Proposals regarding a property division

Well, your answer somehow misses the point of the question. What use is the building utilization measure to me in order to make a reliable statement about the approval feasibility of a real division? Of course, the municipality can give a fundamental assessment of whether a real division is possible and desired with the resulting plot sizes.

I would never tackle the matter without consulting the municipality. No responsible architect would go out on a limb like that and make such promises to their client without having coordinated this with the building authority.

Where is the problem in investing a morning and going to the BA? Your treatise on building law and the procedure hasn’t helped the original poster at all.

By the way, NRW is not the center of the world!

The floor area ratio and the plot ratio are recorded as 0.25 and 0.35, known and already considered. An architect has already checked and approved this. It’s just tight, but that’s how it is.

That an architect has already dealt with the property is the right approach – I think. He has a much better overview of what is fundamentally possible, what is not, and is familiar with the prevailing building regulations. With information and plans from him, the process at the building authority will also be worthwhile and time-efficient.

Good morning,

By the way, NRW is not the center of the world!

Friday is off to a good start ...

Dirk has responded exclusively from his area of activity - which is NRW after all. The repeated reference to this federal state serves solely as a note for the OP that it might be different in Bremen.

It can't be that hard to think beyond one's own horizons?

Rhenish greetings

Wow, it’s really heating up here... so far nothing has confused me, I am always happy to receive any hints and suggestions. It helps me to ask the right people questions.

So far, no one has had any concerns about the division: the land registry office, the architect (who by the way was also at the building authority and the dike authority) and the local surveyor. The development plan shows nothing to the contrary. Therefore, I assume that it will work out. Only the “where exactly to divide” still raises questions.

Should not come across as biting either! More with a wink. Basically, Dirk is right when he recommends involving the planner early on. However, very often there is the situation that the municipalities set minimum limits for plot sizes in the respective development area, without these being noted in the development plan. A real subdivision is then regularly denied. The reasons for this can be diverse: interests of neighboring owners, appearance of the development area, double sewer connection not desired, etc. In some cases, the builder would certainly have a chance to achieve the subdivision through legal means. However, with the risk of a years-long, costly legal dispute. - Already experienced all that! But as I read above, the architect was already at the building authority - then everything should be settled.

I would consider whether you might build a semi-detached house, then you have the advantage that larger contiguous garden areas result, which are more usable. One would have a terrace area facing SE, the other facing SW. The separation would then logically take place at the shared adjoining side in the north-south axis. Additionally, you could save some costs when building a semi-detached house. Best regards, Klaus