Swiss planning report

Sample parcel study report

See how Parcellis turns official sources into a structured reading of building rights, restrictions and the checks required before a project.

Read the report

In this example

Decision summary
Land-use zone and building potential
RDPPF/OEREB restrictions and evidence
Scenarios, caveats and next steps

Rue de Porcena 29, 2035 Corcelles NE

UG-2026-72468Parcel no. 273121 Oct 2026Neuchâtel

OpportunityPotential to scope

RenovateUnder conditions

Extend or convertUnder conditions

Build newUnder conditionsParking, access and sensitive site to be validated with the municipality; water hazard zone (0.4%) to be located

Land

Parcel area673 m²
Maximum GFARegulation≈ 494 to 561 m² (indicative)
ZoningZone mixte
Remaining GFARegulation~ +90–260 m²

Building

Building footprint176 m²
Dwellings2
Existing GFA≈ 352 m²

Energy and grants

SubsidiesCHF 7 200 – 39 490
Current heatingHeating oil
Estimated energy classF-G
PV16.4 kW

Sources: cadastre, PLR cadastre (RDPPF), RegBL. Parcel identity and PLR cadastre confirmed

Framing

Intervention scenarios

Comparison of the intervention paths, one per subsection. Indicative figures — to be costed during the study phase.

Energy renovation

Façade + roof insulation
Window replacement
Interior refresh

Relative costi: relative scale
Subsidies: ~ 7'200 – 39'490 CHF
Duration: 8–14 months
Energy: FGBD

Suitable if

Suitable if : your budget is contained, you keep the property and aim for comfort, energy efficiency and subsidies.

View detailsUnder conditions

Conversion

Structural bearing capacity study
One-storey vertical extension
Renovation of the thermal envelope

Relative costi: relative scale
Subsidies: ~ 7'200 – 39'490 CHF
Duration: 14–20 months
Energy: FGBD

Indicative capacity (dwellings · based on ~90–260 m² GFA (Regulation))

apartmentsup to 1

Theoretical ceiling based on floor area; the building envelope, setbacks and parking reduce it — to be confirmed by a study.

Caveats

Capacity based on indicative values (typical zone) — the municipal regulations prevail.

Suitable if

Suitable if : you want more floor area or dwellings without rebuilding everything, for an intermediate budget and timeframe.

View detailsUnder conditions

New build

Demolition of the existing building
Foundations and structural shell
New build: ground floor + 2 upper floors

Relative costi: relative scale
Subsidies: ~ 7'200 – 39'490 CHF
Duration: 20–28 months
Energy: target A (new build)

Indicative capacity (dwellings · based on ~494–561 m² GFA (Regulation))

detached~1–2

terraced~2–3

apartments~2–3

Theoretical ceiling based on floor area; the building envelope, setbacks and parking reduce it — to be confirmed by a study.

Caveats

Parking, access and sensitive site to be validated with the municipality; water hazard zone (0.4%) to be located

Suitable ifCaveats (4)

Suitable if : you are in an investment and land-value logic, with a high budget and a long timeframe.

Caveats

To be costed at study stage
Capacity based on indicative values (typical zone) — the municipal regulations prevail.
Demolition and new build subject to the municipal regulations and to any heritage protections or special plans — to be checked.
If the plot is held in condominium or co-ownership, demolition is an act of disposal requiring the unanimous consent of all co-owners (art. 648 para. 2 SCC).

View detailsUnder conditions

GeoAdmin RDPPF / OEREB extract

Other official resources3

SITN / RDPPF extract RegBL Sonnendach

Building rights

Gross floor area (GFA)

Regulation

≈ 494 to 561 m² (indicative)

Parcel area: 673 m²
Volume ratio (m³/m²): 2.5
Maximum GFA: ≈ 494 to 561 m² (indicative)

Source: Règlement d'aménagement — Commune de Corcelles-Cormondrèche (former municipality, merged into Neuchâtel on 1.1.2021), Art. 14.08

Why a range: the regulation sets a volume (m³/m²); converting it into floor area depends on the storey height, flat or pitched roof.

Building envelope

Values
Remaining GFA	90–260 m²Indicative
Indicative usable footprint	151 m²after boundary setbacksIndicative
Maximum GFA	494–561 m²volume ratio m³/m², estimatedIndicative
Zoning	Zone mixte · Zone mixte (art. 14.08 RA) — constructions d'habitation et mixtesConfirmed
Maximum footprint	202 m²site coverageConfirmed
Applied boundary setback	6.6 mConfirmed
Eaves height	11.5 mConfirmed
Ridge height	15.5 mConfirmed
Roof (eaves → ridge)	4.0 mConfirmed
Usable dimensions	8.5 m × 17.0 m145 m²Indicative
Parcel area	673 m²Confirmed
Theoretical volume	1'737 m³Indicative
Terrain	slope ~6 % · ~1.0 m rise under the footprintConfirmed
Height reference	natural ground, at every point of the façadeassumption

Legend

Property boundary
Morphology after the applied boundary setback
Inscribed box (reading aid)
Boundary setback
Recorded easement (right of way / building right), excluded

Indicative — not an authorisation.

