From February 18, 2014
At its meeting on January 30, 2014, the Council of the City of Bonn adopted the following bylaws on the basis of Section 7 of the Municipal Code for the State of North Rhine-Westphalia in the version published on July 14, 1994 (GV NRW p. 666/SGV NW 2023) in the currently valid version and Section 86 ( 1) (2) of the Building Code for the State of North Rhine-Westphalia - State Building Code - (BauO NRW) in the version published on March 1, 2000 (GV NRW p.256) in the currently valid version:
Preamble
A characteristic feature of the early Bonn housing estate from 1949, which was intended to meet the considerable demand for housing for federal employees after Bonn's election as the provisional federal capital, is a relaxed and green development in the tradition of the "garden city" idea developed at the beginning of the 20th century, a building structure that sees itself as a high-quality alternative to high-density multi-storey housing or estates with high perimeter block development. The development of the estate is characterized by the simple architectural language typical of the period in which it was built. The housing units were quietly accessed by curved and narrow residential streets and shielded from the main roads.
The appearance of the estate is largely determined by the design of the open spaces. Publicly accessible green spaces and privately used open spaces combine to form a tangible, open and generous system, both in relation to the entire estate and in the individual neighborhoods. The current state of the estate is worth preserving not only because of its urban and aesthetic quality, but also because of the existing living environment, which determines the residential and utility value of each individual apartment.
The image of the uniform estate, built in the spirit of the "garden city", is supported by a number of key design elements. The uniform appearance as a whole is a decisive factor for the residential value. Uncoordinated changes to individual buildings or building blocks will result in the original design idea of the estate being lost. The relevant design elements are named individually in the text of the statutes and measures for their protection or further development are described.
§ 1: Objective
(1) The aim of the bylaws is to preserve the uniform appearance of the settlement and its character as far as possible for the existing buildings and open spaces in the area of application and to prevent undesirable design developments.
(2) Structural changes to improve the building fabric and the residential value should be permitted within the design framework defined below.
(3) Existing buildings and their design in terms of material, form and color are protected at the time the bylaws come into force. Within the scope of the protection of existing structures, measures for preservation and renewal can be undertaken in the same manner, even if this contradicts the contents of the bylaws.
§ 2: Local and material scope of application
(1) The area of application of these bylaws is located in the Bonn district of Kessenich and includes the properties Lotharstraße 17, 19 (district of Kessenich, parcel 9, lot 635), Lotharstraße 21, 23, 25 (district of Kessenich, parcel 9, lot 731), Lotharstraße 27 (district of Kessenich, parcel 9, lot 637), Lotharstraße 59, 61 (district of Kessenich, parcel 9, parcels 30/5, 30/4, 30/2), Johannes-von-Hanstein-Straße 1, 3, 5 (Kessenich district, parcel 9, parcel 625), Julius-Plücker-Straße 2, 4 (Kessenich district, parcel 9, parcel 8/35), Julius-Plücker-Straße 6, 8, 10 (Kessenich district, parcel 9, plot 632), Julius-Plücker-Straße 12, 14, 16 (Kessenich district, parcel 9, plot 633), Julius-Plücker-Straße 7, 9, 11 (Kessenich district, parcel 9, plot 626), Julius-Plücker-Straße 13, 15 (Kessenich district, parcel 9, plot 627), Julius-Plücker-Straße 17, 19 (Kessenich district, Flur 9, parcel 628), Julius-Plücker-Straße 21, 23 (Kessenich district, parcel 9, parcel 629), garage complex (Kessenich district, parcel 9, parcel 634), Geißlerstraße 1, 3, 5(Kessenich district, parcel 9, plot 504), Geißlerstrasse 2, 4, 6 (Kessenich district, parcel 9, plot 630), Luisenstrasse 38, 40 (Kessenich district, parcel 9, plot 498), Luisenstraße 60 (Kessenich district, parcel 9, plot 1/11), Luisenstraße 78 (Kessenich district, parcel 9, plot 1/18), Luisenstraße 80, 82 (Kessenich district, parcel 9, plot 581).
The area of application is shown in the plan (Annex 1) attached to these bylaws as an integral part.
(2) The bylaws apply to projects of all kinds that change the external design of buildings (Section 2 (1) BauO NRW) and their open spaces.
