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
dobbelhaus19 Jan 2019 15:08Escroda schrieb:
The garage does not require a setback as long as it is not higher than 3m (10 feet) and not longer than 9m (30 feet). However, in my opinion, the zoning plan excludes both locations. Due to the special situation of the plot, I consider the first option, unlike the second, not entirely impossible, since this plot is particularly disadvantaged compared to the other building plots because of clause 4.1 of the written regulations. But I see you depend on the goodwill of the planning authority, because your request is, in my opinion, not legally enforceable.
You will probably have to ask the city planner who created the zoning plan. I also don’t understand why a 9m (30 feet) setback is required. But the experts have studied this and certainly have a reason. However, that won’t help you since the zoning plan is now legally binding and probably no one will initiate a change.
So go to the planning office on Monday before the purchase commitment and get written confirmation that the garage can be approved outside the building envelope. Or, if necessary, you can do without the garage, since parking spaces are allowed everywhere (observe area restrictions).Thanks again, you really helped me a lot with this. On Monday, I’m going straight to the building authority! I hope I can then see a structural engineer.
I’m curious to see how this will turn out. I haven’t read the development plan, and honestly, I don’t have a clear understanding of the property boundaries (only the building envelope 😀), but:
Your problem is the desire to have a semi-detached house. But you’re not obligated to do so. A detached single-family house with its ancillary structures might fit the lot much better 😉
dobbelhaus schrieb:
You wouldn’t build a garage right on the south-facing garden in front of your terrace, would you?
Your problem is the desire to have a semi-detached house. But you’re not obligated to do so. A detached single-family house with its ancillary structures might fit the lot much better 😉
D
dobbelhaus19 Jan 2019 23:01ypg schrieb:
I'm curious to see how this turns out. I haven’t read the zoning plan thoroughly, and honestly, I’m not clear on where the property boundaries are (but I do understand the building envelope 😀). However:
Your problem is the desire to build a duplex. But you are not obligated to do so. A single-family house with its ancillary structures might fit much better on the lot 😉You’re right. If I were to build a single-family house, which would be smaller, it might be possible to place the garages on the north side, directly on the neighbor’s property line. The fact that the neighbor has their only garden there and that this boundary is just a few meters from their house and terrace should also concern the planner who created this zoning plan.
So, according to the zoning plan, the garages are supposed to be located here:
C
Caspar202020 Jan 2019 06:18Is this the house in the east? Or in the south?
Regardless, the only boundary where a garage could be placed is the one bordering the second new upper plot.
The building envelope is 16 m (52.5 ft) long (running from west to east); a garage typically measures 6–9 m (20–30 ft).
I don’t see any issues related to the existing development.
Regardless, the only boundary where a garage could be placed is the one bordering the second new upper plot.
The building envelope is 16 m (52.5 ft) long (running from west to east); a garage typically measures 6–9 m (20–30 ft).
I don’t see any issues related to the existing development.
D
dobbelhaus20 Jan 2019 08:58Caspar2020 schrieb:
Is this the house in the east or the south?
Regardless; the only boundary where a garage could be placed would be the one next to the second new upper plot.
The building area is 16m long (running from west to east; a garage typically 6-9m.
I don’t see any issues regarding existing buildingsThis is northeast of my property, where the neighbor has his western garden, which is his only one with a patio.
It is true that the building area is 16m long, but the semi-detached house will use all 16m of it (8+8).
This spot would also be the only one allowed for 2 garages according to the development plan. (marked in green)
dobbelhaus schrieb:
This location would also be the only one allowed for two garages according to the development plan. No. You could place the garage along the southern boundary, exactly extending the front building line. Two parking spaces there, where you had planned the garage in version 1. Of course, this would need to be carefully checked against the floor area ratio and front yard coverage, but by visual estimation that should work. However, there would be no usable garden left. The floor plan with limited south-facing windows would also have to fit this arrangement.
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