Details and sources

Constraints and easements: what the plan includes

Right of way R1864 — Passage selon plan cadastral: recorded in the cantonal easement cadastre, area excluded from the footprint; the land register is authoritative.
Right of way R565/64 — Passage selon plan cadastral: recorded in the cantonal easement cadastre, area excluded from the footprint; the land register is authoritative.
Right of way R615/52 — Passage selon plan cadastral: recorded in the cantonal easement cadastre, area excluded from the footprint; the land register is authoritative.
Notional setback boundary R565/64 — Limite fictive de gabarits: recorded in the cantonal easement cadastre, flagged but not included in the footprint (scope to be checked in the land register).
Constraint “Water hazard (flooding)” flagged (RDPPF) but NOT located nor included in the footprint: the actual setback may be increased along the boundary concerned (e.g. forest distance, reserved water space, building line).

To check (7)

The quantified values of the municipal regulation have been read and the building envelope is published; these points remain to be validated with the municipality and do not block the study.
Calculated morphological envelope: 151 m² (study threshold: 60 m²).
Inscribed rectangle: 8.5 × 17 m (minimum study width: 4.5 m).
Boundary setback used in the calculation: 6.64 m — derived from the sloping envelope read in the regulation (eaves height ÷ tan of the angle).
Noise sensitivity (OPB) : Noise sensitivity level III
Height measured from natural ground, at every point of the façade (assumption based on the harmonised AIHC rules, to be confirmed with the municipality).
Volume under the eaves: ~1'737 m³ under this reference; prudent bound ~1'657 m³ if the municipality measures from the lowest point.

Limits

Indicative calculation. Easements, terrain, roof, building lines and forest/water setbacks require confirmation.

1. Identity and provenance

Part 1 of 6

Canonical address: Rue de Porcena 29, 2035 Corcelles NE
Municipality (regulation): Neuchâtel
Parcel: 2731
Area: 673 m²
Zoning: Zone mixte
Identified buildings: 1 building identified
EGRID (federal): CH599978261201
IDENTDN (cantonal): NE0200000016
Altitude: 543 m

EGID: 1463315
Category: Building partially for residential use
Construction year: 1966
Storeys: 2
Footprint: 176 m²
SRE: ≈ 299 m² (estimated)
Site coverage: 26.2% of the parcel (built ensemble)
Dwellings: 2
Heating: Heating oil
DHW: Electricity
Energy rating: F-G (estimate)

Maximum volume: 1'481 m³ (flat roof) to 1'683 m³ (pitched roof)
Estimated existing volume: ≈ 1'056 m³ ± 15%
Remaining volume: ≈ 270 to 780 m³ · Remaining GFA ≈ 90 to 260 m² (indicative)
Source: Parcellis registry (verified regulation) — Règlement d'aménagement — Commune de Corcelles-Cormondrèche (former municipality, merged into Neuchâtel on 1.1.2021), Art. 14.08 — Zone mixte, constructions d'habitation et mixtes : ordre non contigu ; densité 2.5 m³/m² (toits à pans) / 2.2 m³/m² (toits plats) ; taux d'occupation 30 % ; corniche 11.50 m, faîte 15.50 m ; longueur 35 m ; gabarits 60° en tous sens, appliqués perpendiculairement aux façades (art. 10.03) (constructions exclusivement industrielles/artisanales : 2.7 m³/m², 50 %) (as of 2023-02-08) · Rule reliability: medium
Setback / no-build constraints: Water-related hazard (flood) · 3 m² · 0.4% — Area exposed to a water hazard — may require a minimum floor level or a building ban. (RDPPF/OEREB / hazard map)

Regulatory notes

Indicative — to be validated by the municipality
Values for residential/mixed-use buildings; buildings used exclusively for business activities have their own values (2.7 m³/m², 50 %).
Merged municipality: the regulation applied is that of the former municipality of Corcelles-Cormondrèche, whose land-use plan remains in force on this parcel.
The regulation sets a volume index (2.2 m³/m² for flat roofs, 2.5 m³/m² for pitched roofs), not a floor area ratio: maximum building volume 1'481 to 1'683 m³ (regulatory). The gross floor area of about 494 to 561 m² is an indicative estimate (volume ÷ 3 m per gross storey), to be confirmed with the municipality.
Correspondence with the municipal regulation: "Zone mixte" is named "Zone mixte" in the municipal regulation. That is the name under which the zone appears in the municipality's regulation.
Indicative estimate to be validated by an architect survey and municipal pre-advice.
Existing GFA estimated from the ground footprint and number of storeys (±15%); to be confirmed by a surveyor.

