Read the development plan: this is the most important content!

Many people who want their own home have very specific ideas about what it should look like. Do you want to build a bungalow or a hipped roof, a car park, a front garden or do you want to pave the driveway up to the front door? Every builder asks these and many other questions when designing their home. But most ideas and desires fail before the first sod is turned. That is when you look at them Contents of the development plan of the acquired property take a closer look. That’s why you should read the development plan – and definitely before you buy the property!

The development plan is part of urban planning

The development plan for a property or sub-area falls within the scope of urban planning and is therefore the responsibility of the Municipality. Within the scope of applicable laws, each city determines its own structural development. This means that it decides on:

• Commercial and industrial areas
• Community supply facilities
• Recreational facilities
• Transportation facilities
• Supply and disposal systems

These urban development decisions are always taken into consideration Green Spaces Act and right Protection of nature and landscape encountered. A municipality therefore also determines which areas are residential and how they should be.

Essential for builders: read the development plan!

In general it can be said, The development plan contains information on the type and extent of possible development of a property and on the use of the areas that must be kept free. These plans can be viewed at local building authorities. They contain the graphic representation of the property, which, strictly speaking, represents its floor plan. This includes a justification for choosing between various alternatives. Environmental concerns and the participation of the public and authorities are taken into account. The justification also explains the objectives and goals of the urban development of the area. At the end there is a summary explanation. Many communities and cities make building plans available on their websites. Take your time while reading the development plan and study it carefully.

The four categories of the development plan

1. Structural use

Regarding the intended use of buildings, it is particularly important to distinguish between purely residential areas and general residential areas. For example, there are differences in the permissible noise level.

2. Level of structural use

The extent of structural use governs the dimensions of a building: the height of the walls, the height of the eaves and the height of the ridge are fixed in the building plan. Furthermore, the extent of structural use provides information on the number of full floors permitted and the intensity of waterproofing, i.e. what percentage of a property surface can be built on. If a development plan specifies pure green space, paving is not permitted in this area. In purely residential areas this value is around 30%. This means there is a GRZ value of 0.3.

3. Building land areas

The extent of structural use is closely linked to information on the surface area of ​​buildable land. The building lines, building boundaries and development depth are fixed. This clearly describes what position the house should have on the property.

4. Construction method

Information about the construction method is also important: If the house is to be connected to neighboring houses or to the property line, this is called a closed construction method. However, if a lateral distance from the property line is required, it is called an open construction method.

The instructions in the project go beyond size and dimensions

In many municipalities the content of development plans now also includes provisions for unitary local planning. Roof shapes, roof pitch, colors, materials and specific types of homes are determined. Here the builder has little space to design the house according to his wishes and ideas. This is precisely why you should read the development plan before purchasing the property to avoid disappointment later.

In some construction plans they even exist Clear guidelines for parking, bin spaces and play areas set. Some communities even go as far as declaring the type of heat generation in the building design. They range from a ban on burning to mandatory connection to the local heating and district heating network.

Read the development plan: In the jungle of area names

The following areas are distinguished in the development plan:

• Kleinsiedlungsgebiete (WS)
• Rein Wohnbits (WR)
• General Residential Areas (WA)
• Special Residential Areas (WB)
• Village Areas (MD)
• Mixed areas (MI)
• Urban areas (MU)
• Central Areas (MK)
• Commercial areas (GE)
• Industrial areas (GI)
• Special Areas (SO)

In each of these areas, different types of buildings are “permitted,” “exceptionally permitted,” or “not permitted.” For example, residential buildings are not allowed in central areas, commercial areas, industrial areas and special areas.

The contents of the development plan are binding

The contents of the development plan are determined by the city council and are therefore local law, which means that they are a set of legally binding rules that every manufacturer must comply with. Whether and when the contents of the development plan will be created, supplemented or modified is at the discretion of the city.

In individual cases, an exemption from minor requirements is possible. However, the community always decides this individually. This takes into account how the changes visually fit into the residential area. For example, if all neighbors respect a certain roof slope, it will be difficult to make changes in this regard. If developers want substantial changes to the development plan, a so-called amendment procedure must be initiated.