Tag: Bauvorhaben

No delay to the new city quarter in Winterthur despite official requirements

Cham Swiss Properties AG assumes that there will be “no significant delay” to the Rocket & Tigerli construction project in the centre of Winterthur’s new Lokstadt residential district. As the property developer explains in a press release, the “sometimes significant conditions” imposed by the city of Winterthur as part of the building permit process have led to an in-depth review of the plans. However, the property company is taking the official conditions as an opportunity to “improve the project once again”. After all, Rocket & Tigerli should “fully fulfil its urban significance” with the adjustments.

This project consists of the 100 metre high Rocket tower and the three adjacent base buildings called Tigerli. This ensemble will be built in the centre of the new Lokstadt residential district in Winterthur. According to the information provided, the conditions now imposed by the city for this project primarily relate to the extent of public use of the top floor and access to the areas on the ground floor.

CEO Thomas Aebischer describes the formal legal appeal against the building permit as “a formality that comes with the process. For us, however, the focus is clearly on constructive dialogue with the Office for Urban Development and the Office for Building Permits.” This will also clarify whether a new building application is necessary.

Cham Swiss Properties AG was only created in April 2025 from the merger of Ina Invest AG and Cham Group AG.

May 2025
Properties in the ISOS inventory area – What does this mean?

ISOS as a basic instrument
The Federal Inventory of Swiss Sites of National Importance, better known as ISOS, is a basic instrument that helps the authorities to recognise architectural values and safeguard them in the long term. Cantons and municipalities take the inventory into account when drawing up their corresponding plans (structure planning, utilisation planning). The ISOS was created in the 1970s and comprises around 1,200 objects.

Binding nature of the ISOS for property owners
If a property is located in an area covered by the ISOS, this does not mean much, as the ISOS is generally not binding for landowners. However, the municipalities are obliged to take the ISOS into account in land-use planning as part of the comprehensive weighing up of interests under spatial planning law. The building project must be compatible with the applicable land-use planning and comply with the specific requirements of the zone (e.g. a village or core zone). Only where the municipal council, as the building permit authority, has discretionary powers when assessing your planning application must it directly take into account the conservation objectives of the ISOS.

Direct applicability due to federal tasks
If the building project affects a federal task, the listed property must be preserved undiminished, or at least protected as far as possible (Art. 6 NHG). However, this only applies in the case of serious encroachment on the ISOS object. According to case law, serious encroachment exists if a construction project causes extensive and irreversible damage. In such a case, an expert opinion must be obtained from the Swiss Federal Commission for the Protection of Nature and Cultural Heritage (ENHK) and / or the Swiss Federal Commission for Monument Preservation (EKD). Planning permission may only be granted if the building project is of national importance. The national nature and heritage conservation organisations are then entitled to appeal against the building project.

Typical cases of application
Federal tasks are affected if the building permit relates to a legal matter that falls under federal jurisdiction, is regulated by federal law and is related to nature, landscape and cultural heritage protection. In practice, frequent cases that fall under a federal task according to federal court rulings are when a PV system (Art. 18a RPG) or a mobile phone system (Art. 14 FMG) is authorised or a permit is required under water protection law (Art. 19 para. 2 GSchG).

To summarise, although the ISOS is not directly applicable to landowners, there are practical exceptions that can often lead to the direct applicability of the ISOS. In this case, further complicated clarifications may be necessary for the construction project, which gives third parties leverage to delay a project.

November 2024
Rolex invests one billion francs in new giant factory in Bulle

The world-famous luxury watch manufacturer Rolex is planning a massive expansion in western Switzerland. A gigantic production facility is to be built in Bulle, in the canton of Fribourg, by 2029. Covering an area of 104,000 square metres – the equivalent of almost 15 football pitches – Rolex plans to produce luxury watches from 2029 to meet the growing demand for its products. The new factory is expected to create 2,000 jobs and thus make a significant contribution to the regional economy.

Land sale approved
The General Council of Bulle has approved the sale of the construction site to the Rolex Group by a large majority. Rolex is investing a total of one billion francs in the project and paid 31.4 million francs for the 100,000 square metre site. The planning application has now been submitted and the first visualisations of the planned buildings have been published.