Per-dwelling detail (2)

Dwelling	Floor	Area	Rooms
1	Ground / raised ground floor	95 m²	3
2	floor 1	124 m²	4

2. Energy and subsidies

Part 2 of 6

HeatingHeating oil (Boiler (generic) for a single building)

Domestic hot water (ECS)Electricity

Potential PV13.8 kWc

Existing PV16.4 kW

Energy ratingF-G (estimate)

SubsidiesCHF 7 200 – 39 490

FossilExit to prepare

Current energyHeating oil, estimated class F-G

2.1

Existing energy and points to be confirmed

15 items

Heating: Heating oil (Boiler (generic) for a single building)
Domestic hot water (ECS): Electricity
Heating generator: Boiler (generic) for a single building
DHW generator: Central electric water heater
Construction period: Period from 1961 to 1970
Existing PV: 16.4 kW detected
Solar suitability: Very high (class 4/5)
Roof slope: 0° (best roof plane)
Energy rating: F-G (estimate)

Existing photovoltaic installation detected (16.4 kW).

Energy class estimated from the cross-referencing of RegBL, energy, photovoltaic (PV) and construction period.

Reference year 1966
Old construction period
Fossil heating (Mazout)
Direct electric domestic hot water
Existing PV production

Solar roofAlready equipped, 16 kW installed

2.2

Photovoltaic (PV): existing, potential and checks

17 items

Roof area: 173 m² (sonnendach.ch)
Usable PV area: ≈69 m² (sonnendach.ch)
Installed power: ≈16.4 kW detected
Annual production (roof potential): ≈13 685 kWh/year
Estimated annual value (roof potential): ≈ 2 000 - 2 400 CHF/year, indicative
Estimated coverage (roof potential): ≈133% (2 dwelling(s), 5 130 kWh/year)
Roof suitability: Very high (class 4/5)
Slope: 0° (best roof plane)
LEne obligation: ≥10 W/m² of SRE (SRE=299 m² → min 3 kWp)
Existing PV system: Yes (16.4 kW detected — Rue de Porcena 29, 2035 Corcelles NE)
Potential additionnel: Roof probably already used
Source: sonnendach.ch (API GeoAdmin)

Roof plane	Orientation	Slope	Area	Suitability	Indicative yield
Roof plane 1	flat roof	0°	151 m²	Very high (class 4/5)	≈30 530 kWh/year
Roof plane 2	flat roof	0°	22 m²	High (class 3/5)	≈3 813 kWh/year

The roof planes that sonnendach.ch attaches to the building (EGID) are listed with their own orientation, slope and suitability — a two-plane roof only exposes two orientations. Suitability follows the official sonnendach.ch classification, from “Low” to “Excellent”.

Reading from sonnendach.ch. An on-site verification is still required before sizing.

Indicative estimate based on 30-50% self-consumption + feed-in (~25 ct / ~10 ct). Varies according to the buy-back contract of your grid operator (EW/Eniwa/Repower, etc.).

Existing PV system detected — check the installed capacity before planning.
The additional potential only applies if the roof is not already fully used.
Heritage protection: in a protected zone, panels must be integrated into the roof.

Leaving oil heatingHeat pump ≈ 15 kW

2.3

Heating, heat pump (PAC) and district heating (CAD)

9 items

Heating: Heating oil (Boiler (generic) for a single building)
DHW: Electricity
Priority: Phasing out fossil fuels then optimising the building envelope

Air-water heat pump (PAC): Output ≈15 kW (ERA 299 m² × 50 W/m², estimate)
Solar thermal: Back-up domestic hot water + heating
District heating (CAD): If available in the area
Pellets / wood: Renewable alternative

The primary value lever remains phasing out fossil fuels, then consolidating the building envelope and solar.

Available subsidies: CHF 7 200 – 39 490
Cantonal subsidies require filing before works begin.

SubsidiesCHF 7'200 to 39'490

2.4

Identified subsidies and points to confirm

20 items

Total estimated on the scope of the energy renovation scenario (scenario A): the amounts assume the corresponding works are carried out and remain subject to eligibility confirmation.

Scale: 2026-09-01
Primary source: PB-NE - Conditions générales 2026

Programme	Amount	Conditions
Thermal insulation of building elements	CHF 7 200 – 21 540	To qualify
Building-envelope efficiency bonus	0 to 17 950 CHF upper bound only, if 90% of the facades and roof are insulated	To qualify
Air/water heat pump ≤ 70 kWth	To be confirmed	To qualify
Solar thermal collectors	To be confirmed	To qualify
Energy class improvement	To be confirmed	To qualify
MINERGIE renovation	To be confirmed	To qualify
Cantonal and municipal aids francsenergie.ch	Varies by canton and municipality	Official source

Thermal insulation of building elements

CHF 7 200 – 21 540

Probable

Coverage level: To qualify

Insulation against the exterior or below ground — U-value ≤ 0.20 W/m²K (or ≤ 0.25 W/m²K if buried ≥ 2m) and ΔU ≥ 0.07 W/m²K

SRE adopted: 299 m²
The insulated area is estimated at between ~40% and ~120% of the SRE (120 to 359 m²).
Official rate: CHF 60/m² insulated → CHF 7 200 – 21 540

