can revoke the permit. Check the permit fees by-law of your own municipality for the exact rates; this is generally published on the municipal website.

Objection and appeal

If you receive a permit, a 6-week objection period begins immediately after publication. During this period both you yourself (in the event of a partial refusal) and third parties (neighbours, local residents or other interested parties) can lodge an objection with the municipality. The municipality then reconsiders the decision and issues a new decision on the objection.

Wanneer mag je beginnen met bouwen?

Technically you may start immediately after the permit is granted, but in practice it is wise to wait. If someone objects and simultaneously applies to the administrative court for an interim injunction, the court can impose a building stop. If you start too early and a building stop follows, you are liable for the consequences. Many builders wait out the 6-week objection period before starting, or request a statement that no objection is pending.

Beroep na bezwaar

If the permit is refused or you disagree with the decision after objection, you can appeal to the administrative court (the district court). After the district court's ruling, further appeal is available to the Administrative Law Division of the Council of State.

Bij de uitgebreide procedure

With the extended procedure there is no objection phase. You can only submit views during the public consultation period for the draft decision. After that you can appeal directly to the administrative court if you disagree with the final decision.

Eerlijk advies: investeer aan de voorkant

An objection procedure takes months and sometimes years. A permit annulled by a court can lead to a construction stop if you have already started. It is better to invest upfront in a solid application with an approvable drawing than to invest afterwards in legal proceedings. A drawing that demonstrably fits within the environment plan and the aesthetic review requirements significantly increases your chances of a positive decision.

Zie ook: Omgevingsvergunning tekening laten maken en Spoed-tekening nodig?.

Common mistakes with an environmental permit

Based on experience with hundreds of building projects, we consistently see the same pitfalls. Avoid them, because every mistake costs time and sometimes money as well.

Fout 1: tekening past niet bij het omgevingsplan

You apply for a permit for a building volume that exceeds what the environment plan allows, without applying for a BOPA. The municipality refuses. Read the environment plan of your municipality before submission, or have a specialist do so.

Fout 2: onvolledige tekening

Elevations, dimension lines or material descriptions are missing. The application is not accepted for processing until the missing documents have been provided. The deadline pauses.

Fout 3: vergunningsvrij bouwen terwijl het dat niet is

Someone builds without a permit based on their own estimate or a tip from the neighbours. The municipality enforces: a construction stop and sometimes an order to demolish. Always carry out the permit check.

Fout 4: te laat bouwen

An environmental permit has a validity period. Under the Environment Act, you must start the activity within the period stated in the decision (generally 3 years). If you do not start on time, the permit lapses. Check the validity period in the decision.

Fout 5: het verkeerde loket gebruiken

During the transition period after 1 January 2024, some applicants tried to submit an application via the old OLO portal. That portal is closed. Use only omgevingsloket.nl.

Fout 6: geen rekening houden met welstand

Your application technically complies with the environment plan but the aesthetic review rejects the facade because it does not fit the surroundings. The permit is then refused or you must revise the drawing. Consult your municipality's aesthetic review policy before you finalise the drawing.

How Tekenpunt helps you with the application

Applying for an environmental permit sounds straightforward, but things go wrong in the details: a drawing that does not meet the technical requirements, a building plan that falls just outside the permit-free limits, or an aesthetic review requirement that you overlooked. Tekenpunt produces construction drawings for private individuals and professionals and guides the application from the permit check through to submission. Wat doet Tekenpunt?

• Vergunbare bouwtekeningen: plattegronden, gevels en doorsneden op de juiste schaal, met maatvoering, materiaalomschrijvingen en alle verplichte onderdelen voor de aanvraag
• Situatietekening op basis van kadastraal gegeven
• Coördinatie van de constructieberekening door een KIWA-gecertificeerde constructeur
• Advies over vergunningsvrij bouwen versus vergunningplichtig op basis van jouw perceel en bouwplan
• Indieningsklare documentenset die aansluit op de checklist van het Omgevingsloket

Levertijd en werkwijze

A complete set of drawings is typically ready within 0-3 weeks. For rush orders it can be done in 0-2 weeks. Tekenpunt has been operating since 2016, has completed more than 800 projects, and sees 90% of applications pass the aesthetic review at the first attempt. Rates

• Enkele bouwtekening: v.a. €595
• Complete set (bouwtekening + situatietekening + constructieberekening): v.a. €1.495
• Premium pakket: v.a. Heb je haast, dan is spoedlevering mogelijk: +30% bij levering in 2 weken (minimaal €295) of +50% bij levering in 1 week (minimaal €495), bovenop het reguliere tekenwerk. €495

Vraag een offerte aan via het contactformulier. Je krijgt binnen een dag reactie. Zie ook: Getting a construction drawing made en Rates.

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