Resolution in the municipal council: This is how future construction in Valley will be allowed

Created: 04/18/2022, 07:22

By: Selina Benda

Anyone who wants to build in Valley in the future must adhere to the guidelines of the new design statute.

© Benda

Valley – Valley redefines the rules of building.

A by-law has now been approved by the municipal council.

Some neighboring municipalities already have them in the repertoire of their municipal specifications: Now it is also important for all future builders in the Valley municipality to adhere to the design statutes recently passed by the municipal councils.

In this way, the municipality wants to preserve its alpine-style townscape and give the developers a uniform framework for their projects.

Basically, the preamble deals with planning and design measures to maintain or improve the town, street and landscape image of Valley.

The specifications for building position and height, structural design, surface sealing and parking spaces should aim for contemporary building forms that fit into the landscape and townscape and do not change the topography.

So far not publicly discussed

The draft of the design statute was discussed and developed in committees, faction spokespersons and municipal council meetings - but always in camera.

After the work had been submitted to both the state building supervisory authority in the district office of Miesbach and the Bavarian municipal council for examination, nothing stood in the way of the final decision by the committee in a public session.

In the future, the new statute will apply to the construction, modification and maintenance of buildings in the entire municipal area - also for projects that do not require approval or procedures.

Exceptions to this are buildings such as commercial buildings, schools, churches, sports facilities, gas stations, administration buildings and the like.

The stipulations of the external design in existing development plans remain unaffected, as do the requirements of monument protection.

In the future, builders will also have to consider the flood protection concept of the Valley community, which was severely affected by the floods in 2021.

This now applies in Valley:

• In general, all main buildings must be built lengthways with horizontal divisions, such as balconies or wooden cladding.

• Conservatories are only permitted on one side and should also be installed under balconies if possible.

• Semi-detached and terraced houses not only have to appear as a design unit in terms of facade, material and colors, but also have the same roof pitch and the same roofing material.

• External stairs are not permitted unless they lead to the basement.

• Roofs should generally be planned with the ridge in the middle and the roof pitch parallel to the long side of the building.

• Transverse gables must always be agreed with the municipality.

• Roof structures and cuts are not permitted.

• There are further specifications regarding roof overhangs, roof covering material, balconies, windows and doors as well as the color and structural design of the outer walls.

• Solar collectors and photovoltaic systems are only permitted as a continuous part of the roof area.

• Elevations and inclined positions are not permitted.

• The municipal councils must approve installation on building facades.

• In addition to preserving trees that characterize the appearance of streets, towns and landscapes, developers are also encouraged to only plant native and site-specific deciduous trees.

  Thuj hedges, for example, are prohibited.

• Parking spaces and other sealed areas should be limited to what is absolutely necessary and loosened up by plantings, paving stones and water-permeable joints.

• The design of enclosures is also fixed.

• An integrated parking space statute provides for the following points: Two parking spaces must be planned for each residential unit, and two additional above-ground car spaces for visitors for every four residential units.

• Areas for snow must be proven on the property.

Fines of up to 500,000 euros are threatened

Of course, deviations from the statutes are possible after consultation with the municipality and the district office.

For example, in the case of external stairs or pent and flat roofs on outbuildings.

However, anyone who arbitrarily thinks they can circumvent the preamble must expect an administrative offense and a fine of up to 500,000 euros in an emergency.

The municipal councils unanimously voted in favor of the new local design statute, which can be found on the municipality's website under Citizens Service.