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 14:10I have now made it easier for the users by uploading an excerpt from the development plan including the plot and building regulation details, along with a sample calculation I prepared, hoping that this will be correctly understood and implemented.
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dobbelhaus18 Jan 2019 14:27Escroda schrieb:
Great. This is something you can work with.
Everything looks very good. Where you put a question mark in the form, it should say 0.6.Thank you very much! That helps me a lot, because I have reserved the plot until Monday and need to decide by then whether I want to buy it. Once I give the go-ahead, a notary will be formally contracted.
My architect, whom I also know personally, is only returning from vacation in the middle of next week, so I wasn’t able to ask him about the floor area ratio issue.
I have not checked the accuracy of your input in the form. However, your other thread reveals that there are some less obvious factors affecting the floor area ratio. According to the development plan, a garage in the front yard is not allowed, so it has to be placed next to the house, resulting in a long driveway and reducing the buildable area available for the main building. With a double garage (6m (20 feet)), there would be less than 15m (50 feet) left for the house, since the building envelope is apparently only 19.50m (64 feet) wide. Alternatively, the garage could be located on the south side, which would further extend the driveway. Without a site plan, all of this is hard to verify.
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dobbelhaus19 Jan 2019 09:21Escroda schrieb:
I haven’t checked your form details for accuracy. But your other thread shows that there are some less obvious factors affecting the floor area ratio here. According to the development plan, a garage in the front yard is not allowed, so it must be built beside the house. This results in a long driveway and reduces the buildable area for the house. With a double garage (6m (20 feet)) there would be less than 15m (49 feet) left for the house, as the building plot width is apparently only 19.50m (64 feet). Alternatively, the garage could be placed on the south side, which would further extend the driveway. Without a site plan, it’s hard to see everything.That’s really tough for me 🙁
I would like to have the garages on the right next to the turning circle, but that seems not possible due to insufficient setback. Then I thought about placing them in front of the street, directly next to the house, which would meet the required 3m (10 feet) distance from the road.
But if that area counts as front yard, I would have a problem.
I’m uploading a picture and have highlighted the two possible garage locations in yellow and the house in red.
If that’s not possible, how else could it be done? You wouldn’t build a garage directly in the south garden in front of your terrace, would you?
On the north side, a long driveway next to the neighbor’s boundary hardly seems desirable from the planner’s point of view either.
dobbelhaus schrieb:
Apparently not possible due to lack of setback area. The garage does not require a setback area if it is not higher than 3m (10 feet) and not longer than 9m (30 feet). However, in my opinion, the development plan excludes both positioning options. Due to the special plot situation, I consider the first option, unlike the second, not entirely impossible, as this plot is particularly disadvantaged compared to the other building plots by paragraph 4.1 of the written regulations. But I see you depend on the goodwill of the permitting authority, because your request is, in my opinion, not legally enforceable.
dobbelhaus schrieb:
If that doesn’t work, how else could it be done? You will probably have to ask the city planner who drafted the development plan. I also don’t understand why a 9m (30 feet) distance has to be kept. But the experts have studied this and surely have their reasons. However, this won’t help you since the development plan is now legally binding and probably no one will initiate a change.
So, go to the planning office on Monday before committing to purchase and get a written statement that the garage is approval-worthy outside the building area. Or, if necessary, you can do without the garage, as parking spaces are allowed everywhere (observe area restrictions).
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