Land use balance

Land Use Balance is a planning overview that systematically records and compares all land areas by type and size during the development of building sites or parcels. It shows which portions of a site are designated for development, infrastructure, green spaces, public uses, and other purposes, and serves as the basis for zoning plans and urban planning.

Components of a land use balance

A land use balance typically divides the planning area into the following categories:

Land use category	Description
General residential area (WA)	Building lots for residential development
Mixed-use area (MI) / Commercial	Combination of residential and commercial
Public transportation areas	Roads, paths, parking spaces
Public green spaces	Parks, playgrounds, green corridors
Private green spaces	Home gardens, courtyards
Public utility areas	Schools, kindergartens, fire stations
Compensation areas	Compensation under nature conservation law
Total area of the planning area	Sum of all sub-areas

The percentage shares of each category in the total area are an important quality indicator of a zoning plan: Too little green space is considered problematic from an urban planning perspective, while too little development area is considered impractical.

Land Balance and Property Purchase

For individual property buyers, the land balance of the overarching zoning plan is relevant because it shows:

• How much of their property they are permitted to build on (floor area ratio (FAR) in combination with lot size)
• Which areas must be kept free as green space or setback areas
• Whether and where compensation areas have been designated on the property that prevent development

At the level of the individual property, this is also referred to as a building land use balance: Here, the gross floor area (GFA), net floor area (NFA), main usable area (MUA), and circulation area (CA) of the planned building are compared. These figures are determined in the architectural design in accordance with DIN 277.

Land Use Balance as a Planning Quality Indicator

The area balance of a development plan is not a bureaucratic formality, but a reflection of the urban planning quality of a planned neighborhood. The area balance reveals:

Development efficiency: The proportion of development areas (streets, paths) relative to the total area indicates how efficiently the development is planned. Typical values range from 15 to 25% of the gross building area.

Green space ratio: A high proportion of green space-ideally over 20% of the total area-improves the quality of life, climate resilience, and stormwater infiltration capacity of the neighborhood.

Compensation areas: Compensation areas required under nature conservation law for interventions in nature and the landscape can be designated within or outside the planning area. If they are located on the property, they restrict buildability without this being immediately apparent upon first glance at the property.

Land Use Balance in Nuremberg Urban Planning

As part of its urban development planning, the City of Nuremberg regularly publishes land use balances for new urban districts. For the Lichtenreuth urban district (Nuremberg’s largest urban development project), for example, a comprehensive land use balance with a high proportion of green space was established to ensure quality of life. The Nuremberg City Planning Office makes these planning documents publicly available on its website and in the Urban Planning Information System (STPLAN).

Practical Tip for Property Owners in Nuremberg and Franconia

We recommend that buyers of land in new development areas within the Nuremberg metropolitan region study the land use balance of the corresponding zoning plan at an early stage. It specifies exactly what percentage of the property is buildable (floor area ratio), which areas must be preserved as green space, and whether the property includes compensation areas required under nature conservation law. These factors have a direct impact on the actual buildability and thus the value of the property. The Nuremberg City Planning Office or the respective district office provides free consultation on this matter. When reviewing development plans, we are happy to assist our clients in identifying the relevant items in the land use balance and assessing their impact on the specific property being purchased.

Frequently Asked Questions

Where can I find the land balance for a property in Nuremberg?

The land balance is part of the justification for the zoning plan. Zoning plans are public and can be viewed at the Nuremberg City Planning Office (Lorenzer Platz 5) or accessed online via the City Council Information System.

Can the land use balance of a zoning plan be changed retroactively?

Yes, through a zoning plan amendment (zoning plan amendment procedure). This requires a formal process involving public review and the participation of public interest groups and typically takes 1 to 3 years.

What is the difference between the land use balance and the floor area ratio (FAR)?

The land use balance is a comprehensive overview of all land uses within a planning area. The floor area ratio (FAR) is the specific value indicating what percentage of a single parcel may be built upon (e.g., FAR 0.4 = 40% of the parcel may be built upon).

What are the consequences of compensation areas on my property?

If compensation areas for interventions under nature conservation law are designated on a property, these areas may not be built upon. They reduce the effectively buildable area and thus the property value. Such designations are identified in the zoning plan as ecological compensation or green areas and are binding for the owner.

How does the land balance affect property prices in new development areas?

In new development areas in Nuremberg, such as the Lichtenreuth district or new development sites in the southeast of the city, the land balance is directly reflected in the prices of developed properties. Properties with a high building coverage ratio (high GRZ) are generally more expensive, as the usable building area is larger in relation to the total area. Conversely, generous proportions of green space and undeveloped areas mean that the effective price per buildable square meter is higher than the nominal land price would suggest. Anyone buying in a new development area should therefore always consider the land use balance of the zoning plan together with the floor area ratio (FAR) and the standard land value to assess the actual value of the buildable area. The Expert Committee for Land Values in Nuremberg regularly publishes current standard land values for various types of development areas.

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