Innovative construction concept and sustainability
The new plant will consist of four production buildings connected by a central building. In addition to the administration, this central area will also house catering facilities as well as meeting and rest areas. A striking head-end building at the southern end of the site will house the main entrance.

Rolex attaches particular importance to environmental friendliness and sustainable design. The factory is to achieve the highest standard of the British Breeam label – a first for an industrial building in Switzerland. The buildings will be arranged so that they are integrated into a park that serves as protection from emissions from the nearby motorway.

Fifth Rolex production site
With the new site in Bulle, Rolex is expanding its already highly integrated production chain. The luxury watch manufacturer already operates production sites in Geneva, Chêne-Bourg, Plan-les-Ouates and Biel. Most of the watch components, from movements and cases to dials and bracelets, are produced in-house at these sites.

Temporary solution in Romont
In order to expand production capacity before 2029, Rolex will temporarily set up a factory in Romont. Around 250 to 300 employees are to be employed there from the beginning of 2025, most of whom will be newly recruited and trained. These employees will move there once the factory in Bulle is completed.

With the new factory in Bulle, Rolex is strengthening its position as one of the world’s leading luxury watch manufacturers and investing in the future of the Swiss production site.

August 2024
Hot months, hot heads: disputes between neighbours

Between March and June, there are particularly many crackling noises in the neighbourhood. According to Alexandra Pestalozzi, legal expert at AXA-ARAG, complaints about neighbours increase in the warmer months when there are a lot of people outside. Construction projects, noisy animals and unkempt gardens are the most frequent triggers for conflicts.

In 2023, AXA-ARAG received 0.7 percent fewer reports of neighbour disputes than in the previous year. A decrease of around four per cent was also recorded in the first six months of 2024. Despite this decrease, disputes over construction projects remain a central point of conflict, accounting for around one fifth of all reported cases.

Consideration and communication are key
The summer months bring many challenges: noise emissions from construction projects or noisy animals such as dogs and cockerels often lead to disputes. In such cases, Alexandra Pestalozzi recommends first seeking a discussion with the neighbour and, if necessary, involving the administration or a legal advisor.

Watering plants can also lead to trouble. Excessive watering can lead to damage to the neighbour’s balcony or building. In such cases, the duty of care and consideration applies, both under tenancy law and under neighbouring law. Respectful behaviour and clear agreements can avoid many conflicts.

Barbecuing on the balcony and in the garden
Barbecuing on the balcony or in the garden is generally permitted, but can also lead to disagreements. Alexandra Pestalozzi points out that certain types of barbecues may be prescribed in rented flats and that the house rules and tenancy agreement should be checked in advance. A general ban on barbecuing by neighbours is not possible, but here too a discussion should be sought in the event of conflicts.

Procedure in the event of a conflict
In the case of planned construction or planting projects, it is advisable to talk to the neighbours in advance in order to avoid potential conflicts. Should disputes nevertheless arise, Pestalozzi advises discussing them over a coffee and looking for solutions together. If this is not enough, a neutral third party, the administration or mediation can be called in. In some cases, it may also be necessary to involve a legal adviser.

In conclusion, Alexandra Pestalozzi emphasises the importance of communication and consideration in order to ensure harmonious coexistence in the neighbourhood. Respectful interaction and adherence to common rules make a significant contribution to minimising conflicts and promoting a peaceful neighbourhood.

August 2024
New design guidelines for Zurich Lengg: a step into the future

In an endeavour to shape the structural development in the eastern outskirts of Zurich in a harmonious and future-oriented manner, the city council has decided on a partial revision of the building and zoning regulations (BZO) for the Lengg area. This step follows a careful examination and aims to implement the development principles laid down in the “Lengg Masterplan” and the cantonal structure plan in a binding manner. The design plan obligation aims to ensure that new construction projects and outdoor spaces are not only aesthetically pleasing, but also take into account environmental aspects and the local transport infrastructure.

The Lengg area, embedded in the Hirslanden and Riesbach neighbourhoods and adjacent to Zollikon, is home to important institutions in the healthcare and research sector. The imminent opening of the new University Children’s Hospital Zurich (Kispi) will further strengthen the importance of Lengg as a medical and scientific cluster. This location is also characterised as a popular recreational area and as a showcase for pioneering medical innovations.

