Design plan — important information for construction projects in Switzerland
What is a design plan? - The definition
The design plan is a planning tool that determines the structural use and design of a specific plot of land or area. In Switzerland, it is used to draw up special building regulations that go beyond general zoning and usage regulations. The plan regulates details such as the development, development, design and use of the property and may deviate from the basic cantonal regulations. It is drawn up either at the instigation of municipalities (public design plan) or by private individuals such as architects or building contractors, who submit the plan to the building authorities for approval.
Difference between private and public design plans
Private design plans enable property owners to submit individual development proposals. These proposals must then be approved by the cantonal authorities. With public design plans On the other hand, the municipality itself makes suggestions, for example to develop or redevelop a specific area. This requires a public interest and citizens can raise objections or comments as part of an appeal process. Public plans often cover larger areas and are intended to serve the optimal urban or nature-oriented use of an area.
Objective and purpose of the design plan
The design plan ensures that land is used in an optimal way in terms of architecture, living hygiene and landscape. It defines requirements for the development and design of buildings as well as for environmental design, for example for gardens and open spaces. In addition, the plan may contain special building regulations that differ from the requirements in the Building and Zoning Code (BZO). This includes regulations to increase the number of floors, building length, ridge height or to mix the use.
Since the design plan is hierarchically above general building police regulations, it is important for both developed and undeveloped plots of land. It provides detailed construction requirements that investors and building owners must take into account when planning.
Planning obligation and appeal procedure
Whether a design plan is required depends on local regulations in the zoning plan or building regulations. Municipalities can require the plan if the project poses potential conflicts or there is a public interest. Property owners should find out about cantonal building regulations at an early stage.
The draft goes through a Obsection and appeal proceedings, in which the municipal council first reviews the draft and then publicly interprets it for review and objection. Residents and interested parties have the opportunity to raise objections. Only after these appeals have been processed and clarified will the final approval be given by the municipality. A referendum can be taken against design plans, so that a vote on the building project must be carried out.
Deadline and cancellation of the design plan
Once approved, a design plan is binding and remains in force for a specific period of time. The deadline within which the project must be implemented can be between 5 and 15 years, depending on the canton. An early cancellation is only possible in compliance with the principle of good faith and must be formally carried out by the competent municipality.
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