Basic floor area ratio / floor area ratio for plots without a development plan: How to calculate? Experiences?

Why do you want to rent socially responsibly as a retirement provision? That doesn’t quite add up for me. Socially responsible housing construction is one thing, retirement provision another. How do you combine both? I find it difficult, but maybe you can explain it so that I (and apparently not only I) can understand. You must have given it some thought and drawn up some kind of business plan.

The floor area ratio/plot ratio roughly follows the neighboring buildings. If that varies greatly, I would boldly assume the highest value that cannot be prohibited. I planned according to §34 (not yet built, but approved) and learned: the floor area ratio is not binding! We are well above the neighboring buildings, and that was not the point that caused difficulties. Integration primarily means that you, for example, may not build commercial buildings in a residential area. In an area full of single-family houses, it will probably be difficult to put up a five-story apartment building, etc. It stands and falls (my experience) with a capable architect who gets along with the people at the responsible building authority.

Good day everyone,

thank you very much for all the previous answers!

, I have to coordinate this building pre-application with the current owner, right, or am I mistaken? And aren't there already costs for the architect involved here, who must have the entire planning completed? There are just so many things and costs that come up, which I would like to avoid before I even know if I will ultimately get the contract for the plot.

, actually some of the neighboring plots are already built on. Nevertheless, there is no development plan for the area. So far, I have assumed that these must have been project-specific development plans. But I probably can't view them without the respective owner, plus it does not solve my problem on my hopefully future plot.
Is it stated anywhere from which plot size a project-specific development plan can be used?
Also many thanks for the hints regarding the problems with social housing.

, the idea behind it was to 'safely' invest my capital and make a positive contribution to society.
Perhaps I should rethink and not make the apartments socially compatible but simply offer fair rents for families. It sounds strongly like I would be better off with that and avoid many problems.

What do you mean by the floor area ratio can vary greatly, and why? Is it more flexible here than with the floor space index or how?

Many thanks and best regards,

K. Schulz

Without a development plan [B Plan] §34 applies. So the new must fit into the existing. What is there in the existing? How many floors? How much floor area ratio? Clarify this with the building authority.

Exactly, it must blend into the existing development. For rough size and position, etc., you can simply look at the cadastral maps. Additionally, you can go to the building authority without making a preliminary inquiry. Just ask the building authority when this is possible for you.

Well, only you can decide what you want. As you yourself have recognized, a telephone inquiry at the building authority is initially helpful for the decision about further planning – but in a serious case, it is worthless. So if you want/need it to be binding, then you also need a piece of paper in your hand that gives you planning security.

Yes, the preliminary building inquiry costs fees. That is the price for security and the assurance that the caseworker really deals with your questions and has his statement signed by his boss. Disturbing by phone at the wrong time, maybe a quick "yeah yeah, it's fine" slips out and the nasty awakening comes later when you have already invested.

What you specifically need for that, you can ask at the office. As far as I remember, it doesn’t require the owner’s consent nor an architect.

Of course, this can also be tiered:
- Telephone inquiry non-binding
Answer a: That is approvable --> you submit a formal inquiry
Answer b: That’s not possible at all --> give up or ask an expert if it’s worth fighting. Then the preliminary building inquiry should also be polished.

Our BA has office hours every Friday. You can make an appointment and discuss everything calmly. Possibly yours too?