§ 3: Requirements for the design of facades and exterior walls
(1) Design
The design of the façades and exterior walls must be uniform for each block of flats. Differences between the various blocks of flats are permitted, provided that the specifications set out in the following regulations are complied with.
Each "block of flats" is to be understood as such:
Geißlerstrasse 1+3+5; Geißlerstrasse 2+4+6;
Johannes-von-Hanstein-Straße 1+3+5;
Julius-Plücker-Straße 2+4; Julius-Plücker-Straße 6+8+10; Julius-Plücker-Straße 12+14+16; Julius-Plücker-Straße 7+9+11; Julius-Plücker-Straße 13+15; Julius-Plücker-Straße 17+19; Julius-Plücker-Straße 21+23;
Lotharstraße 17+19; Lotharstraße 21+23+25; Lotharstraße 27; Lotharstraße 59+61;
Luisenstraße 38+40; Luisenstraße 60; Luisenstraße 78; Luisenstraße 80+82;
(2) Exterior rendering, external thermal insulation composite systems and painting
A fine, even scratch plaster is to be used for the exterior façade of a block of flats as part of the energy-efficient refurbishment with insulating plaster and/or external thermal insulation composite system.
When painting, color differentiation is permitted in the individual residential blocks. Light beige shades that are comparatively no lighter than RAL 1013 and no darker than RAL 1014 of the yellow and beige color series, or light gray shades up to 'off-white', which are comparatively between RAL 9001 and RAL 9003 of the white and black color series, are to be used. All color specifications are based on the RAL 840 HR color register for matt surfaces. Eaves cornices are to be reproduced with the insulation system, roof overhangs are to be adapted and window surrounds are to be restored in color (white).
(3) Plinth
The plinth zone must be structurally (e.g. vertical groove structure) and color-contrasting from the rest of the wall surface. The color scheme is to be harmonious, without strong color contrasts in relation to § 3 (2).
(4) Entrances, front doors and canopies
The house entrances and front doors with their jambs and decorations are to be retained in their position, size and shape or renewed accordingly. The design of the existing canopies must be retained or renewed accordingly. New canopies in building entrance areas must be based on the existing entrance designs and must not obscure existing architectural details.
(5) Windows and French windows
The existing window openings and white mullioned windows must be retained in their position and size. The enlargement of windows into door openings corresponding to the existing doors in connection with exits into the garden or onto the balcony is permitted.
The enlargement of windows into French doors on the upper floors is only possible in the area of the vertical window axes intended for balconies and on the upper floor of the gables with two windows if these are realized in pairs. No window alterations are permitted in the gables with one French window and two further window openings, i.e. a total of three window openings, or on the gables on Lotharstrasse. Existing grilles on French windows with vertical bars are to be left unchanged or installed in the same way on new French windows.
(6) Shutters
The shutters are to be retained or, if necessary, replaced uniformly for each block of flats.
(7) Roller shutters
Front-mounted roller shutters are not permitted.
§ 4: Requirements for the design of roofs
(1) Roof shape
Changes to the roof shapes (pitched roofs) are not permitted.
(2) Roof covering
The individual residential blocks are to be uniformly covered with the same roofing in the same color during renovation. Black-grey shades that are comparatively no lighter than RAL 7021 in the grey color range or dark red to black-red tiles that are comparatively no lighter than RAL 3004 in the red color range are to be used. The color specifications are based on the RAL 840 HR color register.
Glazed tiles are not permitted.
(3) Auxiliary staircase structures
Auxiliary staircase constructions with railings on the roof surfaces to ensure a second escape route in the roof area are not permitted.
(4) Parabolic antennas and antenna systems
Multiple parabolic antenna/antenna systems per residential block are not permitted. The systems must be mounted on the roofs and must not project beyond the ridge line.
The parabolic antennas/antenna systems must be color-coordinated with the roof covering.
(5) Solar installations
Flat solar systems (photovoltaic and hot water) are permitted if they blend in with the roof cladding.
(6) Roof windows
Roof windows are permitted if they are positioned flat in the roof plane. They must be aligned with the window axes of the façade. The upper edge of the skylight may not exceed a height of 2.75 m above the floor of the attic.
