Building a veranda or carport

When is a canopy permit-free?

Under the Environment Act, the rules for permit-free construction are set out in the Bbl. The terms Wabo and Besluit omgevingsrecht have therefore lapsed. A canopy qualifies as an associated structure under the Bbl criteria for permit-free construction. The main conditions are:

1. Location in the rear garden area The canopy must be located entirely in the rear garden area. The rear garden area starts 1 metre behind the (extended) front facade building line of the home and must not border publicly accessible areas such as a pavement, car park or public road. Even if only a small part of the canopy falls outside the rear garden area, a permit is mandatory.

2. Maximum built-up area The Bbl sets limits on the total amount of outbuildings you may place in the rear garden area. This limit is structured in steps: on a smaller plot you may build a higher percentage, but there is an absolute maximum. Always count existing structures: a shed, garage or previously placed canopy takes up from your available space.

3. Maximum height An outbuilding may be a maximum of 5 metres high. For a canopy attached directly to the rear or side facade, additional Bbl rules apply regarding the eave height. A flat roof or a gently sloping roof generally stays within the limits more easily than a steeply pitched gable roof.

4. Freestanding or attached A canopy can stand freely on posts or be attached on one side to the facade of the home. Both variants can be permit-free if the other criteria are met. When attached to the facade, the structural connection to the home is a point to consider.

Always run the permit check The Bbl criteria apply to the environment plan activity, the spatial component. The Environment Act splits construction into two activities: the environment plan activity and the technical building activity. Technical building requirements also apply when building permit-free. Use the permit check via the Omgevingsloket (omgevingsloket.nl) to be certain whether your plan is permit-free.

When do you need a permit?

There are situations where a permit is always required, even when you are building at the rear:

Front garden or side adjacent to public area A canopy at the front facade or in the front garden area (up to 1 metre behind the front facade building line) always requires a permit. If you live on a corner plot, your side garden area often borders a public road or pavement. A canopy on that side garden area is therefore never permit-free, even if it is actually located 'behind' the front door.

Exceeding the area limits If the canopy exceeds the maximum permitted built-up area in the rear garden plot, a permit is required for the excess. This happens more often than you might think when there is already a shed or storage unit in the garden.

Listed building or protected conservation area Do you live in or near a national listed building, a municipal listed building, or a protected urban or village conservation area? Then stricter rules apply. For national listed buildings, almost all external construction activities require a permit, including a canopy that would be permit-free elsewhere.

Additional rules in the environment plan Your municipality can impose stricter rules than the Bbl through the environment plan. Some municipalities further restrict the height, surface area or appearance of accessory structures. Permit-free at national level therefore does not mean that the municipality has nothing more to say.

Larger structure For a larger canopy with a span of more than a few metres, or when attached to a load-bearing wall of the home, a structural calculation is required. This also applies when building permit-free. If the municipality requests a structural justification with a permit application, a KIWA-certified structural engineer provides the calculation.

Where an environmental permit is required, Tekenpunt handles the complete application including site plan, floor plans and facade drawings. Tekenpunt gets 90% of applications through aesthetic review in a single round.

Aesthetic review: when does it apply and what does it mean?

Aesthetic review concerns whether a structure fits the surroundings in terms of appearance, material use and design. The aesthetic review committee assesses this for permit applications and uses the municipality's aesthetic review policy for this purpose.

When does aesthetic review apply to a canopy? For permit-free construction at the rear, the municipality does not in principle assess against aesthetic review. As soon as you need an environmental permit, aesthetic review does apply. This is particularly relevant when the canopy is visible from the public road, so at the front facade, on a corner plot, or near a listed building.

What does the aesthetic review committee look at? The committee looks at the use of materials (does it fit with the rest of the home and the street?), colour scheme, the proportions between the new element and the existing home and the way the new structure connects to the roof and facades. An aluminium canopy in a matt anthracite colour tends to meet less resistance in most neighbourhoods than a bright colour or an exotic roof shape that does not suit the surroundings.

