How long does a permit take?
Applying for an environmental permit takes time, but how much time? That depends on the type of procedure, the completeness of your application and whether your building plan fits within your municipality's environment plan. This article explains how long the regular and extended procedures take, what affects the time limit and why a complete drawing set prevents delays.
The standard procedure for an environmental permit takes 8 weeks, extendable once by up to 6 weeks, so 14 weeks at most. The extended procedure takes around 26 weeks (6 months), extendable to 32 weeks. The clock only starts once your application is complete; missing documents pause it. After approval a 6-week objection period applies. Automatic approval when the municipality decides late has largely been abolished under the Environment Act.
Two procedures: regular or extended
Under the Environment Act there are two procedures for the environmental permit: the regular procedure and the extended preparation procedure. The municipality determines, based on your application, which of the two applies.
Reguliere procedure
This is the standard procedure for most private building projects: extensions, dormer windows, outbuildings and similar structures that fit within the environment plan. The decision period is 8 weeks. The municipality may extend this period once by a maximum of 6 weeks if they need more assessment time. They must inform you of this before the 8 weeks have elapsed. The maximum lead time under the regular procedure is therefore 14 weeks.
If the activity is assessed in combination with an activity for which the consent of another administrative body is required (such as the province for certain environmental activities), a decision period of 12 weeks applies instead of 8 weeks, also extendable once by 6 weeks.
Extended procedure
The extended preparatory procedure takes considerably longer: typically around 6 months (26 weeks), and can also be extended by 6 weeks. Under this procedure the municipality first puts a draft decision on public display for 6 weeks. During that period you and other interested parties can submit views. After processing the views, the municipality takes the final decision.
With the extended procedure, there is no objection phase after the final decision; you can only go directly to appeal with the administrative court.
The periods above start at the moment the municipality has assessed your application as complete (the so-called admissibility test). As long as documents are missing, the clock does not start or is paused.
When does the extended procedure apply?
The extended procedure is an exception, not the rule. It applies to:
- Bouwwerken bij rijksmonumenten of in beschermde stads- of dorpsgezichten
- Activiteiten bij IPPC-installaties of Seveso-inrichtingen (industrieel, niet relevant voor de meeste particulieren)
- Buitenplanse omgevingsplanactiviteiten (BOPA's): bouwplannen die afwijken van het omgevingsplan en waarbij het college de uitgebreide procedure passend acht
- Activiteiten waarvoor het omgevingsplan zelf de uitgebreide procedure voorschrijft
For most home extensions, additions, and dormers, the regular procedure applies. Not sure? Check with your municipality or via the Environment Portal which procedure applies to your application, before you submit.
What affects the processing time in practice?
The statutory time limit sets a maximum, but the practical processing time is determined by a number of factors.
Compleetheid van de aanvraag
This is the most important factor. If the municipality finds during the admissibility check that documents are missing, the decision deadline is paused until the supplementary information is received. You receive a request for this with a reasonable deadline. If you submit late or again miss parts, the delay increases further. An incomplete application can double the effective lead time.
Welstandsadvies
For permit-required structures that are visible from public space, the municipality tests the application against the aesthetic review policy. The municipality submits the drawing to the aesthetics committee (also known as the Spatial Quality Committee). If the committee has objections, you receive a negative recommendation or a request for adjustments. This extends the procedure. The municipality must inform you of this. Tekenpunt sees 90% of applications pass aesthetic review in one go because the drawings align with the local aesthetic review requirements.
Afwijking van het omgevingsplan
If your building plan deviates from the environment plan (more volume, different designation or use), the municipality needs more assessment time. For minor deviations, the municipality can incorporate this into the regular procedure; for larger deviations, a BOPA is necessary, which triggers the extended procedure.
Zienswijzen (uitgebreide procedure)
In the extended procedure, third parties such as neighbours or local residents can submit views on the draft decision. The municipality must respond substantively to each view before taking the final decision. The more views, the longer this takes.
Drukte bij de gemeente
Some municipalities have a longer processing time due to the volume of applications. This has no effect on the statutory deadline but can play a role in practice, particularly during the admissibility assessment.
Granting by operation of law: what changed under the Environment Act?
Under the old Wabo, the so-called fictitious granting or 'by operation of law' applied to the regular procedure: if the municipality did not decide in time, the permit was automatically granted. Many people are still familiar with this.
Onder de Omgevingswet is dit grotendeels vervallen.
The Environment Act takes as its starting point that automatic granting by the municipality's inaction (lex silencio positivo) only applies if explicitly stipulated. For most building activities this is not the case under the Environment Act. If the municipality exceeds the decision period, it has forfeited a penalty payment if you have served it with a notice of default, but there is no automatically granted permit.
In short: you can no longer assume that an exceeded deadline is equivalent to a permit. Never start building without a written decision in hand. Consult a lawyer when in doubt.
After the decision: objection and when may you start?
After the permit is granted under the regular procedure, an objection period of 6 weeks begins. During this period both you and third parties can lodge an objection with the municipality. Technically you may start building immediately after the permit is granted, but if someone lodges an objection and simultaneously requests an interim injunction from the administrative court, the court can impose a construction stop. If you have already started at that point, you are liable for the consequences.
Many clients wait out the objection period of 6 weeks or check with the municipality whether any objection is pending before engaging the contractor. That is sensible, especially for projects where neighbours have previously expressed objections.
With the extended procedure there is no objection period after the final decision; appeal proceeds directly via the administrative court.
Geldigheidsduur van de vergunning
An environmental permit does not have indefinite validity. You must start the activity within the time limit stated in the decision. The standard under the Environment Act is generally 3 years. If you do not start on time, the permit expires and you must submit a new application. Always check this in the decision itself.