The individual size must not exceed 1.00 m (clear width) x 1.40 m (clear height). Skylights with a clear height of more than 1.40 m are permitted in the vertical balcony axes.
In the roof area above 2.75 m above the floor of the attic, only skylights that are clearly subordinate in size to the lower skylights are permitted.
(7) Dormer windows
Dormer windows are permitted provided they are evenly distributed over the entire residential block and are planned uniformly. The total width of all dormers may not exceed 50 percent of the eaves length of a block of flats (see Annex 2/"Example street"; Annex 4). The dormers must be aligned with the façade structure.
This means in detail:
The lateral distance of the dormers from the verge must not be less than 1.50 m. The windows in the dormers must not be larger than the windows in the façade below, which are approximately 1.0 m (clear width) x 1.4 m (clear height). The dormers may have a maximum of two mullioned windows next to each other. The external dimensions may not exceed 3.0 m in width and 2.00 m in height. The front of the dormers must be set back at least 50 cm from the external facade. The dormer cladding must match the color of the roof surface. Glossy surfaces are not permitted.
(8) Roof recesses, roof terraces and roof loggias
Roof recesses, roof terraces and roof loggias are not permitted.
(9) Chimneys
The surfaces of the chimney heads must match the color of the roof surface. Shiny surfaces are not permitted.
§ 5: Balconies, pergolas, conservatories
(1) Balconies
It is permissible for each apartment to have a balcony on the upper floors on the side facing away from the entrance. For reasons of proportion, the depth of the balconies must not exceed 1.50 m and the width must not exceed 3.50 m.
Overlapping balconies are to be built together wherever possible. Balcony railings are to be fitted with vertical bars. Screens at the height of the railings are to be installed on the inside of the railings, kept lighter in color than the facade and harmoniously matched to the residential block with regard to § 3 (2) "color differentiation".
Permanently installed side screens that extend beyond the height of the railings are not permitted. Transparent glass roofing over the top balconies is permitted. The installation of movable awnings as sun or rain protection is permitted if they are coordinated with the residential block with regard to § 3 (2) "color differentiation".
(2) Pergolas
Wooden pergolas up to 5 m wide and up to 3 m deep are permitted in the axes of the balconies and on the courtyard and gable sides of Lotharstrasse (Annex 3/Annex 5 historical photos). Upper and side glazing of the pergolas is permitted, provided that the glazing is not located on the wooden structure but in the intermediate level (Annex 3).
(3.) Conservatories
In the axes of the balconies, winter gardens in steel/aluminum construction with a width of up to 5 m and a depth of up to 3 m are permitted in place of the terraces. The design and construction of the conservatories must be coordinated with the balconies above (Annex 3).
§ 6: Requirements for the design of open spaces
(1) Front gardens and terraces
It is permissible for each apartment on the first floor to have a terrace with a door exit. Terraces are permitted in the axes of the balconies. The fencing of terraces towards the common property is not permitted. The construction of a kitchen garden is not permitted. The planting of the property/garden area with delimiting shrubs that reach an actual height of more than 1.60 m is not permitted.
(2.) Open spaces between the blocks of houses
The open spaces between the blocks of flats are to be left unchanged in their structure and condition. Fencing of the open spaces at the property boundaries is not permitted. The tree population is to be maintained, preserved and developed by the respective owners' associations.
The existing pathways must be maintained. This includes the preservation of the natural stone walls and the natural stone paving, insofar as safety permits. Construction measures such as additional pathways, the construction of parking spaces, carports, garages and garden sheds are not permitted. Construction measures to improve accessibility are excluded from this.
The construction of enclosed bicycle parking facilities on the entrance sides of the apartment blocks is permitted.
(3.) Waste garbage cans, recycling bins
The parking spaces for waste garbage cans and recycling bins are to be provided with green enclosures and/or hedges (examples in Appendix 6).
§ 7: Exceptions
Exceptions may be permitted if the architecture of the buildings and the character of the streetscape or the settlement allow this or if there are other important reasons (e.g. an obviously unintended hardship).
