Applying for a permit: step-by-step
Are you planning to build an extension, dormer or conservatory? Then the first question is not 'what does my drawing look like', but 'do I actually need a permit?' Since 1 January 2024 the Netherlands has been working with the Environment Act and everything is applied for via the Omgevingsloket (omgevingsloket.nl). This step-by-step guide explains when an environmental permit is required, what you need and how the procedure works - from the initial check to an irrevocable decision.
You apply for an environmental permit via the Omgevingsloket (omgevingsloket.nl), the single national portal under the Environment Act since 1 January 2024. First run the free permit check, then gather the required documents (a compliant construction drawing, site plan and often a structural calculation) and submit a complete application. The municipality decides within 8 weeks, extendable once by 6 weeks. After approval a 6-week objection period applies and municipal fees are charged.
When do you need a building permit?
Not every structure requires a permit. Many small structures are permit-free, but the rules are stricter than many people think. Two conditions determine whether you may build permit-free: a technical threshold and a spatial threshold. Both must be met simultaneously.
Technical threshold
The structure must meet the technical requirements in the Building Decree (Bbl). Those requirements always apply, including for permit-free structures. Think of structural safety, fire safety and daylighting. Permit-free therefore does not mean: free from rules.
Spatial limit
The structure must be located in the rear garden area of the dwelling: the plot behind the rear facade (or a side facade that does not border public land). If you build at the front or on a side that borders a public road or public green space, a permit is almost always required.
For associated structures (extensions, rear additions, outbuildings, canopies) in the rear garden area, specific maximum sizes apply. How much you may build depends on the total size of the plot and how much is already built on. The Bbl provides a sliding scale for this.
When is a permit required in any case?
- Extensions, add-ons or outbuildings that fall outside the permit-free limits
- Dormers on the front or on a sloped roof plane facing the public road
- Structures that deviate from the zoning plan (zoning rules)
- Structures near national listed buildings or in protected townscapes or villagescapes
- Structures taller than what the Bbl allows in the specific situation
- Extensions to a dwelling that exceed the existing building line
Note municipality-specific rules
Since the Environment Act, municipalities can include their own rules in the environment plan. What is permit-free in one municipality may require a permit in another. Some municipalities have designated protected residential areas or visual quality plans with stricter requirements. Check this via the Omgevingsloket or the environment plan of your municipality.
If in doubt: always carry out the permit check first. It is free, anonymous and immediately gives an indication.
You submit the application itself via the official Omgevingsloket, the national government portal.
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.
What do you need for the check?
Gather this information before you start, as you cannot save the check halfway through:
- The exact address and cadastral information of the plot
- The location on the plot: rear plot area, front yard or side yard adjoining a public road
- Dimensions: height, width, depth and gross floor area of the structure to be built
- Use function (residential, storage, hospitality, et cetera)
- Specific characteristics: roof shape, distance to the side boundary, distance to the rear facade
- Whether the property is a listed building or is located in a protected townscape
Three possible outcomes
- Permit-free: you may start building straight away. Note: the technical building regulations from the Bbl always apply. You are responsible for compliance yourself.
- Notification requirement: you don't need to apply for a permit but must inform the municipality via the Omgevingsloket before you start. The municipality responds within 4 weeks.
- Permit-required: you must apply for a building permit for the activity 'building'. Sometimes an additional activity is also required, such as 'deviating from the zoning plan' or 'national monument activity'.
Omgevingsloket vs. the old 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.
Check per activity
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.
Permit-ready construction drawing (required)
A scale-accurate drawing (usually 1:100 or 1:50) of floor plans, elevations and cross-sections of both the new and the existing situation. The drawing must include:
- Dimensions (width, depth, height of each component)
- Material description (facade, roof, window frames)
- Relation to the plot boundary and the existing building
- Ridge direction and roof shape
- Indication of north on the floor plan
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.
Site plan (required)
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.
Energy performance documentation
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.
Sometimes additionally required
- Soil or foundation survey: for subsided or soft soil or planned ground disturbance
- Acoustic survey: for extensions adjoining a party wall with neighbours
- Demolition notification: if you demolish existing parts that may contain asbestos (separate from the building permit)
- Aesthetic review advice: some municipalities request this as an additional document for more complex facades
- Archaeological survey: for projects involving deeper excavation in areas with archaeological expectation
Warning: do not submit incomplete work
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.
See also: 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.
Standard procedure (default for private individuals and most building projects)
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.
Extended procedure (exceptional situations)
For some activities, the extended preparation procedure applies. This is, among other things, the case for:
- Structures adjacent to or on national listed buildings or in protected townscapes or villagescapes
- Activities at IPPC installations or Seveso establishments
- Activities for which the municipality has prescribed the extended procedure in the zoning plan
- Off-plan zoning plan activities (BOPAs) where the council considers this appropriate
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.
What does the municipality assess during the procedure?
The municipality assesses against at least:
- The zoning plan: does the building fit within the zoning rules for that plot?
