Frustration due to long waiting times for building applications

The statutory deadline for processing building applications is normally 90 days. But the process can sometimes take significantly longer in the city of Zug, and can be fraught with difficulties. This is what the building department says in response to representations from applicants.
 

The time between submitting a building application and obtaining a building permit is often nerve-wracking for private individuals. Submitting all the necessary documents, complying with all the regulations and countering any objections is a demanding task. This makes applicants all the more eager for the process to be as short and straightforward as possible. But this is not always the case.

A number of private individuals from the city of Zug have spoken out about how the process has become increasingly burdensome for them. Building applications had been submitted to the City of Zug for the demolition of residential buildings and the subsequent construction of new ones. The applicants complained about the long clarification period of several months, the fact that their questions often remained unanswered for a long time, and the fact that there were several unforeseen changes to the plans during the approval process. The City of Zug's Building Department has now addressed their concerns.

The City of Zug compares favourably
‘More than 85 % of all building applications are approved within the statutory period of 90 days. This means that the city of Zug compares favourably with other municipalities and cities,’ says Eliane Birchmeier, the city councillor (Stadträtin) responsible for the building department (Baudepartement). Depending on the complexity of the project, more time-consuming clarifications with external agencies or dealing with objections, however, the deadlines can sometimes be significantly extended.

‘For example, certain deviations requested by the building owner may require planning and legal clarifications or could necessitate agreements between the landowner and the city of Zug, and would therefore result in a longer procedure,’ explains the head of the city of Zug's building department. An application that involves an additional 20% utilisation, for example, could require a development plan in addition to the regular approval process, and would represent a different starting point.

Do you have to wait a long time for building permits in the city of Zug?     Symbolic image:Christian Herbert Hildebrand
 

The responsibilities are clearly defined
A total of 638 applications were processed in the 2024 calendar year, compared to 559 in 2023. ‘The responsibilities are clearly defined. When a building enquiry or application is received, a responsible project manager (Projektleiter) is assigned, and this is communicated to the applicant,’ continued Eliane Birchmeier. Substitute project managers are designated in the event of illness or holiday absences.

At the same time, the Departmental Secretariat is also available at any time for enquiries by telephone or email. Eliane Birchmeier assured us: ‘We value competent and friendly customer service. Our aim is to work with applicants to find good solutions that are satisfactory for both sides.’ It can also happen that a meeting has to be postponed in exceptional cases. ‘The reasons will, of course, be communicated to the participants, and a new date will be coordinated immediately,’ she continued.

All the positions are occupied
More than three years ago, various non-partisan members of the Greater Municipal Council of the City of Zug (GGR: Grossen Gemeinderat der Stadt Zug) expressed their concern about so-called ‘unrest’ in the City of Zug's Construction Department. They thereby submitted an interpellation in 2022, in which they asked the head of the building department, Eliane Birchmeier, why there had been a number of resignations in the building department between 2015 and 2021.

At the time, the city councillor was able to provide convincing answers, which were received positively by the vast majority of the GGR. According to the response at the time, staff turnover at both the Building Department and the municipal depot (Werkhof) were below the city average, at 5%. The city council also acknowledged at the time: ‘The latest recruitment process in the Building Department proved challenging due to a shortage of skilled workers, particularly in the departments of building construction, urban planning and building permits.’

And what is the current situation regarding job vacancies and turnover in the municipal building department? ‘All the positions are occupied,’ says Eliane Birchmeier. A long-standing employee of the building permits department retired last year, but the position was filled again with a qualified successor. Nevertheless, it will remain a challenge in the future to fill demanding positions with qualified and experienced professionals.