§ 8: Administrative offenses
(1) Any person who intentionally or negligently violates the following shall be deemed to have committed an administrative offense within the meaning of Section 84 (1) No. 20 BauO NRW
a provision of these bylaws concerning
- the design of facades and exterior walls in accordance with § 3 Para. 1
- the use of a fine, even scratch coat in accordance with § 3 Para. 2
- the use of light beige shades of paint in accordance with § 3 Para. 2
- the reproduction of eaves cornices, the adaptation of roof overhangs or the restoration of window recesses in accordance with Section 3 (2)
- the color contrasting of the base area in accordance with § 3 Para. 3
- the preservation or renewal of building entrances or front doors in accordance with § 3 Para. 4
- the preservation of existing canopies in accordance with § 3 Para. 4
- the orientation of new canopies to the existing entrance designs in accordance with Section 3 (4)
- the preservation of window openings or white mullioned windows in accordance with § 3 Para. 5
- changes to doors and windows in accordance with Section 3 (5)
- the replacement of shutters in accordance with § 3 Para. 6
- the prohibition of front-mounted roller shutters in accordance with § 3 Para. 7
- changes to roof shapes in accordance with § 4 Para. 1
- the color design of the roof covering in accordance with § 4 Para. 2
- the use of glazed tiles in accordance with § 4 Para. 2
- the erection of auxiliary staircase structures with railings in accordance with § 4 Para. 3
- the use, positioning and design of parabolic antennas and antenna systems in accordance with § 4 Para. 4
- the introduction of solar systems in accordance with § 4 Para. 5
- the installation and positioning of skylights in accordance with § 4 Para. 6
- the distribution of dormers across the entire block of flats as well as their placement, orientation and design in accordance with Section 4 (7)
- the prohibition of roof recesses, roof terraces and roof loggias in accordance with Section 4 (8)
- the design of the surface of chimney heads in accordance with § 4 Para. 9
- the proportioning and alignment of balconies in accordance with § 5 Para. 1
- the design of balcony railings and the installation and design of screens in accordance with Section 5 (1)
- the prohibition of the installation of non-transparent glass roofing and the installation of movable awnings in accordance with Section 5 (1)
- the erection and glazing of pergolas in accordance with Section 5 (2)
- the erection, dimensioning and design of conservatories in accordance with Section 5 (3)
- the construction of a terrace with a door exit and the positioning of the terrace in accordance with § 6 Para. 1
- the fencing of the terrace, the construction of a kitchen garden and the planting of the property in accordance with § 6 Para. 1
- the preservation of the open spaces between the residential blocks and the prohibition of fencing in accordance with Section 6 (2)
- the preservation of existing pathways including the natural stone walls and the natural stone slab covering in accordance with Section 6 (2)
- the prohibition of additional pathways for the construction of parking spaces, carports, garages and garden sheds in accordance with Section 6 (2)
- the design of parking spaces for waste containers and recycling garbage cans in accordance with § 6 Para. 2.
(2) The administrative offense can be punished with a fine of up to 50,000 euros in accordance with § 84 Para. 3 BauO NRW.
§ 9: Entry into force
The Articles of Association shall enter into force on the day following their publication.
Annexes to the Articles of Association:
No. 1
Delimitation plan of the local area of application
No. 2
Example street
No. 3
Pergolas and conservatories
No. 4
Dormer windows - skylights
No. 5
Historical photos of pergolas
No. 6
Greening locations Waste garbage cans, recycling bins
Annex 1 to § 2 para. 1 Scope of application
Annex 2 to Section 4 (7) Example road
Annex 3 to Section 5 (2) and (3) Pergola - Conservatory
Appendix 4 to Section 4 (7) Dormers - skylights
Appendix 5 to § 5 para. 2 Historical photos of pergolas
Appendix 6 to § 6 Para. 3 Waste containers, recycling containers
Reasons and explanations for the design specifications and design recommendations
Re §§ 1 and 2 Objective and local and material scope of application
With the election of Bonn as the provisional federal capital after the Second World War, there was a considerable need for housing for federal employees. At the end of 1949, the federal government expected around 5,000 federal employees to move to Bonn. As a result, housing construction was subsidized by the federal government with additional public funds.