Practical advice When the environmental permit is applied for through Tekenpunt, the drawings are aligned with the aesthetic review criteria of your municipality. That is precisely why 90% of applications through aesthetic review in a single round : the drawings are set up from the outset with the aesthetic review requirements in mind, so that revision rounds are avoided.

Structure for larger canopies

A small canopy on four posts with a light roof deck is structurally relatively straightforward. Once the dimensions become larger or the canopy is attached to the facade of the home, structural considerations come into play:

Wind load and snow load Every roof must be able to withstand wind load and snow load. With a larger roof area, these forces increase. The posts, beams and connections must be dimensioned accordingly. A structural calculation makes this clear and gives the contractor a reliable basis for construction.

Attachment to the facade If the canopy is attached to the rear facade of the home, the wall anchors must be fixed into a load-bearing part of the facade. This requires knowledge of the existing structure. Tekenpunt incorporates the connection to the facade into the construction drawings; in more complex situations a structural engineer is called in.

Foundation For a freestanding canopy on posts, the foundation must safely transfer the forces of wind and load to the ground. Depending on the soil conditions and the size of the canopy, a simple pad foundation (concrete footing) may be sufficient or more may be needed.

When is a structural calculation mandatory? The requirement depends on the size and structural situation. If a permit is required, the municipality almost always asks for a structural calculation. With permit-free construction the Bbl requirement for structural safety still applies, but you don't need to submit the calculation unless the municipality requests it. Tekenpunt assesses per project whether a structural calculation is advisable or mandatory and connects you to the KIWA-certified structural engineer if needed.

The difference between a canopy and a conservatory

For the permit rules and the building technical requirements, the exact way the space is constructed matters. Below is a brief overview:

Canopy or veranda (open) A roof on posts or attached to the facade, without closed side walls. The space is openly connected to the outside air. Falls under the Bbl as an associated structure. No thermal requirements, no insulation requirements. Does count towards the built-up area of the rear garden plot.

Conservatory or garden room (enclosed) Enclosed space with glass walls and roof, forming a thermal part of the home. Also falls under the Bbl as an accessory structure, but with additional insulation requirements and glass detail requirements. A conservatory is essentially an extension with a lot of glass. Read more on the page about conservatories and garden rooms.

Glass sliding door without additional building volume Sometimes only the rear wall is replaced by a sliding glass door or folding wall without a new roof being added on the outside. In that case you are not adding building volume to the rear plot and different rules apply.

Not sure which category your plan falls into? Send your sketch to Tekenpunt. We assess it free of charge and tell you which drawings you need.

Costs: drawing and add-ons at Tekenpunt

A construction drawing for a veranda or canopy at Tekenpunt starts from €595. That price includes the basic plans: site plan, existing and new floor plan, elevation drawings, and a cross-section. The exact price depends on the size and complexity of the project and is always fixed upfront in the quote: no surprises afterwards.

In addition, there are add-ons that you can choose to include:

When do you need which add-on?

• Building permit: only if your situation is subject to a permit requirement. You'll know for certain after the permit check. Tekenpunt handles the complete application with the municipality, including all drawings.
• Structural calculation: needed for a larger canopy, when attaching to a load-bearing façade, or if the municipality requests it. A KIWA-certified structural engineer calculates the required dimensions of the supporting structure.
• 3D visualisation: useful if you want to see what the canopy will look like before sitting down with a contractor, or if you want to show the plan to a partner.
• Express: choose this if you need to submit a quote to a contractor quickly or have a deadline for a permit application. Delivery time then becomes 1 to 2 weeks instead of the standard 4 weeks.

Tekenpunt has been in business since 2016 and has completed more than 800 projects , including many canopies and verandas. Via the quote form on Tekenpunt.nl you receive a tailored quote, usually within 1 working day.

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