The strategic development of Lengg, coordinated by the area management, aims to ensure a harmonious interplay of diverse uses and to strengthen the area as a whole. The Department of Health and Education, under the direction of the Office for Spatial Development of the Zurich Building Department, has drawn up a master plan that sets out a long-term perspective up to 2040 and serves as a basis for the future planning and realisation of construction projects.

By implementing the Lengg design plan requirement, the City of Zurich is confirming its commitment to well thought-out and integrated urban development that meets the requirements of a growing metropolis and at the same time improves the quality of life of its residents.

May 2024
Federal Council supports restriction of the right of appeal for associations

The National Council’s Committee for the Environment, Spatial Planning and Energy has drafted a proposal to restrict the right of environmental organisations to lodge complaints about smaller residential buildings within the building zone. This initiative aims to simplify the bureaucratic process of planning permission, particularly for small-scale construction projects.

The Federal Council issued its opinion on this proposal on 27 March 2024 and supports the proposals of the UREK-N. It is in favour of restricting the right of appeal for residential buildings with a floor area of up to 400 m2 within building zones. This step should help to make the construction process more efficient for private developers and at the same time ensure the protection of important environmental and cultural heritage sites.

In addition, the Federal Council agrees with the exceptions proposed by the UREK-N. In particular, the right of appeal by associations should remain in place for construction projects that affect important sites, historical sites and cultural monuments, as well as for buildings in sensitive areas such as biotopes or water areas.

The bill is expected to be discussed by the National Council in the special session in April. This development illustrates the ongoing efforts to ensure a balanced approach between economic development and environmental protection in the construction industry.

April 2024
Aarau barracks site to become a new city quarter from 2031

The barracks area in Aarau is facing a major transformation. From 2031, a new urban neighbourhood is to be created and military use will be shifted to a reduced area. To support this process, the canton of Aargau has decided to extend the lease agreement with armasuisse, which expires in 2030. This decision provides all parties involved with the necessary planning security until the army’s relocation is completed in 2035. It is planned to conclude a new contract for civilian use from 2036 and to develop a concept for military use at the same time in order to safeguard the interests of all parties.

The barracks site, which currently belongs mainly to the Canton of Aargau and the federal government, is to be made more accessible to the public in future. The urban development project allows for civilian use from 2031, and the agreement to restrict military use to the northern part of the site means that the civilian development of the site can take place gradually without jeopardising the overall urban development vision.

The planning security created by the extension of the lease agreement enables all partners involved to plan the necessary steps to realise the construction projects from 2031. This chronological sequence should ensure that the landowners can realise the construction projects efficiently from 2031 and that the army can move into its new facilities by the end of 2035.

March 2024
AIHK submits building application for its new construction project

With the building application to the city of Aarau at the end of September, the new building project of the Aargau Chamber of Commerce and Industry(AIHK) has reached an important milestone, according to an article in the magazine “Impulse” published by the AIHK. Depending on the building permit, construction work is expected to start at the beginning of 2025, the article continues. The building permit for the new Haus der Wirtschaft was handed over by AIHK President Beat Bechtold to City President Hanspeter Hilfiker and City Clerk Fabian Humbel in front of Aarau City Hall, the report says.

The AIHK project team had already been in contact with various city officials beforehand, the report continues. For example, the city architect and the city image commission were consulted when it came to realising a building project that was as broadly supported as possible.

The approval process starts with the building application. Demolition is planned for the end of 2024. The new building is expected to be ready for occupation in the third quarter of 2026.

On the one hand, the new facilities in the new Haus der Wirtschaft will enable more professional courses and events to be held, the report in “Impulse” continues. On the other hand, the new building stands for the progressive digitalisation and modernisation that has been taking place at the association for several years.

October 2023
Collaborative project delivery models (IPA, Design Build, etc.)

SIA phase model
Common project management in Switzerland is based on the SIA phase model (standard 102/112). This hierarchical process principle creates incentives for the client to distribute the concretisation of his planning over several planning phases. As a result, planning orders are considered in isolation in sub-phases, the know-how of the contractors is not collected until the “execution” phase, and risks are passed on to the last contractor in the chain. The concerns of later operations are often only taken into account in the form of benchmarks or written reports.