A characteristic feature of this early Bonn housing estate from 1949 onwards is a loosened and green development in the tradition of the "garden city" idea developed at the beginning of the 20th century, a building structure that sees itself as a high-quality alternative to high-density multi-storey housing or estates with high perimeter block development. The development of the estate is characterized by the simple architectural language typical of the period in which it was built. Although there was a high demand for living space, care was taken to ensure that these housing units were quietly accessed by curved and narrow residential streets and remained shielded from the main roads.
One such settlement unit is the "Bundessiedlung Lotharstraße". Construction work began with the first construction phase south of Lotharstrasse. This was followed in the second and third construction phases by the closing of gaps along Lotharstraße and the new development of residential buildings along the newly planned Julius-Plücker-Straße and Geißlerstraße. The last and fourth construction phase lasted until 1952, when the gaps along Luisenstraße were closed due to the war.
The appearance of the estate is largely determined by the design of the open spaces. Publicly accessible green spaces and the privately used open spaces combine to form a tangible, open and generous system, both in relation to the entire estate and in the individual neighborhoods. The planting that has grown since the construction phase significantly increases the value of the open spaces. The current state of the estate is worth preserving not only because of its urban and aesthetic quality, but also because of the existing living environment, which determines the residential and utility value of each individual apartment.
The image of the uniform estate, built in the spirit of the "garden city", is supported by a number of key design elements. The uniform appearance as a whole is a decisive factor for the residential value. Uncoordinated changes to individual buildings or building blocks will result in the original design idea of the estate being lost. The relevant design elements are named individually in the text of the statutes and measures for their protection or further development are described.
Until 2004, the owner Frankfurter Siedlungsgesellschaft (FSG) Immobilien GmbH & Co. KG was responsible for maintaining the residential value by preserving the uniform appearance. From 2004, the individual apartments were privatized, preceded by a certificate of completion. This was associated with the creation of separate ownership. The notarial contracts set out the premises for the external design of the separate property, from which it is clear that the uniform appearance was recognized by the former owner as an object of value and considered worthy of protection. The respective purchasers of the apartments had agreed to these premises in a notarial deed.
The design statute adopts these regulations, specifies them and transfers these private-law agreements into public law in order to prevent the agreements from being abandoned. At the same time, these design statutes are intended to enable regulations for cautious further development, which in particular also take into account increases in residential values and energy and ecological improvements. The regulations take into account the results of a survey of the estate's residents and owners. This revealed, among other things, that the existing character of the estate with its special design features is consciously perceived as a high residential value and should be preserved.
The statutes also allow for the further development of individual residential units that go beyond the stipulations of the notarial stipulations on the formation of special ownership, provided this does not conflict with private law interests. Here too, however, further development is fundamentally subject to the guiding principle of preserving the uniform appearance of the estate in the sense of the garden city character.
Re § 3 Requirements for the design of facades and exterior walls
a.
A "block of flats" is always to be understood as a contiguous row of buildings.
b.
The plaster existing at the time the statutes were drawn up is usually around 20 years old and applied to a thin, slightly insulating base board. In accordance with the regulations under private law, the apartment owners of a block of apartments can renew the exterior façade of the entire block of flats uniformly with insulating plaster and/or a thermal insulation system.
The application of additional insulation conceals or greatly reduces fine façade details such as the plinth, the eaves cornice or the sculpturally projecting framing of the entrance doors as well as the window recesses and window sills, resulting in a significant visual change. In order to preserve the character or the original design idea, these details, such as the eaves cornice, should be reproduced with the insulation system and roof overhangs should be adapted to the previous situation. Window surrounds must be restored in color (white).
c.
The uniformity of the development is created in particular by the uniform design of the windows (see below). A decisive design detail is the window level, which is very far to the outside. If external thermal insulation is to be applied, it is therefore recommended that the windows are moved outwards to reduce thermal bridges, particularly for reasons of building physics.
d.
Before the insulation panels were applied, the plinth originally had a clear ledge and formed a visually effective base as an "imitation natural stone". This detail, which is important for the overall impression, can be effectively preserved by color treatment in accordance with the specifications.
e.
The front doors have strong natural stone walls that clearly protrude from the façade plane. In some cases, there is a coat of arms stone above the entrance. The gabled blocks in Lotharstraße have a framed rectangular fanlight with wrought-iron grilles and integrated lantern lighting. The design statutes are not intended to fundamentally rule out the installation of light and transparent canopies, but it should be borne in mind that this would significantly change the appearance of the entrance area. An alternative entrance design can be seen on the blocks in Geißlerstraße. Here, there are simple cantilevered canopies that simply emphasize the entrance situation and should therefore not be removed.
f.