Assumption 1: SRE used: 299 m²
Assumption 2: Dwellings: 2
Assumption 3: Current heating: Heating oil

Source 1: PB-NE - Conditions générales 2026 §2

Building-envelope efficiency bonus

0 to 17 950 CHF — upper bound only, if 90% of the facades and roof are insulated

Probable

Coverage level: To qualify

Variant 1 - coverage ≥ 90% facades+roof (with M01) — ≥ 90% of facade and roof surfaces insulated at the same time according to M01 (attic floor counted in the 90% but without bonus; earlier insulation not taken into account)

SRE adopted: 299 m²
The insulated area is estimated at between ~40% and ~120% of the SRE (120 to 359 m²).
Official rate: CHF 50/m² insulated → CHF 6 000 – 17 950

Assumption 1: SRE used: 299 m²
Assumption 2: Dwellings: 2
Assumption 3: Current heating: Heating oil

Source 1: PB-NE - Conditions générales 2026 §3 / §13

Air/water heat pump ≤ 70 kWth

To be confirmed

Possible

Coverage level: To qualify

Air/water heat pump ≤ 70 kWth — Thermal output ≤ 70 kWth

Estimated thermal output: 15 kWth
Base CHF 4 000 + 15 × CHF 200/kWth = To confirm

Assumption 1: SRE used: 299 m²
Assumption 2: Dwellings: 2
Assumption 3: Current heating: Heating oil

Source 1: PB-NE - Conditions générales 2026 §6

Solar thermal collectors

To be confirmed

Possible

Coverage level: To qualify

Solar thermal 2-70 kW — Nominal power ≥ 2 kW and ≤ 70 kW

Rated output adopted: 15 kW
Base CHF 1 200 + 15 × CHF 500/kW = To confirm

Assumption 1: SRE used: 299 m²
Assumption 2: Dwellings: 2
Assumption 3: Current heating: Heating oil

Source 1: PB-NE - Conditions générales 2026 §11

Energy class improvement

To be confirmed

Possible

Coverage level: To qualify

Single-family +3 classes — Single-family housing, +3 classes (min. envelope/overall)

SRE adopted: 299 m²
299 × CHF 75/m² = to be confirmed

Assumption 1: SRE used: 299 m²
Assumption 2: Dwellings: 2
Assumption 3: Current heating: Heating oil

Source 1: PB-NE - Conditions générales 2026 §12

MINERGIE renovation

To be confirmed

Possible

Coverage level: To qualify

MINERGIE single-family housing — Minergie label obtained, single-family housing

SRE adopted: 299 m²
299 × CHF 100/m² = to be confirmed

Assumption 1: SRE used: 299 m²
Assumption 2: Dwellings: 2
Assumption 3: Current heating: Heating oil

Source 1: PB-NE - Conditions générales 2026 §14

Cantonal and municipal aids — francsenergie.ch

Varies by canton and municipality

Possible

Coverage level: Official source

Official national database of energy and mobility aids (Confederation, cantons, municipalities, utilities) — search by postal code on francsenergie.ch.

Source 1: francsenergie.ch — https://www.francsenergie.ch/fr

Read the calculated subsidies with caution: the amounts remain dependent on the actual scope of works and on the filing conditions.

Estimated SRE (footprint × storeys × 0.85), not published in the federal register of buildings.
The PB-NE/RENO-NE amounts assume filing before works begin.
The upper bound includes the building-envelope efficiency bonus (IP14), granted only if 90% of the facades and roof are insulated with a CECB Plus; the lower bound excludes it.
The photovoltaic part remains covered in the solar chapter; the federal remuneration must be confirmed with the competent authority.

Indicative estimates — they constitute neither an offer nor a contractual commitment; to be validated by an architect/contractor quote and formal submission of the aid applications.

Asbestos, PCBMandatory diagnostics

2.5

Hidden costs to anticipate

6 items

Cost type	Trigger	Reference
Asbestos survey (mandatory prerequisite)	Building before 1994 year 1966	RELConstr art. 8a application for a demolition or major transformation permit
Light asbestos removal (adhesives, screeds, suspended ceilings)	If asbestos confirmed in non-friable layers	SUVA / FACH (recognised companies)
Heavy asbestos removal (roof, insulation, sprayed coating)	If friable asbestos or in large quantity	SUVA / FACH (recognised companies)
PCB survey (window joints, paints)	Elastic joints 1955-1985	OFEV (PCB / 1986 ban)
Fossil heating replacement (PAC or CAD)	Existing installation: Heating oil (Boiler (generic) for a single building)	Buildings Programme (SFOE/cantons) MoPEC 2025
Energy upgrade to current standards (MoPEC 2025)	Pre-1980 building + fossil heating: insulation + generator	MoPEC 2025 / energy class

Items to be costed via accredited diagnosis and quotes — they constitute neither an offer nor a contractual commitment.

