ᐅ Built-up Area: Are garages or carports included in the built-up area?
Created on: 6 Jan 2017 15:31
M
MartinLHello everyone,
I am new to this forum and have only recently started exploring the topic of house building. Therefore, I have a rather general question on the subject.
In conversations with different people, I have encountered varying statements. For this reason, I wanted to ask in a dedicated forum about the topic of "built-up area" on a building plot:
Thank you for your feedback and best regards
Martin
I am new to this forum and have only recently started exploring the topic of house building. Therefore, I have a rather general question on the subject.
In conversations with different people, I have encountered varying statements. For this reason, I wanted to ask in a dedicated forum about the topic of "built-up area" on a building plot:
- From what I have researched, a garage is counted as part of the built-up area of a property. So, for example, if you build a double garage of 36m² (387 ft²), these 36m² (387 ft²) are deducted from the allowable built-up area.
- Is a carport also deducted from the built-up area?
Thank you for your feedback and best regards
Martin
Wikipedia - Maß der baulichen Nutzung schrieb:
When calculating the floor area ratio, the floor areas of all structures, such as buildings, auxiliary facilities, and paved surfaces, are fully included. The permissible floor area of auxiliary facilities can generally be exceeded by up to 50% (but not beyond a maximum floor area ratio of 0.8). That is unfortunately incorrect.
The correct information is:
The building footprint is FULLY counted towards the floor area ratio (FAR).
Ancillary structures such as garages, parking spaces, carports, driveways, and retaining walls must also be included, but the floor area ratio may be exceeded by 50%.
Example:
1,000 m² (10,764 sq ft) plot with a floor area ratio of 0.3
House footprint bungalow: 180 m² (1,938 sq ft)
House check: 180 m² (1,938 sq ft) corresponds to 0.18 < 0.3 = therefore acceptable
Additionally, the bungalow includes a garage measuring 6 x 9 meters = 54 m² (581 sq ft), a driveway, access paths, and a terrace totaling 160 m² (1,722 sq ft). The homeowners also want to plan a shed of 20 m² (215 sq ft).
So: 54 + 160 + 20 = 234 m² (2,520 sq ft)
180 m² (1,938 sq ft) + 234 m² (2,520 sq ft) = 414 m² (4,458 sq ft) corresponds to 0.41 > 0.3 = theoretically not acceptable.
However, according to the Building Use Ordinance §19.4, the calculation of the floor area ratio including ancillary structures may be exceeded by 50%, so 0.45 is allowed (maximum up to a floor area ratio of 0.8).
0.45 > 0.41 = therefore permitted.
All of this can be found under Building Use Ordinance §19.4. In some cases, development plans may override this ordinance.
To summarize again: the building footprint may MAXIMALLY correspond to the floor area ratio. An additional 50% of the floor area ratio (or in the largest case, 50% of the house footprint) is available for outdoor facilities up to a maximum floor area ratio of 0.8.
The correct information is:
The building footprint is FULLY counted towards the floor area ratio (FAR).
Ancillary structures such as garages, parking spaces, carports, driveways, and retaining walls must also be included, but the floor area ratio may be exceeded by 50%.
Example:
1,000 m² (10,764 sq ft) plot with a floor area ratio of 0.3
House footprint bungalow: 180 m² (1,938 sq ft)
House check: 180 m² (1,938 sq ft) corresponds to 0.18 < 0.3 = therefore acceptable
Additionally, the bungalow includes a garage measuring 6 x 9 meters = 54 m² (581 sq ft), a driveway, access paths, and a terrace totaling 160 m² (1,722 sq ft). The homeowners also want to plan a shed of 20 m² (215 sq ft).
So: 54 + 160 + 20 = 234 m² (2,520 sq ft)
180 m² (1,938 sq ft) + 234 m² (2,520 sq ft) = 414 m² (4,458 sq ft) corresponds to 0.41 > 0.3 = theoretically not acceptable.
However, according to the Building Use Ordinance §19.4, the calculation of the floor area ratio including ancillary structures may be exceeded by 50%, so 0.45 is allowed (maximum up to a floor area ratio of 0.8).
0.45 > 0.41 = therefore permitted.
All of this can be found under Building Use Ordinance §19.4. In some cases, development plans may override this ordinance.
To summarize again: the building footprint may MAXIMALLY correspond to the floor area ratio. An additional 50% of the floor area ratio (or in the largest case, 50% of the house footprint) is available for outdoor facilities up to a maximum floor area ratio of 0.8.
Shouldn't the values be considered separately?
1000 sqm (10,764 sq ft) total, of which 180 sqm (1,938 sq ft) is house area, floor area ratio = 0.18
1000 sqm (10,764 sq ft) total, of which 234 sqm (2,520 sq ft) is ancillary structures, floor area ratio = 0.234
Since ancillary structures can be built up to 50%, floor area ratio 0.234 / 2 = 0.117
This results in a total floor area ratio of 0.297, which would be just barely within the limit.
1000 sqm (10,764 sq ft) total, of which 180 sqm (1,938 sq ft) is house area, floor area ratio = 0.18
1000 sqm (10,764 sq ft) total, of which 234 sqm (2,520 sq ft) is ancillary structures, floor area ratio = 0.234
Since ancillary structures can be built up to 50%, floor area ratio 0.234 / 2 = 0.117
This results in a total floor area ratio of 0.297, which would be just barely within the limit.
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