Space Allocation Plan

A space allocation plan is a systematic planning document that describes all the spaces required for a construction project, including their functions, space requirements, design features, and interrelationships. It forms the basis for the architect’s design and is typically developed during the early planning phase (Service Phases 1 and 2 of the HOAI) through dialogue between the client and the designer. A precise space allocation plan prevents costly design changes and ensures that the finished building actually meets the usage requirements of its future occupants or users.

Contents and Structure of a Space Allocation Plan

A complete space allocation plan lists all room groups (e.g., living area, sleeping area, bathrooms, ancillary rooms) and their individual rooms, assigning at least the following parameters to each room: Room name and function, usable floor area in square meters (target), location within the building (ground floor, upper floor, basement), relationships to adjacent rooms (e.g., “kitchen directly adjacent to dining room”), special technical requirements (e.g., enhanced sound insulation, wet room specifications), and specific design features. The sum of all usable areas yields the net floor area, from which the gross floor area (GFA) is determined together with circulation and structural areas-a major cost driver in construction.

Space Allocation Plan as a Planning and Cost Control Tool

The architect derives the design from the space allocation plan. Deviations in floor area from the plan during the design phase are immediately visible and can be corrected before costly planning services are incurred for an incorrectly dimensioned floor plan structure. Cost estimates in the early project phases are based directly on the space allocation plan: a unit price per square meter of usable floor area or GFA multiplied by the space allocation plan provides an initial rough cost estimate. Changes to the space allocation plan during planning-such as additional rooms or revised area specifications-often result in additional costs because planning services already performed must be adjusted.

Floor Plan in Real Estate Marketing and Valuation

When marketing new construction projects, the developer highlights the floor plan as a sales-promoting feature: “3 bedrooms, 2 bathrooms, guest toilet, open kitchen, 2 parking spaces” succinctly describes an apartment’s floor plan. In real estate valuation (comparable sales method), the number and size of rooms are key comparison parameters. Especially when purchasing pre-construction apartments, prospective buyers should have the floor plan translated into floor plan sketches to assess the actual usability of the space-because 70 m² can be used in completely different ways depending on the room layout and floor plan.

Floor Plan and Accessibility

An often-neglected aspect of the floor plan is the early consideration of accessibility and age-appropriate design. According to DIN 18040-2 (barrier-free construction - apartments), specific minimum space requirements for bathrooms, door widths (at least 90 cm clear width), and hallway widths (at least 120 cm) are defined for partially wheelchair-accessible and fully wheelchair-accessible apartments. If these dimensions are already incorporated into the floor plan, there are no additional costs-if they are required later, extensive renovation work may be necessary.

In the context of demographic change, an accessible floor plan is also an advantage from a marketing perspective: apartments that meet the standards of the KfW “Age-Appropriate Renovation” (barrier reduction) subsidy program generate higher demand and willingness to pay among an increasingly older pool of buyers and renters. This is a particularly relevant market factor in Nuremberg, where the proportion of the population over 65 is set to grow significantly in the coming years.

Practical Tip for Property Owners in Nuremberg and Franconia

Anyone developing a property or renovating an existing building in Nuremberg, Erlangen, or the surrounding Franconian region should carefully work out the floor plan before commissioning an architect. When doing so, consider not only current use but also future life stages: An additional room for a home office or for relatives in need of care is easy to incorporate into the floor plan, but expensive to retrofit once the building is complete.

We also recommend that, for new construction projects in the metropolitan region, the floor plan be developed with an eye toward obtainability of permits-specifically regarding permitted full stories, floor area ratio, and zoning regulations. Nuremberg’s urban planning department has different zoning requirements in various neighborhoods that directly influence the floor plan-such as maximum building depth in row house areas or minimum setback distances in mixed-use zones. Contact us; we are well-versed in the development possibilities in Nuremberg’s various districts and surrounding municipalities and will guide you from the initial program discussion through to the clarification of building rights.

Frequently Asked Questions

How detailed does a space allocation plan need to be?

That depends on the project phase. In the early needs assessment (Phase 1), a rough list with room designations and approximate area specifications is sufficient. For the preliminary design phase (Phase 2), functional relationships and technical requirements should be added. For construction planning, the space allocation plan must be incorporated into the space book, which definitively specifies every detail of the building’s fit-out. The earlier the details are finalized, the lower the planning costs will be in the event of changes.

Can I still change the space allocation plan once the design is complete?

Yes, but any changes made after the design phase will incur additional costs and extend the planning timeline. As a rule of thumb: A change to the space allocation plan during the preliminary planning phase costs 1, the same change in the design phase costs 10, and on the construction site it costs 100. Therefore, define the space allocation plan as completely and definitively as possible before awarding the design contract.

Is the space allocation plan part of the architect’s contract?

As the basis for planning, the space allocation plan is an integral part of the architect’s contract for work, either as a separate appendix or embedded in the scope of work for Phase 1. It obligates the architect to implement the agreed-upon areas and functions in the design. If the design deviates significantly from the space allocation plan without prior consultation, this constitutes a deviation from the agreed-upon scope of work.

How does the space allocation plan affect the likelihood of approval in Nuremberg?

The space allocation plan and the resulting building dimensions (gross floor area, building height, number of full stories) must be compatible with the requirements of the applicable zoning plan or-in the absence of a zoning plan-with Section 34 of the German Building Code (BauGB) (permissibility in inner-city areas). In Nuremberg, zoning plan requirements vary significantly depending on the district: In dense downtown areas such as the Old Town or St. Johannis, eave heights and building depths are strictly regulated; in new development areas such as the development zones on the outskirts of Langwasser or in the surrounding municipalities of the Nürnberger Land district, however, there is greater flexibility. The Nuremberg City Planning Office offers the option, as part of a preliminary building inquiry, to have the approvability of a spatial program clarified early on and with binding results-for a fee, which is always worthwhile for larger projects. We recommend obtaining this preliminary inquiry before finally commissioning an architect to avoid time-consuming planning loops.

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