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
ankaheos schrieb:
Do you have any specific plot recommendations for us? Which plots would you suggest when applying? I don’t provide this kind of advice free of charge, as it requires expertise and is not just a personal opinion. However, the tips I share here during the open consultation are usually quite helpful within this context.
ankaheos schrieb:
But currently the noise barrier wall is not yet in place, and there are no houses on the neighboring plots either. So hopefully the current noise level is not comparable to the future noise level. Before the noise barrier is installed, the plots will still be cleared, so the noise level will actually increase accordingly.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
H
hanghaus202312 May 2023 13:12I would first transfer a house and garage or carport of the desired size into the plan. This way, you can better see the impact of the zoning regulations. The setback distances are 3 m (10 feet) according to the plan. There is no marking for garages. What does the zoning plan say about this? However, it is usually trees or parking spaces that need to be considered. For example, I would like to have the street either on the north or east side.
What is your budget for the plot?
What is your budget for the plot?
hanghaus2023 schrieb:
There are no markings for garages. What does the zoning plan say about this? But often it is trees or parking spaces that need to be taken into account.That is a valuable point. Trees marked along the street (and less commonly streetlights) are not decorative elements in the plan but carefully considered design features. Special building windows Ga/Cp are rather exceptions.hanghaus2023 schrieb:
I would first transfer a house and garage or parking space of the desired size onto the plan.But please don’t do that, as I said just yesterday:11ant schrieb:
This warning should actually be pinned right at the questionnaire: the common amateur planning mistake "let’s just draw the garage on the plot first, so it’s out of the way" unfortunately leads to the garage dominating the building placement. The pattern is the same as giving the dog its food first (and then wondering why it acts like it’s the boss).https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
H
hanghaus202313 May 2023 10:4411ant schrieb:
But please, no, I said just yesterday:Please do not ignore the context.
My point was that you shouldn’t choose the desired plot solely based on noise considerations. You can get used to noise. Or it might be the wrong development area.
To me, it seems more important whether, for example, if a garage is desired, it can only be built on the south side.
I have always checked the buildability in advance as well.
X
xMisterDx13 May 2023 11:09One aspect that is rarely considered... I also chose my plot of land based on having as few neighbors as possible.
11ant schrieb:
But please, no way, I just said yesterday:This is like comparing apples and oranges.I would also transfer everything roughly to scale and sketch possible standard sizes for the carport and house. Of course, you can always find negative points: noise, intersections, corner lots, shading trees, existing parking spaces, and playgrounds. But almost everything has pros and cons.
The “noise” from the highway will probably be bearable and, as described above, perceived more like (sea) noise.
Personally, I prefer to keep my options open and remain flexible – also financially. What good is the best south-facing orientation if later you don’t have the money for building a terrace or a roofed area?
Even in the production house segment, there are occasionally designs that somehow align with the builder’s wishes and, for example, an east orientation.
So if you have already decided that the smaller plots fit your planning better because they are more affordable, then focus accordingly.
Cross out the more expensive plots, just as you would skip expensive designer shops or set filters when shopping online, and sketch possible plans as @hanghaus2023 suggests. Don’t get stuck on an exact shape like the standard 10 x 10 villa. If you become too fixated, you end up with very little flexibility.
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