No development plan - how is building allowed?

Hello!

This concerns a plot of land in the Berlin district of Neukölln (Rudow). It is a typical single-family house area.
The plot is just under 850 sqm, it is 15 m wide along the street and is trapezoidal in shape.
On the plot there is already a bungalow set back 5 m from the street with about 110 sqm of floor space.

There is no development plan for the plot.

The plan is to build a new (additional) one-and-a-half-storey single-family house with about 80 sqm of floor space on the rear part of the plot.

Now my questions:

1. How exactly can I find out whether the planned building project can be carried out?
Do I have to submit a building inquiry, or is there an easier and faster way?

2. Are there, even without a development plan, a floor area ratio (Geschossflächenzahl), a site coverage ratio (Grundflächenzahl), a building envelope etc. that are 'generally applicable', e.g. for the corresponding area?

3. How can I possibly obtain the aforementioned information (floor area ratio, site coverage ratio etc.)?

4. What would be the usual procedure if there is no development plan? Does everything then depend on
§ 34 of the Building Code (Baugesetzbuch) in conjunction with an (individual) decision of the responsible urban development / building authority?

I would like to sincerely thank you in advance for your efforts!

1) Just ask the authority once. If the answer is positive: preliminary building inquiry. 2) What is common in the area? 3) Authority? 4) At least with us only through building application and approval process. In our residential area: sincere condolences - for detached buildings, ProHaus 550m² plot is required with us.

In principle, that should work in the area, but definitely only the [Amt] can say for sure.

Hello,

There is no development plan for the property.

Then construction must follow §34.

The plan is to build a new (additional) one-and-a-half-story single-family house with approx. 80 sqm floor area on the rear part of the property.

Has so-called hinterland development already been approved in the immediate vicinity of the property?

1. How exactly can I find out whether the planned construction project can be carried out?
Do I have to submit a building inquiry, or is there an easier and faster way?

In the first step, together with a recent cadastral extract and a hand-drawn sketch of the planned new building – during public office hours – go to the building planning office responsible for you and clarify the general possibility of development. It "may" be that the caseworker still wants to see a building inquiry (BVA) from you. But after the conversation, you will at least have an idea of how things stand.

2. Are there, even without a development plan, a floor area ratio (Geschossflächenzahl), a site coverage ratio (Grundflächenzahl), a building envelope, etc., that are "generally valid," e.g., for the respective area?

No. You have to adhere to the surrounding development. For example, if there is no two-story building there, you will not get approval for one; if only gabled roofs have been approved there, you will not be allowed to break the pattern with a flat roof, etc. ...

3. How can I obtain the aforementioned information (floor area ratio, site coverage ratio, etc.) if applicable?

There is none. Otherwise, see the answer to 1.

4. What would be the usual procedure if no development plan is available? Does everything then depend on
§ 34 of the Building Code in conjunction with an (individual case) decision by the responsible city development / building authority?

Yes and no, or depending on how the night before was

Best regards from the Rhineland

No. You must adhere to the surrounding development. For example, if there is no two-story building, you will not receive permission for one; if only gable roofs have been approved there, you will not be allowed to deviate with a flat roof, etc. ...

I only know the situation in Bavaria. Since it concerns the Building Code, I assume it is the same in Bremen.

In development according to §34, one must essentially conform to the "type and extent of structural use."
The number of floors and the floor area must therefore fit in here.

Clearly excluded are design elements such as the roof shape or facades.

Example: E. wants to build a single-family house with a gable roof in the unplanned inner area of Municipality G. The district office rejects the building permit on the grounds that only flat roofs are found in the surroundings, so the project does not fit in.
The opinion of the district office is incorrect. The municipality can set the roof shape alone in local building regulations according to § 9 para. 4 of the Building Code in conjunction with Art. 91 BayBO, but not according to § 9 para. 1 of the Building Code. Therefore, the roof shape is disregarded for the assessment of fitting in. However, it can play a role when examining Art. 11 para. 2 sentence 1 BayBO. An unsightliness only occurs if the building violates the perception of a reasonable average observer. This only prevents gross aesthetic blunders.