How do you prevent delays? The role of a complete drawing set
The most effective way to control the processing time is to submit a complete and permittable application. It sounds simple, but in practice this is where things most often go wrong. Wat betekent 'vergunbaar'?
A permit-ready drawing is not only correct on paper; it also demonstrably fits within the environment plan (height, depth, building coverage) and meets the aesthetic review requirements for that specific location. A drawing that is technically correct but fails the aesthetic review will still lead to delays. Wat gaat er mis zonder specialist?
Self-drawn building plans or drawings from an architect who does not know your municipality's aesthetic review guidelines more often result in objections or requests for adjustment. Every adjustment costs weeks. Some applications go back and forth two or three times before they are approved. Hoe Tekenpunt dit aanpakt
Tekenpunt produces construction drawings for private individuals and small businesses with the aim: right first time. That means:
- Tekeningen op de vereiste schaal (1:100 of 1:50) met maatvoering, materiaalomschrijving en alle verplichte onderdelen voor het Omgevingsloket
- Aansluiting op de welstandsnota van jouw gemeente, zodat de commissie weinig reden heeft tot bezwaar
- Controle op het omgevingsplan: past jouw bouwplan binnen de geldende regels, of is een afwijking nodig? - Coördinatie van de constructieberekening door een KIWA-gecertificeerde constructeur, als dat vereist is
- Een indieningsklare documentenset die aansluit op de checklist van het Omgevingsloket
A complete drawing set is generally ready within 0-3 weeks; for urgent work in 0-2 weeks. Tekenpunt has been operating since 2016 and has completed more than 800 projects. 90% of applications pass aesthetic review in one go. Rates
A single construction drawing is available from €595. If you also need a site plan and structural calculation, we offer complete packages. If you are in a hurry, expedited delivery is available: +30% for delivery in 2 weeks (minimum €295) or +50% for delivery in 1 week (minimum €495), on top of the regular drawing work. Request a quote via the contact form; you will receive a response within one working day.
Summary: the time periods at a glance
Below is an overview of the deadlines for quick reference.
| Procedure | Beslistermijn | Verlenging | Maximaal | Na het besluit |
|---|---|---|---|---|
| Standard | 8 weeks | Eenmalig max 6 weken | 14 weken | Bezwaartermijn 6 weken |
| Regulier, met instemming ander bestuursorgaan | 12 weken | Max 6 weken | 18 weken | Bezwaartermijn 6 weken |
| Extensive | Circa 26 weken (6 maanden) | Eenmalig max 6 weken | 32 weken | Direct beroep, geen bezwaar |
Wat de klok stopt
- Onvolledige aanvraag: termijn pauzeert totdat aanvulling is ontvangen
- Termijn gaat in na de ontvankelijkheidstoets (volledige aanvraag vastgesteld)
Van rechtswege verlening
- Grotendeels vervallen onder de Omgevingswet
- Nooit starten met bouwen zonder schriftelijk besluit in handen
Frequently asked questions
Q01How long does an environmental permit take in the regular procedure?
The decision period is 8 weeks after receipt of a complete application. The municipality may extend this period once by a maximum of 6 weeks. The maximum statutory processing time in the regular procedure is therefore 14 weeks. Then add the 6-week objection period if you want to know when you can safely start building.
Q02How long does the extended procedure take?
The extended preparation procedure generally takes approximately 6 months (26 weeks). That period can be extended once by 6 weeks, to a maximum of 32 weeks. This procedure applies to more complex cases, such as buildings at listed structures or building plans that deviate from the environment plan (BOPAs).
Q03When does the decision deadline start running?
The decision period begins at the moment the municipality has assessed your application as complete (the admissibility check). If documents are missing, the period pauses until you have submitted the addition. An incomplete application can therefore considerably extend the effective processing time.
Q04Is the permit automatically granted if the municipality decides too late?
No, that is largely no longer the case under the Environment Act. The automatic granting through inaction by the municipality (lex silencio positivo), which applied under the old Wabo, has been abolished for most building activities. If the municipality exceeds the deadline, you can serve it with a notice of default and it will have forfeited a penalty payment, but there is no automatically granted permit. Never start building without a written decision in hand.
Q05May I start building immediately after the permit is granted?
Technically you may, but in practice it is wise to wait. After the permit is granted, a 6-week objection period begins. If someone files an objection and requests a preliminary injunction from the administrative court, the court can impose a building stop. If you have already started, you are then liable for the consequences. Many clients wait out the objection period or check with the municipality whether an objection has been filed.
Q06When does the extended procedure apply to my application?
The extended procedure applies, among other things, to structures at national monuments or in protected townscapes or village scenes, and to out-of-plan environment plan activities (BOPAs) that the executive council considers require the extended procedure. For most private building projects (extensions, dormer windows, outbuildings) the regular 8-week procedure applies.
Q07Can a missing document delay the procedure by months?
Yes. If the municipality finds during the completeness check that documents are missing, the decision period stops. You will receive a request for supplementation with a reasonable deadline. If you submit too late or documents are again missing, the delay accumulates further. It therefore pays to carefully go through the document checklist in the Environment Portal before you submit.
Q08How does a good drawing set ensure a shorter lead time?
A complete and permittable drawing set ensures that the municipality can immediately process the application (no pause due to missing documents) and that the aesthetics committee has little reason to object. Every adjustment or addition costs additional weeks. Tekenpunt produces drawings that align with the aesthetic review guidelines and the environment plan of your municipality, which means 90% of applications pass the aesthetic review in one go.
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