difficult plot - noise protection regulation?

Hello dear people,

Information about the property:
My colleague has owned a vacant plot of land for 20 years, and I would like to buy it and have it built on.

But before I sign the purchase contract, I want to know all the costs. I don't care about a few hundred euros, but I find thousands of euros more problematic.

The plot is 1100m² and costs €25,000. So quite cheap.
However, it is located within the town on a federal road and has a small slope at the beginning (height difference 1.5m).
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The house builders:
We had discussions with 3 house builders
1. Architect’s office - Pro: Appearance, room layout - Contra: Price, features
2. Town & Country - Pro: Price, features - Contra: Standard, reputation
3. Luxhaus - Pro: Prefabricated house?, construction time - Contra: Price, prefabricated house?

Problem 1: Road noise
The noise on the plot is limited for us, especially since we want to build a wall on the street side.
Because the actual plot is a bit lower, a lot of noise is absorbed. Therefore, the house should not be built at the property boundary but a few meters away.
BUT: At our last consultation with Town & Country, we were told that due to EU regulations there are new noise protection ordinances. They classified the property as noise category 5 and said you cannot build a normal house there.

Special walls and windows would be necessary --> surcharge €45,000, otherwise there is no building permit.

The other 2 companies know nothing about it.

Problem 2: The slope
On the one hand, a lifting system for the wastewater is necessary (€5,000), on the other hand, an access road to the property is needed (€10,000). Town & Country said that a 40t truck must also be able to drive on it, hence the high price.

My real question:
Does anyone have experience with the noise protection ordinance?
Solid construction or prefabricated house, which offers better noise protection?

Even if you add up the costs due to the property (except noise protection), the price per m² is still acceptable.

With noise protection, it’s dead for us.

Unfortunately, I cannot say anything about noise protection.

I would be interested to know why the access road is supposed to be suitable for a 40-ton vehicle. Is this only meant for the construction phase or does the access generally have to be like that?

Is it allowed to build a wall on the border there? It might be that only a hedge or something like that is allowed, not a wall. Better inquire beforehand.

The house is supposed to be built 1.5 meters below street level. However, I would reconsider that. It’s not just the installation of the pumping station; it also has to be maintained, repaired, and eventually replaced. If the house is built higher and such a system can then be avoided, that is certainly better. Please also keep in mind that a property that lies lower tends to more or less flood due to rain. With a sudden downpour or a water main break on the street, you quickly end up with a houseboat.

I would think that over carefully. In our new development area, some plots are on a country road, the speed limit there is only 50, yet they are in zone 4 and have to bear significant additional costs.

Thank you for the quick responses:

[B]Gartenfreund
Access for a 40-ton truck?[/B]
only for construction

A wall at the border?
is allowed

not just the purchase of the lift system
Are they so prone to faults?

Quick like a houseboat
that's true, but then the noise pollution increases again.

RobsonMKK
Zone 4
That is highly interesting. Where is the legal basis for this classification?
I could not find anything on that at all.

A report has been prepared for the area. Odor, noise, light are included in the development plan. I can't say anything about the basis right now, but I will gladly take a look this evening.

Hello,

here are the excerpts from the development plan:

General residential areas - Noise level area IV Within the designated areas in the general residential zones, the facade components (i.e. windows, exterior walls, and roof surfaces) of rooms requiring protection within the meaning of Chapter 4 of DIN 4109 must meet the requirements for airborne sound insulation of exterior components according to tables 8 and 9 of DIN 4109 from November 1989 - Sound insulation in building construction, requirements and verifications - (available from Beuth Verlag, Berlin) for noise level area IV.

There is quite a bit more in there, but it all revolves around DIN 4109. Maybe just search for it. If you want, I can also tell you where to find our development plan so you can read it yourself. Apparently, they put some thought into it.