3. PLR restrictions

Part 3 of 6

EGRIDFound

RDPPF extractFound

PLR restrictions3

Legal documents12

Special planNo

AlignmentNo

HeritageNo

Zone: Zone mixte
Noise sensitivity: Noise sensitivity level III
Construction order: —
Non-buildable: —
Forest setback distance: No
Water hazards: Yes

Water3 m² affected (0.4 %)

3.1

Active constraints

1 item

Theme	Finding	Project impact	Action / reservation
Natural hazards / water	3 m² affected (0.4% of the parcel)	The project will have to integrate the hydraulic or runoff constraints into its concept.	Validate the water-related impacts before costing or submission.

PLR restrictions3 restrictions read

3.2

Structured RDPPF/OEREB reading

3 items

Restriction	Scope	Project impact
Zone mixte	673 m² / 100%	To be integrated into the detailed regulatory framing.
Secteur indicatif de dangers : eau	3 m² / 0.4%	To be integrated into the hydraulic concept and the submission.
Noise sensitivity level III	673 m² / 100%	To be included in the OPB / SIA 181 acoustic study on façade requirements.

4. Site analysis

Part 4 of 6

SITN map reading around the parcel.

Open in GeoAdmin

SITN primary land usessignal
Noise sensitivity degrees SITNsignal
SITN ridges, forests, vineyards and shoresneutral
SITN architectural heritageneutral
SITN Major Accidents Ordinance roadsneutral
SITN parcelssignal
Water protection zones and areas SITNneutral

Natural hazardsNone, apart from water (PLR chapter)

4.1

Natural hazards

2 items

Hazard	Reading	Source
Water / RDPPF	Affected water-hazard sector (3 m² / 0.4%)	RDPPF / SITN extract
Other hazards checked	No signal at the point for surface runoff, rockfall, floods / inundations, landslides, avalanches.	GeoAdmin / BAFU

HeritageNo signal

4.2

Heritage and protection

1 item

Heritage / protection: No structured public signal was found in the queried layers.

GroundCompressible, survey before basement

4.3

Territorial context

5 values

Geology: Undifferentiated Würm moraine: Quaternary: Pleistocene: Würm — Potentially compressible soil (geotechnical survey recommended before basement).
Groundwater: Detected
Water protection: No S zone at the queried point according to the cantonal layer. To be re-checked if the project footprint extends beyond that point.
Heat potential: Geothermal potential to verify (GeoAdmin map)
Subsoil: Karst-Grundwasserleiter (Jura Aare) — a geothermal probe requires an additional geotechnical study and specific cantonal authorisation (risk of a 30% cost overrun and refusal by the FOEN).

NoiseNoise sensitivity level III, values to confirm

4.4

Additional official signals

5 items

These layers are feasibility and reservation signals. They do not replace final municipal or cantonal validation.

Noise sensitivity level III assigned to the zone (OPB / SIA 181 — facade requirements to be validated).

Road noise: day + night exposure (dB value to be confirmed in cantonal cadastre)
Railway noise: day + night exposure (dB value to be confirmed in cantonal cadastre)
Subsoil classes SIA 261: Detected.
Seismic hazard zones / hazards: Detected.

Public transportGood service, stop at 123 m

4.5

Mobility, parking and electromobility

6 items

Public transport service (ARE)B — good service level

Nearest stop123 m

Topic	Reading	Source
Car parking	Gross car requirement: 4 space(s) for ≈ 352 m² GFA. Final net requirement to be confirmed between 1 and 4 space(s) (20%–100% of the gross requirement) based on a likely type I to III. The exact percentage remains to be confirmed by the applicable municipal plan. 1 space(s) / 100 m² GFA with a minimum of 1 space(s) / dwelling (gross requirement) 20% to 100% of the gross need, derived from RELConstr table 2 for types I to III plausible under ARE class B; municipal confirmation and annex 2 required	RELConstr NE 720.1 Annex 1 Table 1 - Dwellings: 1 space / 100 m2 SBP, min. 1 space / dwelling RELConstr NE 720.1 Annex 1 Table 1 - Dwellings: 0.1 visitor space / 100 m2 SBP RELConstr NE 720.1 art. 28 + Annex 1 Table 2 - net requirement by location type I-VI and municipal provisions RELConstr NE 720.1 Annex 2 - map of location types and 2022 public transport timetable ARE - public transport service quality levels (ch.are.gueteklassen_oev) used here as an official bound on accessibility, not as a substitute for the exact type RELConstr NE 720.1 art. 37b - bicycle parking under VSS standard 40 065 (2019) RELConstr NE 720.1 art. 14 + art. 37a - oversized spaces / special needs / SIA 500 RELConstr NE 720.1 art. 37 para. 2 - equipping spaces for electric cars under energy legislation
Visitor spaces	Gross visitor requirement: 1 space(s) for ≈ 352 m² GFA. After applying the net range (20%–100% of the gross requirement) based on a likely type I to III, the requirement remains rounded to 1 space(s). The exact percentage remains to be confirmed by the applicable municipal plan. 0.1 visitor space(s) / 100 m² GFA, rounded up (gross requirement); the net requirement uses the same RELConstr range as the residential use	↑ ditto (see previous row)
Bicycle spaces	Bicycle quota to confirm once the net car-parking requirement is stabilised and after reading VSS 40 065 / municipal validation. Bicycle quota to confirm once the net car-parking requirement is stabilised and the VSS 40 065 (2019) standard is applied	↑ ditto (see previous row)
Charging	Charging pre-equipment to be confirmed once the net car-parking requirement is stabilised, pending review of the energy legislation. Charging pre-equipment to confirm once the net car-parking requirement is stabilised and after applying the energy legislation	↑ ditto (see previous row)

