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blackened4 Feb 2016 04:46Hello everyone!
This is about a development plan for a new residential area in Bavaria.
Here are the key details about the plot and development plan:
Plot size 790 m² (8,500 sq ft)
General residential zone, floor area ratio 0.35, 1.5 storeys allowed, wall height on the valley side max. 5.50 m (18 ft) above ground level, detached buildings only, single-family and semi-detached houses permitted (we want to build a single-family house), pitched or hip roof with a 35-degree pitch (plus or minus 3 degrees allowed), knee wall height up to 0.5 m (20 inches) permitted, individual dormers (1.20 m / 47 inches wide) and cross gables allowed (maximum one third of the roof length). The total width of all roof extensions must not exceed one third of the entire roof length.
We would like to build two individual dormers in the attic. The architect says that with a maximum dormer width of 1.20 m (47 inches), it is practically impossible to make anything functional. The so-called wall thicknesses, required because of the necessary insulation, reduce the interior width of the dormer to 60 cm (24 inches). Taking into account the frame thicknesses of modern triple-glazed windows, the visible glass width of the dormer windows would be about 45 cm (18 inches). The architect calls them “loopholes.”
An inquiry with the authorities about an exemption from the 1.20 m (47 inches) dormer width restriction was categorically denied. The justification was that the new development must blend in with the existing buildings. Right next to the new development is an older house (from the 70s–80s) with a shed dormer approximately 5 m (16 ft) wide. Furthermore, the authorities insist that the development plan is binding and legally valid … etc.
The architect, general contractor, and homeowners have the impression that this dormer size restriction was not fully thought through by the planners, but they now refuse to deviate from it because that would mean admitting to having planned poorly.
My question:
Is such a restriction on dormer width to 1.20 m (47 inches) (external measurement) consistent with current building practice?
In my opinion, such a limitation makes the dormer unbuildable as it provides no usable space or comfort.
Thank you very much!
Best regards
Andreas
This is about a development plan for a new residential area in Bavaria.
Here are the key details about the plot and development plan:
Plot size 790 m² (8,500 sq ft)
General residential zone, floor area ratio 0.35, 1.5 storeys allowed, wall height on the valley side max. 5.50 m (18 ft) above ground level, detached buildings only, single-family and semi-detached houses permitted (we want to build a single-family house), pitched or hip roof with a 35-degree pitch (plus or minus 3 degrees allowed), knee wall height up to 0.5 m (20 inches) permitted, individual dormers (1.20 m / 47 inches wide) and cross gables allowed (maximum one third of the roof length). The total width of all roof extensions must not exceed one third of the entire roof length.
We would like to build two individual dormers in the attic. The architect says that with a maximum dormer width of 1.20 m (47 inches), it is practically impossible to make anything functional. The so-called wall thicknesses, required because of the necessary insulation, reduce the interior width of the dormer to 60 cm (24 inches). Taking into account the frame thicknesses of modern triple-glazed windows, the visible glass width of the dormer windows would be about 45 cm (18 inches). The architect calls them “loopholes.”
An inquiry with the authorities about an exemption from the 1.20 m (47 inches) dormer width restriction was categorically denied. The justification was that the new development must blend in with the existing buildings. Right next to the new development is an older house (from the 70s–80s) with a shed dormer approximately 5 m (16 ft) wide. Furthermore, the authorities insist that the development plan is binding and legally valid … etc.
The architect, general contractor, and homeowners have the impression that this dormer size restriction was not fully thought through by the planners, but they now refuse to deviate from it because that would mean admitting to having planned poorly.
My question:
Is such a restriction on dormer width to 1.20 m (47 inches) (external measurement) consistent with current building practice?
In my opinion, such a limitation makes the dormer unbuildable as it provides no usable space or comfort.
Thank you very much!
Best regards
Andreas
Your architect is right – this kind of thing is problematic.
And in my view, you are also correct in thinking it shouldn’t be changed. A planner will never admit they have submitted a poor design.
Try contacting the next higher authority, such as the district office, to ask if any exceptions might be possible. If you submit a secondary application and it is rejected, you can appeal to the building control department (district authority). They might be able to give you a non-binding preliminary indication of whether anything could be done.
And in my view, you are also correct in thinking it shouldn’t be changed. A planner will never admit they have submitted a poor design.
Try contacting the next higher authority, such as the district office, to ask if any exceptions might be possible. If you submit a secondary application and it is rejected, you can appeal to the building control department (district authority). They might be able to give you a non-binding preliminary indication of whether anything could be done.
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Bauexperte4 Feb 2016 10:38Hello Andreas,
Instead, consider a cross-gable dormer; in my opinion, it makes the house look more charming than these awkwardly added “eyes,” also known as loopholes.
Regards, Bauexperte
blackened schrieb:To be honest – what good is a forum discussion on this? It won’t get you any closer to a solution, since the local authority will not change the zoning plan for you; nor will they grant you an exemption. If you want to challenge the zoning plan, be prepared for a process that can take up to 3 years.
Is such a restriction on dormers to a width of 1.20 m (4 feet) on the outside in line with current building practices?
In my opinion, this is unbuildable, as it does not create any usable space or comfort.
Instead, consider a cross-gable dormer; in my opinion, it makes the house look more charming than these awkwardly added “eyes,” also known as loopholes.
Regards, Bauexperte
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