Hello!
A new residential area is being developed near us, and I want to buy a plot of land to build a semi-detached house. Each unit should have about 150m2 (1,615 sq ft) of living space, plus 2 garages and 2 parking spaces.
The plot size is 750m2 (8,073 sq ft), with a site coverage ratio of 0.4, a floor area ratio of 0.8, a ridge height of 4.5m (15 ft), and a building height of 9.5m (31 ft).
I went to the local building authority for advice, and they warned me to be careful with the site coverage ratio of 0.4 regarding my plan, but they did not go into details. The semi-detached house is planned to have a footprint of about 15x15m (49x49 ft). I cannot yet say where the garages or the access paths to the garages will be located. I would build them on the right side next to the turning area, but then there would not be enough setback from the street, which is only allowed in special cases.
Assuming a long driveway to the garages has to be built and this causes the site coverage ratio to be exceeded, would that be accepted? I have read that overruns of up to 50% for accessory structures (driveways, etc.) are tolerated (NRW).
What do you think?
A new residential area is being developed near us, and I want to buy a plot of land to build a semi-detached house. Each unit should have about 150m2 (1,615 sq ft) of living space, plus 2 garages and 2 parking spaces.
The plot size is 750m2 (8,073 sq ft), with a site coverage ratio of 0.4, a floor area ratio of 0.8, a ridge height of 4.5m (15 ft), and a building height of 9.5m (31 ft).
I went to the local building authority for advice, and they warned me to be careful with the site coverage ratio of 0.4 regarding my plan, but they did not go into details. The semi-detached house is planned to have a footprint of about 15x15m (49x49 ft). I cannot yet say where the garages or the access paths to the garages will be located. I would build them on the right side next to the turning area, but then there would not be enough setback from the street, which is only allowed in special cases.
Assuming a long driveway to the garages has to be built and this causes the site coverage ratio to be exceeded, would that be accepted? I have read that overruns of up to 50% for accessory structures (driveways, etc.) are tolerated (NRW).
What do you think?
D
dobbelhaus18 Jan 2019 12:55blurboy schrieb:
According to the design, I don’t see a semi-detached house planned there, or am I mistaken?
Otherwise, it’s better to spend a bit more and build a detached single-family house!
Unfortunately, I can’t say to what extent the floor area ratio might be flexible.
If there are still plots available, I would personally prefer some others, especially considering this point!Actually, yes, see "ED
only detached and semi-detached houses permitted (§22
(2) Land Use Ordinance)"
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dobbelhaus18 Jan 2019 13:02nordanney schrieb:
(4) When calculating the plot coverage, the footprints of
1.
garages and parking spaces including their driveways,
2.
ancillary facilities as defined in § 14,
3.
structural elements below ground level, which only serve to underpin the building site,
must be included. The allowable plot coverage may be exceeded by up to 50 percent due to the footprints of the structures mentioned in sentence 1, but not exceeding a coverage ratio of 0.8; further minor exceedances may be permitted. The zoning plan may set different rules from sentence 2. Unless the zoning plan specifies otherwise, exceptions to the limits derived from sentence 2 may be allowed on a case-by-case basis.
This is what the land use ordinance states. You will have to do the calculations yourself, as it depends on your specific plans.In the zoning plan, exceeding the plot coverage ratio is not excluded, at least I haven’t seen that anywhere.
50% exceedance must be tolerated, we agree on that.
Is the 50% exceedance related to the entire plot coverage ratio or only to ancillary facilities?
Specifically;
750m2 (square meters) plot x 0.4 coverage ratio = 300m2 + 50% (exceedance) = 450m2 (total footprint)
or
750m2 x 0.4 = 300m2 of which 225m2 is the house footprint, so of the remaining 75m2 + 50% (exceedance) 37.5m2 = 375m2 (total footprint)?
dobbelhaus schrieb:
Too bad, the link to the development plan was deleted by the admin If the development plan is available online, you could share the location, the development plan number, and a searchable excerpt including your property.
dobbelhaus schrieb:
Is the 50% applied to the total floor area ratio or only to ancillary buildings? Only to the ancillary buildings; specifically: Floor Area Ratio I = 225m² (2420 sq ft) house + 48m² (520 sq ft) terrace = 273m² (2939 sq ft),
leaving Floor Area Ratio II at 450m² (4844 sq ft) - 273m² (2939 sq ft) = 177m² (1905 sq ft) remaining.
Provided the development plan is not older than 29 years.
D
dobbelhaus18 Jan 2019 13:41Escroda schrieb:
If the zoning plan is available online, you could share the location, the zoning plan number, and a searchable section including your property.
Regarding the ancillary structures, specifically: Floor area ratio I = 225m² (2,422 sq ft) house + 48m² (517 sq ft) terrace = 273m² (2,939 sq ft),
therefore for floor area ratio II, 450m² (4,844 sq ft) - 273m² (2,939 sq ft) = 177m² (1,905 sq ft) remain.
Assuming the zoning plan is not older than 29 years.Thanks!
Good idea with the location and zoning plan number.
Did I understand correctly that I have 177m² (1,905 sq ft) of area left for building garages, driveways, walkways, parking spaces?
That would mean there is enough space for the ancillary structures.
D
dobbelhaus18 Jan 2019 13:46The development plan can be found on the City of Unna’s website. To locate it, search for "City of Unna development plans," click on the first link, and access the "BP-LÜ009."
Again; the last plot of land on the right behind the cul-de-sac. (In front of the neighboring property No. 457)
Again; the last plot of land on the right behind the cul-de-sac. (In front of the neighboring property No. 457)
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dobbelhaus18 Jan 2019 14:06Similar topics