ᐅ Application for a New Residential Development: Selection of Plots
Created on: 11 May 2023 14:27
A
ankaheos
Hello 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
We also purchased a plot of land that was not listed on the market. It was from the previous owner.
Regarding traffic noise: is there a traffic light where cars stop? I would avoid that. Unfortunately, my parents have one, and the acceleration of loud cars in the summer is the most annoying. Normal traffic is manageable and, with eyes closed, sometimes sounds like ocean waves.
Regarding traffic noise: is there a traffic light where cars stop? I would avoid that. Unfortunately, my parents have one, and the acceleration of loud cars in the summer is the most annoying. Normal traffic is manageable and, with eyes closed, sometimes sounds like ocean waves.
11ant schrieb:
That’s also the usual approach. However, it would be quite unusual if none of the owners of the allocated subdivision plots were willing to sell. That might be true, but then presumably it would go to the highest bidder, which might put us out of the running again. So I’m not holding too much hope for the plots at this point.
11ant schrieb:
That sounds pleasantly simple and transparent, making it easier to handle strategically. How many bids are you allowed to place? We are allowed to indicate four plots and have to prioritize them.
11ant schrieb:
Check the zoning plan for the setback lines and the number of storeys. Apartment block terraces are common building elements in noise protection concepts. I would also consider the exits of large garages in the planning. Thanks for the tip, I’ll take another look at that later.
mr.xyz1 schrieb:
Normal traffic is okay and with your eyes closed it’s sometimes like the sound of the sea. You just have to use your imagination 🙂
mr.xyz1 schrieb:
Regarding traffic noise: is there a traffic light where the cars stop?I sent my previous reply too quickly. No, the nearest traffic light in both directions is approximately 500m (550 yards) away.
M
motorradsilke11 May 2023 18:14Take a camping chair and sit on the property for a few hours during rush hour on a weekday. Try to sit in different locations if possible. This will give you an impression of the noise levels.
ankaheos schrieb:
That might be true, but in that case probably going to the highest bidder, which means we might be out of the running again. So I’m not holding out too much hope for the lots right now.Include these lots in your considerations and comparisons of attractiveness. Find out who owns them. The owners are usually quite diverse in mindset, not just people with unrealistic expectations or speculators. However, inquire before the rush on the "T" lots begins, because prices will rise then. Not all grandchildren really want to build (next to their grandparents), so owners who already have housing themselves could potentially be sellers.ankaheos schrieb:
We are allowed to name four lots and have to prioritize them.That’s actually good. Don’t just put on the list the lots you most want. So "1. absolute favorite, 2. preferred, 3. so-so, and 4. the last resort" would be the wrong list. That would already be four, and you wouldn’t have any more options left. Instead, choose A1, B1, A2, and C1, where A is the "would like to have" list (see above, without 3 and 4). B1 is a lot with the essential feature of being a significant upgrade from your current status, even if it has no additional appeal points. For this, it’s important to get rid of the mistaken popular belief that you only build once. C1 is not the same as 4 of the “wrong list” and also not the ugly duckling; instead, for this, pick the lot you think would be most overlooked by other applicants. Note that A1, B1, A2, and C1 are only candidates for your wish list for the "S" marketing. Also consider a D list of private lots and keep the quantity of "T" lots in mind. Being tied to a specific builder is not necessarily a bad thing.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
motorradsilke schrieb:
Take a camping chair and sit on the plot for a few hours during weekday rush hour. Try several different spots if possible. This will give you an impression of the noise levels.Thanks for the tip, but currently, the sound barrier is not yet installed, and there are no houses on the neighboring plots yet. So hopefully, the current noise level is not comparable to what it will be later 🙂
11ant schrieb:
Instead, take A1, B1, A2, and C1 [...].That makes sense, thank you very much!
Do you have any specific land plot suggestions for us? Which plots would you recommend when applying? Also the ones I mentioned in my first post?