Silo thinking vs. cooperation
In the SIA phase model, the parties involved defend their interests against the client, architect or a general contractor. The goal of each commissioning party is to achieve the highest possible profit and to take as few risks as possible. The focus is therefore not on a joint solution to the problem and certainly not on the success of the project.

Solution collaborative project delivery methodology
The solution lies in a change of culture, in changed processes and in contract rule formation based on incentives and motivation.

So-called collaborative or integrated project delivery methods (IPA) are based on a partnership approach to the project and on the early inclusion of know-how for all key trades. Teams from planning, engineering, execution and operation jointly develop solution approaches and search for the most suitable way to fulfil the objectives. At the same time, project risks are evaluated and actively managed. Work is carried out according to the “best for project” principle, and everyone participates in profit and loss. This increases certainty with regard to feasibility and profitability, and mutual trust is established. This trust, in turn, is the basis for creativity and mutual motivation.

Final thoughts
The cultural change described leads to a changed culture of dispute. It is no longer a matter of shifting risks onto others and asserting isolated party interests. Instead, there is an incentive-driven interest on the part of all parties to solve problems quickly and amicably. This also changes the role

the role of the lawyers involved. Thoughtful and conflict-avoiding contracts are just as much in demand as forward-looking influence on the process and interest-based contributions to solutions. This leaves little room for costly and time-consuming court proceedings.

Because in the end, only the success of the project and thus of the entire team counts. A failure within the project thus ultimately becomes the failure of all and not the last one to be bitten by the dog or the opposing lawyer.

June 2023
Digital twins bring construction projects to life
For building projects of municipalities and cities to meet with acceptance among the population, clear communication and tangible visualisations are needed.

The municipality of Fällanden also wanted to better present the spatial planning of a public area by means of visuals. For some time, those responsible had been planning the renovation of the town hall as well as a new meeting place in the centre that would give public life a little more space in the open air.

For this purpose, the municipality of Fällanden engaged the planning and architectural firm Suter von Känel Wild AG (SKW), which in turn engaged the Zurich software developer Nomoko to visualise the construction projects in Fällanden.

5200high-resolution images of Fällanden
After Nomoko had been instructed by the architecture firm and provided with flight permission and the best possible launch positions for their drones by the municipality, their crew started their rotors at the beginning of June 2022 and flew over an area of almost three square kilometres with the WingtraOne drone, shooting around 5200 high-resolution images from a bird’s eye view.

With the data, they returned to their offices in Zurich Altstetten, where the 3D designers converted the photos into a so-called digital twin of the municipality. A digital twin is a digitally accessible 3D model of a specific area. SKW also created models of the planned buildings and renovations, and Nomoko implemented them in the digital Fällanden of today.

Digital twins simulate building projects
On the deadline date, the community leaders together with SKW presented the centre planning at a public workshop. The participants were mainly residents of the municipality. The high-resolution, photo-realistic 3D model and the possibility of simulating different light irradiations and weather situations in particular met with positive feedback.

Reusable and digitally accessible
However, the full value of the digital twin will only be revealed in the future. Whereas in the past a new, physical 3D model had to be built for every single construction project, in future every other project can be illustrated on the same digital twin.

Working with digital twins has various advantages:
- Digital twins simplify communication between clients, architects, construction companies and residents, and lead to a uniform perception of the project at an early stage. This facilitates negotiations and speeds up discussions.
- Compared to physical models, digital twins are reusable and can be adapted as required. They require little memory and take up no storage space.
- Web-based tools make it possible to access and view digital twins easily on the internet without special skills or programmes.
Digital twin of Switzerland for the real estate industry
In addition to customised services for individual construction projects, Nomoko provides a platform that combines a digital twin of the whole of Switzerland with a smart search engine for real estate. This makes it possible, for example, to search cities by address or district, to display properties within the radius of a set point or to filter properties according to project criteria. Details on location, legal status, market performance and development potential are listed for each property.

Personal details
Lukas Nussbaumer joined Nomoko AG in 2021 as Sales & Key Account Manager. He is responsible for the expansion of 3D services and the Nomoko platform in the German-speaking region of Switzerland. Before joining Nomoko AG, Lukas Nussbaumer was responsible for customer acquisition and the management of various strategic projects at the Emch+Berger Group in the Telecommunications Network Planning department.
January 2023