Hello dear forum community,
I’ve had a somewhat crazy idea running through my mind for the past few days.
We built our house in 2015 and everything is basically perfect for us. However, in 2017 we had another child and are now five in total. Unfortunately, our house does not include three children’s bedrooms, so our two daughters share a room. That might work for now, while they are still toddlers, but I fear that this will not always be a good solution...
Since my dad and I have done a lot of the work on our house ourselves, we have been trying to come up with some ideas. Unfortunately, the floor plan does not offer many options, and realistically, only an extension is possible.
However, the building plan assigns a specific building plot. This plot is already fully utilized in all directions. Except to the north, where we still have about 8 meters (26 feet) of space... Currently, this area is occupied by our garage plus carport.
I could imagine an extension above the carport/garage here.
For that, the existing ceiling made of rafters and battens would need to be replaced with a concrete ceiling (a precast concrete slab?). I would like to keep the carport and garage as they are, and just build on top of them. The garage stands 1 meter (3 feet) outside the building plot, so I wouldn’t be able to build over the entire area. Still, this would create a floor space of about 8 x 6 meters (26 x 20 feet). Then everyone would have their space in the house...
My questions on this are:
1. Would something like this be possible, or would such a construction project be prohibited due to building regulations / planning permission?
2. Could the garage/carport be retained, or would this also be impossible due to structural engineering reasons? The concrete ceiling would need to be supported on the existing brick garage.
3. The bathroom and a new room would only have lighting through (large) roof windows—is this allowed?
4. What would be sensible or feasible regarding heating? The utility room is located right next to the carport... we have a gas boiler installed.
5. The current “parents’” bedroom would then become a large hallway—what could be done with that space?
I know there are no 100% certain answers here... I’m mostly interested in the key issues I might have missed that could turn this into a bad idea...
I’ve had a somewhat crazy idea running through my mind for the past few days.
We built our house in 2015 and everything is basically perfect for us. However, in 2017 we had another child and are now five in total. Unfortunately, our house does not include three children’s bedrooms, so our two daughters share a room. That might work for now, while they are still toddlers, but I fear that this will not always be a good solution...
Since my dad and I have done a lot of the work on our house ourselves, we have been trying to come up with some ideas. Unfortunately, the floor plan does not offer many options, and realistically, only an extension is possible.
However, the building plan assigns a specific building plot. This plot is already fully utilized in all directions. Except to the north, where we still have about 8 meters (26 feet) of space... Currently, this area is occupied by our garage plus carport.
I could imagine an extension above the carport/garage here.
For that, the existing ceiling made of rafters and battens would need to be replaced with a concrete ceiling (a precast concrete slab?). I would like to keep the carport and garage as they are, and just build on top of them. The garage stands 1 meter (3 feet) outside the building plot, so I wouldn’t be able to build over the entire area. Still, this would create a floor space of about 8 x 6 meters (26 x 20 feet). Then everyone would have their space in the house...
My questions on this are:
1. Would something like this be possible, or would such a construction project be prohibited due to building regulations / planning permission?
2. Could the garage/carport be retained, or would this also be impossible due to structural engineering reasons? The concrete ceiling would need to be supported on the existing brick garage.
3. The bathroom and a new room would only have lighting through (large) roof windows—is this allowed?
4. What would be sensible or feasible regarding heating? The utility room is located right next to the carport... we have a gas boiler installed.
5. The current “parents’” bedroom would then become a large hallway—what could be done with that space?
I know there are no 100% certain answers here... I’m mostly interested in the key issues I might have missed that could turn this into a bad idea...
Winniefred9 Jan 2019 17:27I also prefer separate rooms for each child, but in this situation, I agree with the others. The two younger children are close in age and can share a room until the oldest moves out. I moved out when I was 18. The younger children’s room can definitely be visually divided into two areas if needed, for example with room dividers like shelves going up to the ceiling. I think I would do it this way instead of investing a lot of money and time now in living space that you won’t really need shortly afterward.
ypg schrieb:
About half a year ago, someone here had the same plan. A gable roof house, the only option was to extend to the back, basically like you, but also with an extension on the ground floor.
They used the bedroom as a walk-through closet. Nice built-in closets in the slope, creating a corridor to the two additional rooms. Downstairs, they wanted to make their bedroom with a bathroom.