French windows can be installed on the upper floors of façade axes that are intended for balconies, even if no balconies are built.
g.
Shutters are one of the key design details that define the garden city character. In order to preserve the façade proportions, the preservation of the shutters is specified.
Re § 4 Requirements for the design of roofs
All of the buildings on the estate have gabled roofs. Roof superstructures were originally limited to chimneys and a few skylights as ventilation openings for the attic. This restraint, combined with a colorful and structurally inconspicuous roof covering, creates a calm overall appearance that decisively shapes the garden city character of the estate.
The design requirements are subordinate to this guiding principle, whereby further development through roof extensions and modernization with solar systems should not be ruled out in principle. However, the aim of the stipulations is to preserve the existing high quality through the uniform planning of each residential block, as otherwise the calm overall appearance as an essential feature of the estate and the basis for the high residential value would be lost.
In connection with the erection of dormers, reference is made to Section 7 "Exceptions". The apartment owners are free to develop a convincing (also modern) uniform roof design for the respective building block and to apply for its implementation. The uniform planning is intended to preserve the design quality of the building block, even if not all individual measures (roof windows, dormers) are implemented immediately by all apartment owners.
Re § 5 Balconies, pergolas, conservatories
For the construction of balconies and conservatories, reference is made analogously to Section 7 "Exceptions" of the statutes. The apartment owners of the respective block are free to develop a convincing uniform design for balconies and conservatories and to apply for its implementation. Private law issues, such as the position of balcony supports, are to be regulated by the community. Wooden pergolas of the type described were widespread in the original estate and are still permitted.
Re § 6 Requirements for the design of open spaces
a.
Individual apartments on the first floor are allocated terraces or gardens as part of a special right of use. Terraces are possible in the axes of the balconies. There are successful examples of this design in the estate, which should be used as a guide (photo attachment). In order to preserve the open character of the garden city estate, the erection of fences towards the common property is not permitted. Fences are only permitted between the open space and the street.
The construction of larger kitchen gardens in the sense of an allotment garden area for growing fruit and vegetables is not permitted. However, individual fruit trees and smaller beds integrated into the garden design are possible.
The planting of bordering shrubs is to be limited to a height of 1.60 m. The aim of this regulation is to ensure that the row character of the development can continue to be experienced. Taller planting (shrubs and hedges) interrupts the visual relationships.
b.
The open spaces between the blocks of houses define the garden city character to a special degree and are therefore to be left unchanged in their structure. In particular, the open space is characterized by a partly slightly hilly meadow area, which is enlivened by occasional tree growth. This tree population is to be maintained and actively developed by the respective owners' associations.
The exclusion of additional structures in the open spaces applies not only to additional pathways but also to car parking spaces in particular. For enclosed bicycle parking facilities (e.g. secure parking of electric motor-driven bicycles) and similar facilities (e.g. parking of motorcycles), an amicable solution can be developed between the rows of buildings concerned.
c.
The waste containers and recycling garbage cans are always a disruptive element, not least due to their bright colors, so that an enclosure with greenery should be sought. In accordance with the regulations for § 6 (3), integration into the garden area must be taken into account. (Photo)
Re § 7 Exceptions
Deviations are assessed on the basis of the general objectives of the statutes. If, in individual cases, these objectives are not or not significantly impaired due to the local situation, the exception rule is applied in this respect.
_________________________________
The above bylaws are hereby published.
Notes:
A violation of procedural or formal regulations of the municipal code for the state of North Rhine-Westphalia in the creation of these bylaws can no longer be asserted after one year has passed since this announcement, unless
- a prescribed approval is missing or a prescribed notification procedure has not been carried out,
- these statutes have not been duly published,
- the Mayor of Bonn has previously objected to the resolution on the articles of association or
- the formal or procedural defect has been notified to the City of Bonn in advance, stating the violated legal provision and the fact that reveals the defect.
Bonn, February 18, 2014
Jürgen Nimptsch
Mayor of Bonn