5. Project scenarios

Part 5 of 6

5.1

Scenario comparison

3 items

Scenario	Potential	Status
Scenario A Energy renovation	GFA 352 m² - SRE 299 m² - 2 dwelling(s) - Energy rating F-G → B-D	8 – 14 months - Subject to reservations
Scenario B Conversion	GFA 528 m² - SRE 449 m² - 3 dwelling(s) - Energy rating F-G → B-D	14 – 20 months - Available
Scenario C New build	Energy rating cible A (neuf)	20 – 28 months - Available

5.2

Limits used by the scenarios

1 item

Emprise max (SPu): 201,9 m²

ScenarioUnder conditions

5.3

Scenario A — Energy renovation

1 item

Scenario A — Energy renovation

Full energy renovation of the existing building (EGID 1463315 — Building partially for residential use — built in 1966).

Under conditions

GFA352 m²

SRE299 m²

Dwellings2

Investment●○○

Energy ratingF-G → B-D

Duration8 – 14 months

Availability: Under conditions
Manual validation: Required
Confidence: Medium

ScenarioUnder conditions

5.4

Scenario B — Conversion

1 item

Scenario B — Conversion

Addition of one storey + energy renovation.

Under conditions

GFA528 m²

SRE449 m²

Dwellings3

Investment●●○

Energy ratingF-G → B-D

Duration14 – 20 months

Availability: Available
Manual validation: Required
Confidence: Medium

Small apartment building: up to 1

ScenarioUnder conditions

5.5

Scenario C — New build

1 item

Scenario C — New build

Demolition and rebuild R+2 (3 storeys).

Under conditions

Investment●●●

Energy ratingtarget A (new build)

Duration20 – 28 months

Availability: Available
Manual validation: Required
Confidence: Medium

Detached house: ~1–2
Terraced house: ~2–3
Small apartment building: ~2–3

6. Decisions / validations to carry out

Part 6 of 6

Neutral validations to complete before any firm arbitration, pre-design step, or filing.

Validate first2 priority out of 4

6.1

Decisions / validations

4 items

Validation	Priority	Next step
Check condominium / floor ownership regime	High	Confirms whether the parcel is already under PPE, whether setting up PPE is necessary, or whether the project remains in sole ownership. - Lead: Owner / notary
Validate parking, cycling and electromobility with the municipality	Medium	Makes parking, bicycle rooms, and charging pre-equipment more reliable. - Lead: Architect
Query the utility operators and networks before firm costing	Medium	Secures the energy variants, roads and utilities, and the technical budget. - Lead: Architect
Commission pre-works diagnostics and technical checks	High	Avoids structural, health and budget surprises. - Lead: Owner

Procedure7 steps

6.2

Timelines and procedure

7 steps

Indicative and non-contractual timeline: the timelines depend on the municipality, the services consulted, the additional documents requested and any objections.

Pre-consultation

Targeted questions, RDPPF extract, scheme and summary preliminary design — Indicative timelines, dependent on the availability of the services.

1 to 3 weeks · Municipality / building control · to be confirmed by the municipality

Sketch / dimensioned preliminary design

Site plan, sections, footprint, heights, setbacks, parking — Does not count as submission until the municipality and services have framed the reservations.

2 to 4 weeks · Architect + owner · Partial

Technical documents

Diagnostics, energy, water, accessibility, fire, structure as required — The timelines are indicative and depend on the appointed specialists and the layers to be confirmed.

2 to 5 weeks · Architect, engineer, energy expert, diagnostician · to be confirmed by the municipality

Submission

Forms, signed plans, supporting documents and official records — An incomplete submission restarts the timelines.

1 week after complete file · Municipality · to be confirmed by the municipality

Public consultation

Publication, any objections, requests for additional documents — Non-contractual timeline, depending on the procedure and the objections.

20 days (statutory cantonal period), to be confirmed locally · Municipality / canton · to be validated by the municipality

Decision / permit

Decision, conditions, charges and any pre-advice — Depends on the services consulted, the additional documents and the objections.

4 to 12+ weeks after consultation depending on complexity · Municipality / canton · to be confirmed by the municipality

Appeal / entry into force

Entry into force or handling of appeals — To be confirmed depending on the decision and the neighbourhood context.

