Bouwmogelijkheden Arnhem

What makes Arnhem unique for parcel data?

Arnhem is a city of transitions: from the Veluwe push moraines in the north to the river clay of the Rhine in the south. This geological diversity makes parcel data in Arnhem particularly relevant — foundation risk and building rules differ dramatically per neighbourhood. Anyone buying a home here must know the soil composition and protected townscapes per parcel.

1. Clay soil and foundation risk — the vulnerable neighbourhoods of Arnhem East and south

The dominant soil in Arnhem is clay, and combined with an average soil subsidence of 1.6 mm per year, this can put stress on foundations. The municipality of Arnhem confirms that foundation problems mainly occur in homes built before 1970. The KCAF (Knowledge Centre for Foundation Problems) has received reports in recent years from Malburgen, Elden, Arnhemse Broek and Presikhaaf.

The most vulnerable neighbourhoods:

• ✓Malburgen (construction from 1937): the first neighbourhood south of the Rhine, with post-war gallery flats from 1945-1960 on clay soil. 31% of homes were built in the post-war period and face asbestos, poor insulation and foundation issues. Soil subsidence and fluctuating groundwater levels cause cracks and tilt in an estimated 47% of homes in parts of the neighbourhood.
• ✓Presikhaaf (construction from 1952): an "open-air museum of post-war reconstruction" with homes from the 1950s and 60s. Presikhaaf III is 75 years old and due for renovation. The clay foundation is sensitive to settlement when groundwater levels drop.
• ✓Elden: one of the oldest neighbourhoods where foundation problems have been reported, with homes partly on clay-over-peat profiles near the river.
• ✓Klarendal and Geitenkamp: two of the five vulnerable neighbourhoods in Arnhem east where the municipality has been investing for years in livability and housing quality.

The municipality of Arnhem has a reporting point for foundation damage and invests in research and public information. Anyone considering a home in these neighbourhoods can check the foundation type per parcel and the associated risk level with a Funderingsrapport before purchase.

2. Protected townscapes and monuments — seven nationally protected views

Arnhem is one of the most protected cities in the Netherlands with 7 nationally protected townscapes and 2 municipally protected townscapes. This directly affects what you may build per parcel:

• ✓Geitenkamp: a unique garden village with workers' cottages from the interwar period, entirely a protected townscape.
• ✓Mussenberg: a protected townscape with historic buildings around the neighbourhood of the same name.
• ✓Patrimoniumbuurt-Vogelwijk: a protected townscape with post-war working-class housing and specific design requirements.
• ✓Sonsbeekkwartier: a protected townscape with the historic Sonsbeek villas and the park of the same name.
• ✓City centre with the Eusebius Church and Walburgiskerk: the historic heart of Arnhem with a medieval street plan and monumental churches.

In these protected townscapes additional rules apply:

• ✓Every visible change — roof extension, facade alteration, window frame colour — passes through the monuments committee and architectural review.
• ✓Roof extensions are often excluded, or require extensive monumental advice.
• ✓Solar panels on pitched front roofs are in most protected townscapes permit-required.

3. Permit-free building in Arnhem — what is and is not allowed

Under the Building Decree on Living Environment (Bbl, art. 22.36), you may build an extension in the rear plot area without a permit. In Arnhem, the municipal omgevingsplan (CVDR696216) adds specific restrictions, especially within protected townscapes:

• ✓Rear plot area: the area beginning 1 metre behind the front of the main building. In Arnhem this also applies to corner houses where the side garden borders public land — the rear area then runs parallel to the side facade.
• ✓Maximum area: up to 50% of the rear plot area may be built up, but within protected townscapes this may be lower per district.
• ✓Height: maximum 3 metres nationally, but in Arnhem's protected townscapes the municipality may prescribe a maximum height of 2.5 metres or less.
• ✓Building percentage: the rear plot area may not be entirely built up — the total building area (including earlier extensions) may not exceed 50% of the rear plot.

In Arnhem neighbourhoods outside the protected townscapes — such as Elden, Schuytgraaf and Rijkerswoerd — more permissive building rules apply. Those needing a building permit can track the entire process through PlotSense's Aanvraagstatus service. A Bouwmogelijkheden report shows the exact permit-free area per parcel based on the Arnhem omgevingsplan.

4. From zoning plan to environment act — the transition in Arnhem

Arnhem has completed the transition from zoning plan to omgevingsplan under the Environment Act. The Arnhem omgevingsplan is the legal framework determining what may be built and used per location. Where an application relates to a building activity and the maintenance and use of the building, the omgevingsplan rules apply.

• ✓Transitional law: until the end of 2031, Arnhem may adopt its own permit-free rules in the omgevingsplan, with its own terminology per area.
• ✓**Protected townscape and archaeology": demolition in a protected townscape or archaeological monument requires a separate permit for demolition activities.
• ✓In practice: the municipality of Arnhem recommends consulting the omgevingsplan via the Omgevingsloket for the rules per specific location.

PlotSense translates these omgevingsplan rules into concrete building opportunities per parcel, so you know exactly what is permitted at your address.