Framework permit (rammetillatelse)
A rammetillatelse (framework permit, outline permission) is the first step in a two-step building application process. The application must settle every significant aspect of the works that follows from the zoning status of the plot: outer volume, siting, building heights (eaves height, ridge height), roof shape, access, parking, distance to neighbouring boundaries, aesthetics and the relationship to higher level plans. Once the framework permit is granted, these limits are as a rule locked, and the design work that follows must stay within them. For developers, the framework permit is usually the milestone that triggers construction loan payments and the final preliminary design.
The legal basis is set out in the Planning and Building Act, section 21-4 and the building application regulations (SAK10), section 6-4. The permit lapses if the works have not started within three years, see the Planning and Building Act, section 21-9. Neighbours and affected parties can appeal within three weeks under the Public Administration Act, section 29; the appeal is handled by the kommune and then by Statsforvalteren (the county governor). Neighbour notification under the Planning and Building Act, section 21-3 is a condition for the application.
The second step is the commencement permit (IG), which documents that the technical requirements in TEK17 are met, that responsibility rights have been declared, and that the relevant statements from the municipal technical department, the fire service, the road authority and, where relevant, Statsforvalteren are in place. The commencement permit can be split up, typically one for excavation and foundations and one or more for the building itself, so that construction can start before all detailed design is finished. The gap between the framework permit and the commencement permit can therefore be used to run design work and preparatory works in parallel, and it is one of the biggest time savings in a development project. The sequence ends with a completion certificate or a temporary permit to occupy.
A framework permit differs from a zoning plan in that the plan governs what is allowed in the area in general, while the framework permit is the specific decision for one set of works on one property. If the works are to depart from the plan, a dispensation must also be granted under the Planning and Building Act, chapter 19. For works that need an application and that fall fully within a detailed zoning plan, the kommune can often process the application faster because the planning questions are already settled. The Norwegian Building Authority (DiBK) publishes case handling guidance for the whole building application process.
For works where all documentation and all responsibility rights are in place at the time of application, the kommune can instead process the application as a one-step application under the Planning and Building Act, section 21-2, where both framework and commencement matters are settled in the same decision.
In Placepoint you can follow framework permits in an area through Saksinnsyn and set up Overvåking to alert you to new decisions.
How this looks in Placepoint
In Placepoint you find this in Saksinnsyn:
From Placepoint's dictionary: Rammetillatelse
More information: Lovdata: the Planning and Building Act, section 21-4, Lovdata: the building application regulations (SAK10), section 6-4, DiBK: case handling, Store norske leksikon: rammetillatelse
English: General permission (initial building permit, per Plan- og bygningsloven).
Frequently asked questions
What is a rammetillatelse?
A rammetillatelse (framework permit) is the first step in the two-step building application process. It settles the planning matters, that is, whether the works are allowed under the applicable zoning plan and the Planning and Building Act.
How long is a framework permit valid?
A framework permit is valid for 3 yr from the date of the decision. Within that deadline, a commencement permit must be applied for and granted. The deadline can be extended on application.
Why does the framework permit matter to developers?
The framework permit confirms that the planning matters are settled. That gives the developer predictability, and it is needed to raise finance and move on to detailed design.
Can a framework permit be appealed?
Neighbours and other affected parties can appeal against the framework permit. The appeal deadline is normally three weeks from when the permit is made known. Statsforvalteren handles appeals against municipal decisions.
What is the difference between a framework permit and a commencement permit?
The framework permit settles whether the works are allowed in planning terms. The commencement permit settles the technical matters and the responsibility rights, and it is needed before the building work itself can start.