But before coming here, he checked the floor area ratio and other regulations.
And now I'm at the point where I'm wondering: if you built yourself in 2015, you should know that you can’t just do everything you want. On the one hand, the zoning plan (building permit / planning permission) defines how large you are allowed to build; on the other hand, there are structural requirements.
A carport will have a roof load of 150? That’s not enough to support a concrete slab, masonry, and roof. The same goes for the garage.
And I’m guessing it’s very likely you are only allowed to build a single-story, but you’re making the house two stories.
What does the zoning plan say?
How much is already built, how much is still allowed?
Is it allowed to build in the planned area? (There seems to be no boundary wall construction.)
If the building authority or zoning plan doesn’t forbid it, then the building application must include drawings, provided by an architect, with structural engineering and all necessary documentation.Attached is the anonymized zoning plan… but we received an exception permit. The building field is allowed to be extended to the west by 50 cm (20 inches), and the eaves height can be increased to 6.40 meters (21 feet). The floor area ratio can also be increased to 0.3.
The carport roof rests on two supports fixed to the house wall and on the garage wall. So an additional wall will probably need to be added to the house; the existing house wall likely cannot be used…???… The foundations for the supports are 1 meter (3 feet) deep.
The garage is built from 24 cm (9.5 inch) aerated concrete blocks. The foundation underneath is a strip footing 1.0 meter (3 feet) deep. This part was the only section carried out by a construction company.
As I said, take off the existing roof and add a concrete ceiling (possibly precast lightweight concrete panels) on top… then build the upper extension from there. But that definitely needs to be confirmed by a structural engineer. Or maybe you can tell me right away that 24 cm (9.5 inch) blocks are not load-bearing enough for the lower structure…???
M
Matthew0310 Jan 2019 11:20Just to confirm: you plan to realize this only in 3 to 4 years?
This means that if my outlined scenario were to happen, you would have managed this financial and, above all, time-consuming effort for about 5 years of use.
So ask yourself: how much would it bother me afterwards that a room would stand unused for several years after this relatively short period, and later on, three rooms would remain empty for many years? For 50,000 to 60,000 Euros, you could alternatively take two additional vacations every year without the hard work, spending much more time with your children.
In the end, you—and the approving authorities—will decide, but for me, it would be a done deal under these conditions. Nobody has ever been harmed by sharing a room during childhood, plus the time and cost savings make it an easy decision for me.
But to answer your question: it’s not a crazy idea, no. Just not worthwhile in this case.
This means that if my outlined scenario were to happen, you would have managed this financial and, above all, time-consuming effort for about 5 years of use.
So ask yourself: how much would it bother me afterwards that a room would stand unused for several years after this relatively short period, and later on, three rooms would remain empty for many years? For 50,000 to 60,000 Euros, you could alternatively take two additional vacations every year without the hard work, spending much more time with your children.
In the end, you—and the approving authorities—will decide, but for me, it would be a done deal under these conditions. Nobody has ever been harmed by sharing a room during childhood, plus the time and cost savings make it an easy decision for me.
But to answer your question: it’s not a crazy idea, no. Just not worthwhile in this case.
Basti2709 schrieb:
Attached is the anonymized site development plan This is not the site development plan.
Basti2709 schrieb:
Encroachment of the building plot to the west by 50 cm (20 inches) Do you mean east and 61 cm (24 inches)? On the west side, you also have an undercut of the setback area. Is that secured by an encumbrance? If so, it would need to be extended.
Basti2709 schrieb:
Increase of the eaves height to 6.40 meters (21 feet) For what purpose? You don’t even have that height.
Basti2709 schrieb:
Floor space index can also be increased to 0.3 But only through ancillary structures according to section 19 (4) of the Land Use Ordinance. Given the large plot, that shouldn’t be a problem.
Matthew03 schrieb:
No one has ever died from sharing a room as a child Probably not, but I would still prefer to have a separate room for each child. To do this, I would relocate the carport and build a single-story extension for a bedroom and dressing room in its current place. Access could be through the utility room or, better, through a small hallway by building a partition wall and creating an opening where the washing machine is currently planned.
H
hemali200310 Jan 2019 12:20No longer relevant
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