Variable · Competent authorities · to be confirmed by the municipality

Application file5 documents before filing

6.3

Pre-filing dossier

5 items

Document to produce	Priority	Validation
Procedure framing pre-advice and list of expected documents Reduces the risk of developing an inadmissible variant.	Low	Before firm sketch - Municipal urban planning department / building control / Appointed architect / owner
Hydraulic scoping and list of the expected water-related documents Avoids an incomplete or technically weak submission.	Low	Before municipal submission - Cantonal water / natural hazards service / Civil engineer / architect
Energy diagnosis or energy audit with replacement concept Makes the energy concept and the financing plan reliable.	Low	Before energy trade-off / subsidy application - Energy expert / energy consultancy / Owner / energy consultancy
Load-bearing note and structural feasibility Confirms or rules out the storey addition.	Low	Before communicating a storey addition - Structural engineer / Structural engineer / architect
List of validations to secure before submission Reduces back-and-forth at submission.	Low	At the pre-advice meeting - Municipality / building control / Appointed architect / owner

Site worksStructural works / masonry at risk, 7 packages

6.4

Work packages and site logistics

7 items

Work package	To confirm before tendering	Interfaces	When
Structural works / masonry high risk	altimetric survey load-bearing capacity / structure technical sequence of the works	facades / roofs roads and utilities / stormwater	Before major preliminary design and works planning
Facades / painting	substrate condition admissible colours / materials presence of pollutants	joinery / blinds scaffolding	Before envelope costing and heritage submission
Joinery / blinds	frame condition blind / facade compatibility opening survey	facades / painting electricity	Before window / blind costing and facade validation
Roof / solar	roof build-up structural reserve cable trays / connection	HVAC / electricity facades	Before roof / solar trade-off and technical coordination
HVAC / electricity high risk	electrical capacity hydraulic scheme / DHW charging pre-equipment	roof / solar parking / charging	Before energy choice, charging station and technical budget
Scaffolding and site protection	actual eaves height installation area and plant access permit to occupy the public domain	facades / painting roof / solar joinery / blinds	Before envelope costing: determines facades, roof and joinery
Pollutant survey and remediation (asbestos / PCB / lead) high risk	asbestos survey by an accredited firm extent of the affected materials disposal route	structural works / masonry facades / painting HVAC / electricity	BLOCKING PREREQUISITE: before any strip-out, any removal and any consultation of contractors

7. Appendices and proofs

7.1

Report sources

48 sources

All sources used to generate this report: legal and regulatory documents, RDPPF extract, official registers and layers (RegBL, OEREB, GeoAdmin). The category column indicates the type of each source.

Document	Category	Coverage	Link
Cadastre des sites pollués en ligne RDPPF	Key documents	usable	Open
Règlement d'aménagement (Corcelles-Cormondrèche)	Key documents	usable	Open
Règlement de construction (Corcelles-Cormondrèche)	Key documents	usable	Open
Règlement de construction - Abrogation des arts. 38 et 39 (Corcelles-Cormondrèche)	Key documents	usable	Open
Décret concernant la protection des sites naturels du canton RSN	Key documents	usable	Open
Décision d'approbation des plans 622.2.00326 GeoAdmin	Key documents	Pending	Open
Loi cantonale sur l'aménagement du territoire	Legal basis	usable	Open
Federal Act on Spatial Planning Confederation	Legal basis	usable	Open
Loi sur la protection et la gestion des eaux (LPGE)	Legal basis	usable	Open
RDPPF Neuchâtel - CH599978261201 NE RDPPF	Regulatory	usable	Open
Règlement d'exécution de la loi cantonale sur l'aménagement du territoire	Legal basis	usable	Open
RDPPF / geoportal Neuchâtel NE geoportal	Regulatory	usable	Open
Noise Abatement Ordinance	Legal basis	Pending	Open
Waters Protection Ordinance Lecture vision Required	Legal basis	Pending	Open
Arrêté fixant le statut des réserves naturelles neuchâteloises de la faune et de la flore	General reference	usable	Open
Décret concernant la protection de biotopes	General reference	usable	Open
Loi cantonale sur la protection de la nature	General reference	usable	Open
Loi cantonale sur la sauvegarde du patrimoine culturel	General reference	usable	Open
Loi cantonale sur les forêts	General reference	usable	Open
Federal Act on Forest	General reference	usable	Open
Loi sur les constructions	General reference	usable	Open
Arrêté sur les sites pollués	General reference	Pending	Open
RDPPF map	General reference	Official graphic reference	Open
Federal Act on the Protection of the Environment	General reference	Pending	Open
Loi fédérale sur les routes nationales	General reference	Pending	Open
Ordinance on the Remediation of Polluted Sites	General reference	Pending	Open
Ordinance on Forest	General reference	Pending	Open
Ordonnance sur les routes nationales	General reference	Pending	Open
Règlement d'exécution de la loi cantonale sur les forêts	General reference	Pending	Open
Règlement d'exécution de la loi sur les constructions	General reference	Pending	Open
Règlement d’application de la loi sur la sauvegarde du patrimoine culturel	General reference	Pending	Open
RegBL by EGRID Source used for EGID, dwellings, use, and footprint.	Federal building register	Source used	Open
RegBL by coordinates Spatial RegBL check around the selected parcel.	Federal building register	Source used	Open
Sonnendach.ch Control source for roof photovoltaic potential.	Solar potential	Source used	Open
Visionneuse OEREB Official viewer for EGRID and RDPPF/OEREB restrictions.	Public-law restrictions	Structured source	Open
Extrait SITN RDPPF Cantonal PDF extract linked to the parcel EGRID.	Public-law restrictions	Structured source	Open
Road noise, day Detected.	GeoAdmin — official layer	Layer consulted	Open
Road noise, night	GeoAdmin — official layer	Layer consulted	Open
Rail noise, day	GeoAdmin — official layer	Layer consulted	Open
Rail noise, night	GeoAdmin — official layer	Layer consulted	Open
Subsoil classes SIA 261	GeoAdmin — official layer	Layer consulted	Open
Seismic hazard zones / hazards	GeoAdmin — official layer	Layer consulted	Open
Harmonised ARE building zones	GeoAdmin — official layer	Layer consulted	Open
SITN WMS capabilities Usable signal via the SITN WMS capabilities.	GeoAdmin — official layer	Layer consulted	Open
SITN primary land uses Listed object — municipal designation Zone mixte.	GeoAdmin — official layer	Layer consulted	Open
Noise sensitivity degrees SITN Usable signal via the SITN noise-sensitivity levels.	GeoAdmin — official layer	Layer consulted	Open
SITN parcels Usable signal via the SITN parcels.	GeoAdmin — official layer	Layer consulted	Open
Road noise (dB day / night) daytime exposure confirmed · night-time exposure confirmed — dB value not published by the BAFU public service; acoustic aspect to be confirmed if facade project.	GeoAdmin — official layer	Layer consulted	Open

