KEY FACTS - ART NOUVEAU VILLA + BUILDING PLOT IN 1170 VIENNA, DORNBACH

total approx. 3,100 m² plot area, distributed over 2 (two) adjacent properties (but legally separated in the land register) as follows:

The property (1) with a total plot size of approx. 1,900 m² and the Art Nouveau villa built on it comprises a weighted living area of approx. 1,000 m² (ground floor on the garden side, raised ground floor on the street side, 1st upper floor on the street side, attic floor and terrace/balcony areas) as well as basement areas and a large park/garden area.

The property (2) with a total plot size of approx. 1,200 m² is already designated as building land and, according to the existing legally valid building permit, there is the possibility to erect a multi-story new building (a total of 10 apartments) with a total living area of approx. 800 m² plus terraces, balconies, loggias, garden areas (for the ground floor apartments) as well as an underground garage with an estimated 7 (seven) parking spaces including bicycle and technical room.

PURCHASE PRICE (TOTAL): EUR 12,800,000 (negotiable)

THIS IS THE ORIGINAL DOCUMENT OF THE LEGAL BUILDING PERMIT, A ROUGH TRANSLATION WILL BE A THE BOTTOM OF THE WEBPAGE. 

SIDE MOTE: IT MAY COME TO TRANSLATION ERRORS.

I. Overview

This document is a construction permit (“Baubewilligung”) issued by the City of Vienna's Building Police (MA37) for the construction of a residential building at a specific address in Vienna. It also includes details about the construction of the sidewalk. 

 

II. Key Details of the Construction Permit

Project Description: The permit is for the construction of a four-story residential building with a basement and ten apartments. The building will be of solid construction and include a staircase and an elevator. The basement will house utility rooms and a garage with seven parking spaces, accessible from Dornbacherstrasse. The project involves modifications to the terrain.  

 

Parking: The permit acknowledges the legal requirement to provide seven parking spaces and confirms that this requirement is met by the seven spaces in the planned underground garage.   

Public Transportation: The document notes the accessibility of the location to public transportation, listing nearby U-Bahn, Schnellbahn, and tram lines and stations.  

 

III. Sidewalk Details

The document also specifies the design and construction of the sidewalk along the property:

Construction Type: It details the materials and construction method for the curb and the sidewalk surface. This includes the type of stone, concrete, and asphalt to be used.  

Dimensions: It provides the width and height of the sidewalk at the property line, specifying the slope and how it should connect to the existing sidewalk.   
Coordination: The permit requires the applicant to coordinate the detailed execution of the sidewalk construction with MA 28.   
 

IV. Conditions and Requirements

The permit includes several conditions and requirements that the applicant must adhere to:

Bauführer (Site Manager): The applicant must hire a qualified site manager (“Bauführer”) to oversee the construction. The site manager must be registered with the authorities, and their details must be provided to the MA 37.  

Prüfingenieur (Reviewing Engineer): The applicant must also appoint a certified civil engineer or court-sworn expert to review the construction. This engineer is responsible for ensuring compliance with the approved plans and must be independent of the site manager and the applicant.   
Construction Commencement Notification: The start of construction must be reported to the MA 37 and the construction labor inspectorate at least three days in advance.   
Construction Sign: A sign must be displayed at the construction site, visible from the public area, providing information about the project, the start date, and the responsible authority.   
Excavation Safety: The excavation work must be planned and executed according to accepted engineering practices. If there are nearby buildings, the structural calculations must include the excavation safety measures.   
Documents on Site: The approved building plans and structural documents must be available at the construction site.   
Fire Safety: The permit includes specific requirements for fire safety, including:
  • Fire extinguishers  
     
  • Smoke extraction systems in stairwells  
     
  • Smoke dilution systems in the garage (if a mechanical airlock ventilation system is used).  
    Elevator Shaft Ventilation: Elevator shafts must be ventilated.   
    Elevator Safety Systems: Passenger elevators must have fire emergency controls.   
    Completion Notification: Upon completion of construction, the applicant must submit a completion notification to the authorities, along with various documents, including:
    • Confirmation from a civil engineer regarding compliance with the permit and building codes.  
       
    • As-built plans if there were any changes during construction.  
       
    • Structural integrity reports.  
       
    • Positive assessments of the smoke extraction, sewage, drinking water, and heating systems.  
       
    • Confirmation of the building's energy performance certification.  
       

V. Objections Raised During the Approval Process

The document also summarizes objections raised by neighboring property owners during the permit approval process:

  • Dipl.-Ing. Georg Riedl: Raised concerns about:
    • Inadequate representation of the existing terrain in the plans.  
       
    • Potential for improper drainage and water runoff onto his property.  
       
    • The accuracy of boundary measurements due to the condition of the existing fence.  
       
    • Noise emissions from heat pumps.  
       
    • Reflections from solar panels.  
       
    • Air and noise pollution from the garage.  
       
    • Discrepancies in the number of parking spaces in the plans.  
       
    • Impact of additional street parking on the already strained parking situation.  
       
    • Construction within a designated green area.  
       
    • Potential damage to his recently renovated historic property from construction activities.  
       
    • The need for protection of trees on the property boundary.  
       
    • Requested an on-site hearing to discuss these concerns.  
       
  • Mag. Angelika Paulitsch et al.: Group of property owners raised objections concerning:
    • Failure to comply with regulations regarding the distance of the new building from neighboring property lines. They cited discrepancies between the cadastral survey and the existing fence line.  
       
       
    • Non-compliance with building height regulations. They argued that the building height exceeded the permitted limit due to the use of an incorrect reference point in the plans.  
       

VI. Authority's Response to Objections

The document includes the authority's response to the objections:

  • The authority states that the objections were considered.