- The design review policy (welstandsnota): does the architectural design meet the local visual quality requirements?
- The Buildings and Living Environment Decree (Bbl): have the technical building regulations been complied with (structure, fire, energy)?
- Any additional statutory frameworks: heritage, water assessment, nature and environmental regulations
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.
How are permit fees calculated?
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.
Permit fees upon refusal
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.
When do you have to pay?
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.
When are you allowed to start building?
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.
Appeal after objection
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.
For the extended 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.
Honest advice: invest upfront
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.
See also: Have a building permit drawing made en Need an express drawing?.
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.
Error 1: drawing does not match the environment plan
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.
Mistake 2: incomplete drawing
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.
Mistake 3: building permit-free when it is not
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.
Mistake 4: starting construction too late
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.
Mistake 5: using the wrong portal
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.
Mistake 6: not accounting for the aesthetic review
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. What does Tekenpunt do?
- Permit-ready construction drawings: floor plans, facades and cross-sections at the correct scale, with dimensions, material descriptions and all mandatory elements for the application
- Site plan based on cadastral data
- Coordination of the structural calculation by a KIWA-certified structural engineer
- Advice on permit-free building versus subject to a permit requirement, based on your plot and building plan
- Submission-ready document set matching the Omgevingsloket checklist
Turnaround time and working method
A complete set of drawings is typically ready within 4 weeks. For rush orders it can be done in 1 to 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
- Single construction drawing: from €595
- Complete set (construction drawing + site plan + structural calculation): from €1.495
- Premium package: from. If you're in a hurry, express delivery is possible: +30% for delivery in 2 weeks (minimum €295) or +50% for delivery in 1 week (minimum €495), on top of the regular drawing work. €495
Request a quote via the contact form. You'll get a response within a day. See also: Getting a construction drawing made en Rates.
Frequently asked questions
Q01Can I do the permit check without logging in?
Yes, the permit check at omgevingsloket.nl is available without logging in. You see the result immediately (permit-free, notification required, or permit required) without having to create an account. Only the actual submission of an application requires logging in with DigiD (private individuals) or eHerkenning (businesses).
Q02What if the municipality does not decide within 8 weeks?
If the municipality neither extends the decision deadline in time nor issues a decision, the so-called 'permit granted by operation of law' takes effect for the standard procedure (lex silencio positivo). The permit is then automatically granted. The municipality must confirm and publish this in writing. Do not start building before you have that confirmation. If in doubt, consult a lawyer; the lex silencio does not apply to all activities.
Q03How long does it take before I may start building after a permit is granted?
After the permit is granted, an objection period of 6 weeks begins. During this period both you and third parties (neighbours, local residents) can lodge an objection. Technically you may start immediately, but if someone files an objection and requests a provisional measure from the court, you risk a construction stop. Many builders wait out the objection period or check with the municipality whether any objection is pending before they start.
Q04My building plan does not fit within the zoning plan. What now?
In that case you need an out-of-plan environment plan activity (BOPA). This is a more onerous deviation procedure in which the municipality assesses whether it is willing to deviate from the environment plan. A BOPA is generally subject to the extended procedure (approximately 26 weeks). The likelihood of success depends on the extent of the deviation and municipal policy. Have an advisor or drawing firm first assess whether a BOPA is realistic before you submit the application.
Q05Does the Environment Act apply to all municipalities in the Netherlands?
Yes, the Environment Act has been in force across the Netherlands since 1 January 2024. All municipalities now work with the Omgevingsloket and the environment plan is gradually replacing the old zoning plans. Municipalities have until 2032 to fully draw up their environment plan; during the transitional period, temporary environment plans apply that encompass the old zoning plans plus the so-called bruidsschat rules.
Q06Can I apply for an environmental permit for a structure that has already been built (legalisation)?
Yes, that is possible. A legalisation application is a standard permit application for an existing structure. The municipality assesses whether the structure is permittable on the basis of the current environment plan and the aesthetic review requirements. If so, the permit is granted and the structure is legalised. If it is not permittable, you must modify or demolish the structure. A legalisation application requires the same documents as a new application, including drawings of the existing situation.
Q07How long is an environmental permit valid?
An environmental permit for a building activity is generally valid for the duration stated in the decision. Under the Environment Act the starting point is that you must commence the activity within the period stated in the decision (standard 3 years). If you do not start on time after the permit is granted, the permit lapses. Some municipalities specify a shorter period. Always check this in the decision itself.
Q08What is the difference between the regular and the extended procedure?
The standard procedure takes a maximum of 8 weeks (with an option to extend by 6 weeks), is the default for most private construction projects and allows an objection period of 6 weeks after the decision. The extended procedure typically takes 26 weeks and is used for more complex activities such as construction at monuments, BOPAs or activities at large industrial facilities. In the extended procedure, a draft decision is published for public consultation on which anyone can submit views; there is no objection phase after the final decision.
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