ᐅ Application for a New Residential Development: Selection of Plots
Created on: 11 May 2023 14:27
A
ankaheosHello everyone,
A large new development with 79 plots is currently being prepared near us, and we are trying to decide which plots to list in our application and in what order.
Unfortunately, the development is located north of a bypass road (federal highway, speed limit 100 km/h [62 mph]). Although a gabion wall will be built as a noise barrier (with a height of 5 m [16 ft]), we are concerned that traffic noise from the highway will still be clearly audible, especially on the southern plots. There are bridges crossing the federal highway to the west and east of the development, so the noise barrier will end at these points. We suspect that plots 4 to 8, for example, will be significantly affected by noise from the highway.
The allocation of the plots will take place in two stages: first by the city for all plots marked with an S. Afterwards (probably in Q3 or Q4 of this year), the remaining plots marked with a T will be allocated through an architect. Plots without an S or a T label will not be marketed at all.
The plots marketed by the city are priced between €315 and €330 per square meter (approximately $315 and $330 per square meter). The price that the architect will ask for is not yet known but will likely not be lower than the city’s price. In my opinion, some of the plots are too large for the price per square meter. However, the entire process (residents’ objections, environmental reports, noise assessments, zoning plan, development, etc.) has been ongoing for several years, so the zoning plan is already a few years old. It was created at a time when construction costs were 20-30% lower and the price per square meter in the city was around €200. Given our budget, only plots up to about 550 sqm (approximately 5,920 sq ft) are really an option, which rules out many already.
What is important to us when choosing a plot is a quiet location (even though there will probably be background noise from the bypass road everywhere) and a size between 350 and 550 sqm (3,770 and 5,920 sq ft). We are somewhat flexible on garden orientation, although south or southwest-facing would of course be ideal.
Among the plots marked with an S (allocation by the city), plot #37 is currently our favorite. The plots #64 to #77 are also interesting due to their orientation, but they are mostly around 600 sqm (6,460 sq ft) or larger, which is above our budget. We also cannot estimate how much noise from the highway is audible immediately behind the noise barrier.
For plots marked with a T (to be allocated later by the architect), our favorites are #29, #30, #26, and #25. We suspect that plots #29 and #30, in particular, will attract a lot of interest.
Which plots would you list in your application? Would you choose different ones? Does anyone have experience with plots located behind a noise barrier?
Best regards
A large new development with 79 plots is currently being prepared near us, and we are trying to decide which plots to list in our application and in what order.
Unfortunately, the development is located north of a bypass road (federal highway, speed limit 100 km/h [62 mph]). Although a gabion wall will be built as a noise barrier (with a height of 5 m [16 ft]), we are concerned that traffic noise from the highway will still be clearly audible, especially on the southern plots. There are bridges crossing the federal highway to the west and east of the development, so the noise barrier will end at these points. We suspect that plots 4 to 8, for example, will be significantly affected by noise from the highway.
The allocation of the plots will take place in two stages: first by the city for all plots marked with an S. Afterwards (probably in Q3 or Q4 of this year), the remaining plots marked with a T will be allocated through an architect. Plots without an S or a T label will not be marketed at all.
The plots marketed by the city are priced between €315 and €330 per square meter (approximately $315 and $330 per square meter). The price that the architect will ask for is not yet known but will likely not be lower than the city’s price. In my opinion, some of the plots are too large for the price per square meter. However, the entire process (residents’ objections, environmental reports, noise assessments, zoning plan, development, etc.) has been ongoing for several years, so the zoning plan is already a few years old. It was created at a time when construction costs were 20-30% lower and the price per square meter in the city was around €200. Given our budget, only plots up to about 550 sqm (approximately 5,920 sq ft) are really an option, which rules out many already.
What is important to us when choosing a plot is a quiet location (even though there will probably be background noise from the bypass road everywhere) and a size between 350 and 550 sqm (3,770 and 5,920 sq ft). We are somewhat flexible on garden orientation, although south or southwest-facing would of course be ideal.
Among the plots marked with an S (allocation by the city), plot #37 is currently our favorite. The plots #64 to #77 are also interesting due to their orientation, but they are mostly around 600 sqm (6,460 sq ft) or larger, which is above our budget. We also cannot estimate how much noise from the highway is audible immediately behind the noise barrier.
For plots marked with a T (to be allocated later by the architect), our favorites are #29, #30, #26, and #25. We suspect that plots #29 and #30, in particular, will attract a lot of interest.
Which plots would you list in your application? Would you choose different ones? Does anyone have experience with plots located behind a noise barrier?
Best regards
Yes, there is an expert report that confirms the concern that a background noise will probably be audible everywhere. What is not clear from this (at least not to me) is the exact situation behind the sound barrier wall.
We have also considered the idea that the noise might “spill” like a wave over the wall and only become noticeable further away. Unfortunately, my memory of basic physics is no longer sufficient, and so far I have not found any reliable information about this online.
Here is an excerpt from the report:
We have also considered the idea that the noise might “spill” like a wave over the wall and only become noticeable further away. Unfortunately, my memory of basic physics is no longer sufficient, and so far I have not found any reliable information about this online.
Here is an excerpt from the report:
ankaheos schrieb:
Plots of land that do not have an S or a T designation are not put up for sale at all. I find that hard to believe.
ankaheos schrieb:
Which plots would you list in the application? Would you choose different plots? Could you explain more about the allocation process (please no external links), how it works: the first applicant gets full choice and the others can only choose from what remains...
lastdrop schrieb:
Isn't there an analysis available for the building area? You can often find detailed explanations by looking at the justification for the zoning plan.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
I can't quite imagine that.A staff member from the architect’s office confirmed this to me over the phone today. I suspect the previous landowners made this a condition when selling parts of their property.
11ant schrieb:
Tell me more about the allocation process (warning, no external links!), how it is structured: does the first applicant get full choice and the others only what remains…There is a points system, through which we achieve the maximum possible score (2 out of 2 points). However, we certainly won’t be the only ones. If multiple applicants have the same score for a plot, then the allocation is decided by drawing lots.
ankaheos schrieb:
A staff member from the architect’s office confirmed this to me over the phone today. I suspect that the previous landowners had this assured as a condition for selling parts of their property. That is also the usual procedure. However, it would be highly unusual if none of the owners of the released subdivision plots were willing to sell.
ankaheos schrieb:
There is a points system, through which we achieve the maximum possible score (2 out of 2 points). But we are certainly not the only ones. If there are multiple applicants with the same score for a plot, then a lottery decides. That sounds pleasantly simple and transparent, which makes it easier to plan strategically. How many tokens are you allowed to allocate?
Check the zoning plan for the building lines and permitted storeys. Multi-family row housing is a popular element in noise protection concepts. I would also include entrances and exits of large garages in your considerations.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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