Landscape protection area - possibly purchase - many open questions

Hello
My name is Sandra (46) and I live with my wife and child plus many animals in Gelsenkirchen NRW. We live in a mining house and now have the opportunity to buy a plot of land in a landscape protection area. Remote location and no other neighbor on the same street.

The plot is 2000 sqm large and has two houses on it. A half-timbered house (which apparently is not under monument protection (I still have to check)) and an obviously newer little house which has 2 rooms and an attic as well as a garage. On the property there are also 2 garages (all old junk), a dog kennel and some small trees.

We are in the middle of the answer-finding phase but maybe someone knows about this and can already answer a few questions for me. On this street (surrounded by fields) the said property is the only one. Otherwise, just fields. It is fenced, but only with about 60 cm high hunting fence.

The price should be 270,000 €. We were there once to take a look and could peek through the window. I would say it needs a total renovation.

Now to my questions.

- What restrictions are there for a landscape protection area? I have read a lot but my head is just spinning. Many words but I understand nothing anymore.

- Am I allowed to fence the property after purchase? We have 6 dogs, 4 of them Great Danes, they would just smile at the 60 cm fence and then walk away. Additionally, we have a foster child with a care level, he should not get lost either.

- Am I allowed to build an extension onto the main house if it stays in the same old style?

- Could it be that the second house, which looks considerably newer, has no building permit at all, since the character of the protected area may not be changed? Or is this covered by existing rights? I do not want to wake sleeping dogs either.

- How is the value determined? If you buy a property and can do almost nothing with it, isn’t 270,000 € actually too much?! We would actually pay that (with a bit of bargaining) because we really like that we would be alone there and it is only 25 minutes from our current residence.
Unfortunately, I cannot find many do's and don'ts.

The viewing is scheduled for next Sunday, of course I will keep the phone line hot until then, but maybe you can already help me here a bit.

Quote seller_

The outbuilding has 2 rooms, an attic and a garage and may be inhabited temporarily. The larger house is in a very badly in need of renovation condition and is connected to the sewer system of the next street. Electricity/heavy current and a telephone line are available and the fresh water comes from an approximately 40-meter deep well. For possible new buildings in the landscape protection area, the website: Kreis Borken: brochure "Bauen im Außenbereich" (applies county-wide) is very informative and extensive.
The surroundings are perfect for extensive walks. The large plot offers enough space for animal husbandry or animal breeding and/or establishment of agricultural business. The small sports airfield is a popular excursion destination nearby.
Here you can live rurally after the complete renovation of the half-timbered house and still have quick access to the Ruhr area Quote end

I would upload photos but I do not know about the image rights, so I’ll leave it for now.

Thanks in advance already

Building in the outer area

That basically says almost everything. Renovating yes (as long as it’s not illegal construction). Extension no.

-What restrictions are there for a landscape protection area? I have read a lot but my head is just pounding. Many words but I don’t understand a thing.

See first answer.

-Am I allowed to fence the property after purchase?

Normally not. This requires a permit, which private individuals usually do not get.

-Could it be that the second house, which looks significantly newer, has no building permit, since the character of the protected area must not be changed? Or does this fall under existing use protection? I also do not want to wake sleeping dogs.

Check the building files. It doesn’t seem to be a residential house.

-How is the value determined?

Lover’s objects hardly have an objectively determinable value.
You can use the half-timbered house and want the property. Then it may be even more valuable to you. Most might only like it as a nice meadow (since you cannot build new there) and would only value it at about €10,000.

The very badly dilapidated condition of the half-timbered house is only suitable for craftsmen or people with very deep pockets. It quickly becomes a matter of statically securing the building by replacing the basic structure.

The complete renovation of a half-timbered house is one of the most expensive and elaborate tasks in the renovation sector. Even without historic preservation. The wrong building or insulation materials, heating technology, or paints can very quickly damage the building fabric. Without renovation, however, the living comfort is very low. (Wir haben ein Fachwerkhaus und lieben unser Groschengrab sehr, aber sowas muss man echt wollen.)

...

Great project, looking forward to more posts. Will it become your main residence?

Yes, it should become our main residence... we are totally excited about it. The house has been empty since 2008... but if I am not allowed to fence it, it won’t work... for what reason should one not be allowed to do that?