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Rechtliche Einordnung eines Projektentwicklungsvertrages

Fragestellung

Das OLG Hamm hatte die Frage zu beantworten, welche Rechtsnatur ein Projektentwicklungsvertrag im Bau- und Immobilienbereich hat, da hiervon abhängt, wann ein Recht auf Kündigung aus wichtigem Grund besteht.

 

Inhalt der Entscheidung

Die Klägerin, ein Projektentwickler, verlangt von der beklagten Gemeinde Aufwendungsersatzansprüche aus einem Vertrag zur Durchführung von Grundstücksentwicklungsmaßnahmen. Mit diesem Vertrag hatte die Kommune die Klägerin mit der Entwicklung eines Grundstücks (Erwerb, Erschließung und Vermarktung bestimmter Grundstücke mit dem Ziel einer späteren Wohnbebauung) beauftragt. Die Klägerin war am Gewinn und Verlust des Projektes nicht beteiligt, sondern sollte für ihre Tätigkeit eine Vergütung erhalten, die sich aus den Aufwendungen der Klägerin und den Einnahmen aus den Verkäufen zusammensetzt. Nach dem Vertrag standen der Klägerin jedoch Ansprüche auf Vergütung erst bei der Beendigung des Vertragsverhältnisses zu.

Ungefähr fünf Jahre nach Vertragsabschluss wurde deutlich, dass die Projektentwicklung keinen Erfolg haben würde, da von den geplanten 100 Baugrundstücken lediglich fünf verkauft worden waren. Nachdem eine einvernehmliche Vertragsaufhebung scheiterte, kündigte die Klägerin den Vertrag aus wichtigem Grund und rechnete ihre Vergütung mit ca. 4 Mio. Euro ab. Einen Teilbetrag in Höhe von ca. 920.000 Euro machte die Klägerin gerichtlich geltend.

Das OLG Hamm gab der Klage in zweiter Instanz statt. Der zwischen der Klägerin und der beklagten Gemeinde abgeschlossene Projektentwicklungsvertrag wurde als Geschäftsbesorgungsvertrag iSd. § 675 BGB eingeordnet. Das Oberlandesgericht nahm vorliegend ein Kündigungsrecht aus wichtigem Grund nach § 314 Satz 2 BGB an, so dass die vertragliche Vergütung bereits vor Beendigung der Abwicklung des Vertrages geltend gemacht werden konnte. Ein wichtiger Grund zur Kündigung ist dann gegeben, wenn dem kündigenden Teil unter Berücksichtigung aller Umstände des Einzelfalles und unter Abwägung der beiderseitigen Interessen die Fortsetzung des Vertragsverhältnisses bis zur vertraglich vereinbarten Beendigung desselben nicht zugemutet werden kann. Vorliegend war es für die Klägerin unter Berücksichtigung der beiderseitigen Interessen nicht zumutbar, weiter am Vertrag festgehalten zu werden. Im Falle einer dauerhaft fehlgeschlagenen Projektentwicklung müsse ein Projektentwickler nicht auf unabsehbare Zeit auf den Ausgleich der von ihm vorfinanzierten Kosten warten müssen. Entsprechend wurde die beklagte Gemeinde verurteilt, die vertraglich vereinbarte Vergütung zu zahlen.

 

Rechtlicher Kontext

Die Einordnung des Projektentwicklungsvertrages als Geschäftsbesorgungsvertrag mit Dienstvertrags- oder Werkvertragscharakter hängt davon ab, worin der Schwerpunkt der Projektentwicklung liegt. Das OLG Hamm hat den Projektentwicklungsvertrag in seiner vorliegenden Ausgestaltung als Geschäftsbesorgungsvertrag mit dienstvertraglichem Charakter eingeordnet. Entsprechend werden Projektmanagementleistungen während der Projektentwicklung mit Schwerpunkt im kaufmännisch-wirtschaftlichen Bereich (Machbarkeitsstudie/Finanzierungsplanung und Wirtschaftlichkeitsberechnung) von der Rechtsprechung als  Geschäftsbesorgungsvertrag mit Dienstvertragscharakter qualifiziert (OLG Düsseldorf, Urt. v. 24.05.2006, Az.: 15 U 43/05). Dies ist jedenfalls dann zutreffend, wenn es allein um die Überprüfung geht, ob das Projekt als solches überhaupt als wirtschaftlich erscheint. Machbarkeitsstudien zum Schallschutz bei Gebäuden (OLG Celle, Urt. v. 22.01.2004, Az.: 14 U 114/03), zur bauplanungsrechtlichen Zulässigkeit von Erwerberwünschen (OLG Hamm, Urt. v. 07.02.2007, Az.: 20 U 118/06) oder als Standortanalyse (OLG Naumburg, Urt. v. 27.05.2004, Az.: 4 U 18/04) werden hingegen dem Werkvertragsrecht zugeordnet, da hier der Erfolg geschuldet ist.

 

Auswirkungen für die Praxis

Der Projektentwicklungsvertrag  hat im Bereich der Immobilienentwicklung, der Projektsteuerung und der Projektentwicklung eine große Bedeutung. Der frühzeitige Abschluss eines derartigen Projektentwicklungsvertrages führt dazu, dass sowohl Projektsteuerer als auch Architekten ihr Honorar für die Projektentwicklung durchsetzen können und nicht mit ihren Vergütungsforderungen nicht mit dem Hinweis abgewiesen werden, dass es sich um eine reine Akquisitionstätigkeit gehandelt habe. Bei dem Abschluss eines derartigen Projektentwicklungsvertrages sollte darauf geachtet werden, dass Abschlagszahlungen vereinbart werden, damit ein Vergütungsanspruch nicht erst dann entsteht, wenn das gesamte Projekt abgewickelt ist.

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