7.2

Proofs to validate

8 items

Traced facts64

Blocking validations13

Checked layers47

Energy assessment: confirm through the energy class, a diagnostic or a technical data sheet.
Total PV potential: check roof, shading, grid connection, and existing installation.
Existing PV: check roof, shading, grid connection, and existing installation.
Danger eau: recheck the official source before any binding decision.
Parsed RDPPF themes: compare with SITN RDPPF, SITN and the municipal regulations before filing.

7.3

Glossary

27 values

Acronyms and technical terms used in this report, explained for non-specialist readers.

GFA: Gross floor area. Total usable area calculated according to SIA standards to express the construction capacity of a building.
SRE: Energy reference area. Heated area per SIA 380/1, the basis for calculating energy indices and cantonal subsidies.
FAR: Floor area ratio. Ratio of gross floor area to plot area imposed by the municipal regulations to cap the construction capacity.
Site coverage ratio: Site coverage ratio. Ratio of building footprint to plot area, complementing the FAR to cap the building's footprint.
RDPPF: Public-law restrictions on landownership (federal cadastral extract of the constraints enforceable against the plot).
EGRID: Unique federal identifier of a cadastral plot (14 characters, e.g. CH123456789012).
RegBL: Federal Register of Buildings and Dwellings (FSO): the official source for EGID/EWID, areas, floors, use and heating.
EGID: Unique federal identifier of a building in the RegBL.
OPB: Federal Noise Abatement Ordinance (SR 814.41). Defines the sensitivity levels (DS I-IV) and the façade requirements.
SIA: Swiss Society of Engineers and Architects. Issues the enforceable technical standards (SIA 261, 380, etc.).
PAC: Heat pump (air-water, ground-water, etc.).
PV: Photovoltaic (solar installation for electricity production).
CAD: District heating. Urban heat network supplying several buildings.
DHW: Domestic hot water.
PPE: Condominium ownership (co-ownership regime divided into units, governed by art. 712a CC).
PMR: Persons with reduced mobility (accessibility compliant with the SIA 500 standard).
VSS: Swiss Association of Road and Transportation Experts (technical standards for roads and parking, e.g. VSS 40 065 for bicycles).
VRD: Roads and utility networks (connections for water, electricity, telecom, gas, wastewater and stormwater).
ARE: Federal Office for Spatial Development. Publishes the public-transport service-quality classes (Güteklassen öV).
BAFU: Federal Office for the Environment (Bundesamt für Umwelt). Official source of the natural-hazard maps.
OFEV: Federal Office for the Environment (FOEN). Federal authority responsible for environmental matters and natural hazards.
TP: Public transport (service quality measured by ARE classes A-D).
LEaux: Federal Waters Protection Act (SR 814.20). Art. 19-20 define the S, Au and üB zones and sectors.
SITN: Neuchâtel Territorial Information System (the cantonal NE geoportal).
PAL: Local land-use plan. Neuchâtel municipal instrument comprising the plans and provisions governing land use.
RACN: Architectural Inventory of the Canton of Neuchâtel. Cantonal inventory assessing the heritage interest of buildings.
RELConstr: Implementing regulation of the cantonal construction act (e.g. RELConstr NE 720.1 for Neuchâtel).