Hello everyone,
after successfully applying for a building plot, I have now received the reservation confirmation.
Now the question arises regarding the planning of the single-family house.
In the textual regulations of the development plan, it states "The eaves height, measured from the top edge of the finished ground floor slab to the intersection of the outer edge of the rising external masonry with the roof covering, must not exceed 3.50 m (11 ft 6 in)."
Two full stories are permitted, and the maximum ridge height is 8.50 m (28 ft).
As for roof types, shed, gable, and hipped roofs are allowed. The permitted roof pitch ranges from 28° to 35°.
I would like to build a "city villa," which usually has an eaves height above 3.50 m (11 ft 6 in), since the first upper floor is typically built without a roof slope, and there are two full stories with a hip or pyramid roof.
Now to my question:
A pyramid roof is a type of hipped roof. