building line

Building line - A building line is a line specified in the zoning plan along which construction must take place. Unlike the building boundary, which defines an area within which construction is permitted, the building line requires the builder to construct the building exactly on this line. Building lines serve to create uniform street alignments and open spaces and are found primarily in urban perimeter block developments.

Legal Basis and Definition

The building line is regulated in § 23(2) of the Federal Building Code (BauNVO). It stipulates that buildings or parts of buildings must be constructed on the building line - setting the building back behind the building line is not permitted, unless the zoning plan expressly allows for exceptions. In the plan drawing, the building line is shown as a solid red line, while the building boundary appears as a dashed line.

The distinction from the building boundary (Section 23(3) of the BauNVO) is crucial: The building boundary must not be crossed, but it does not have to be reached-the building may therefore remain behind the building boundary. The building line, on the other hand, is a mandatory requirement: It must be adhered to. In practice, building lines are often established on the street side, while building boundaries apply to the remaining sides of the property.

The building line also determines the street alignment: The front facades of the houses along a street form a uniform line that shapes the appearance of the street space. This design goal justifies the binding effect of the building line-it is not a technical but an urban planning control instrument.

Significance in Practice

Building lines shape the cityscape by enforcing closed street spaces and uniform building alignments. Typical applications:

• Perimeter development: In downtown locations, a building line is established on the street side that enforces a closed building front. Infill development must align with this line.
• Square design: Building lines are established around squares to ensure a uniform appearance and create a defining spatial edge.
• Road widening: New building lines can require buildings to be set back to allow for future road widening-the area between the old building front and the new building line is protected under building regulations.

For the building owner, the building line represents a restriction on design freedom: The building must stand exactly on the designated line, which affects the floor plan, the front yard depth, and the building depth. Anyone planning a front yard or a terrace in front of the house must align this with the building line.

Projecting Building Elements

A common practical issue involves projecting elements such as bay windows, balconies, or canopies. According to Section 23(2), Sentence 2 of the Federal Building Code (BauNVO), these may slightly exceed or fall short of the building line, provided the zoning plan does not stipulate otherwise. As a rule of thumb, a projection of up to 1.50 m is generally unproblematic under planning law. The building authority decides on a case-by-case basis.

Practical Tip for Property Owners in Nuremberg and Franconia

In Nuremberg’s Old Town and the Wilhelminian-style neighborhoods such as Gostenhof, St. Johannis, and Maxfeld, many zoning plans specify building lines facing the street. We recommend that owners planning a new building or an addition carefully review the zoning plan’s blueprint and distinguish between the building line and the building boundary. Setting the building back behind the building line-for example, to create a front yard or a terrace-is not permitted without an exemption.

For listed ensembles-such as the entire Nuremberg Old Town-the building line may additionally be subject to requirements from the Bavarian State Office for the Preservation of Historical Monuments that go beyond standard building regulations. In such cases, early consultation with the Building Authority and the Lower Monument Protection Authority is essential.

Frequently Asked Questions

Can I obtain an exemption from the building line?

Yes, pursuant to Section 31(2) of the German Building Code (BauGB), the building authority may grant an exemption if the basic principles of the plan are not affected and the deviation is justifiable from an urban planning perspective. In practice, exemptions from building lines are handled restrictively, as they affect the uniform street appearance. A minor projection or recess (e.g., for a bay window or an entrance recess) is more likely to be approved than a complete setback. The consent of affected neighbors significantly facilitates the process.

What is the difference between a building line and a building boundary?

Construction must take place on a building line-the building must touch the line. A building boundary must not be built over, but it does not have to be reached. Building lines enforce a specific building position and create uniform street alignments. Building boundaries merely limit the maximum buildable area and allow for greater design freedom. In many zoning plans, both instruments are combined: The building line determines the front facade, while building boundaries restrict development on the sides and rear.

Does the building line also apply to underground structures?

Building lines generally refer to above-ground construction. Underground garages, basements, and underground utility lines may extend beyond the building line into the non-buildable area, provided the zoning plan does not stipulate otherwise. In case of doubt, it is advisable to submit a preliminary building inquiry to the building authority before proceeding with detailed planning on this basis.

What does the building line mean for infill development in Nuremberg?

The building line has particular practical relevance for infill development in existing streetscapes. In many of Nuremberg’s Wilhelminian-style neighborhoods-such as Gostenhof, the area around Fürther Straße, or the Maxfelderstraßen-the historic building line has been preserved as a planning tool. Anyone filling a vacant lot must construct their building exactly on this line to preserve the uniform street appearance. If this results in a deviation from street level or the number of stories of neighboring buildings, the city planning office may impose additional requirements. Before purchasing a vacant lot, we always recommend checking the building line and other stipulations of the applicable zoning plan. In some cases, historic building lines may have been overlaid or altered by newer zoning plans-checking the current status of the plan with the Nuremberg City Planning Office (GeoPortal Nuremberg) provides legal certainty before purchasing the property.

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