What is a planning permit in Brussels?
A planning permit is an administrative authorisation, issued by the municipality or the Region, that allows you to carry out works: building, converting or demolishing a building, changing the use of a property, felling a tall tree, significantly altering the ground level or putting up a sign.
You must obtain the permit before any work begins. It gives its holder the right to carry out the authorised works for as long as it remains valid.
The CoBAT: the Brussels regulatory framework
In the Brussels-Capital Region, planning rules are set by the CoBAT (Code Bruxellois de l’Aménagement du Territoire, or Brussels Spatial Planning Code). It is the Brussels counterpart of the CoDT, Wallonia’s planning code.
The CoBAT sets out:
- The works that require a planning permit
- The exemptions from planning permission (minor works)
- The exemptions from the architect requirement
- The processing timescales for applications
- The planning regulations that apply: the RRU (Regional Urban Planning Regulation) and the RCU (municipal urban planning regulation)
The CoBAT is supplemented by implementing decrees, including the Order of 13 November 2008, known as the “exemptions decree”, which lists precisely which works are exempt from a permit.
When do you need a permit?
Under Article 98 of the CoBAT, a planning permit is required to:
- Build, rebuild or install a fixed structure
- Demolish a building
- Convert a building (changes to its volume, appearance or materials)
- Change the use or function of a property
- Significantly alter the ground level
- Fell a tall tree (outside the exceptions)
- Clear woodland
- Put up signs or advertising displays
Exemptions exist for minor works. See our dedicated page on work without a permit in Brussels.
Who issues the permit: municipality or Region?
In Brussels, two authorities can issue a planning permit:
- The college of mayor and aldermen: for most everyday projects in the 19 municipalities
- The delegated official (urban.brussels): for projects of regional interest, projects located along certain regional roads, or when the municipality has not reached a decision within the time limit
If in doubt, contact your municipality’s planning department or check urban.brussels.
Step-by-step procedure
The steps of a planning permit application in Brussels:
- Check whether your works require a permit and/or an architect
- Consult your municipality’s planning department (a preliminary meeting is recommended)
- Put together the application file (Annex 1 form + plans + supporting documents)
- Submit the application to the competent authority (municipality or urban.brussels)
- Receive the acknowledgement of receipt
- Completeness check of the file (45 days max)
- Assessment of the application: opinions, public inquiry and consultation committee where required
- Decision to grant or refuse within the statutory timescales
- Mandatory display of the granted permit on the building site
- Start of works
Depending on the municipality, the application can be submitted through the MyPermit.brussels platform or on paper. Brussels municipalities handle applications in French or Dutch, not in English.
What goes into the application
A planning permit application includes:
- The application form (Annex 1), duly completed
- Architect’s plans: existing and proposed situation (unless exempt from the architect requirement)
- Photos of the existing situation
- An explanatory note describing the project
- The statistical form
- Where applicable: EPB (energy performance of buildings) report, impact study, soil report
The number of copies required varies by municipality. Check with the planning department before submitting.
Validity and expiry of the permit
A planning permit in Brussels is valid for 3 years from the date of notification. This period can be extended once.
The permit expires if:
- Work has not started within 3 years
- Work is interrupted for more than a year
Offences and penalties
Carrying out works without a permit, failing to comply with the conditions of the permit or exceeding its period of validity is a planning offence. The offender faces:
- Criminal or administrative penalties
- An obligation to restore the site to its original state or to regularise the situation
- In the case of regularisation: application fees are doubled in some municipalities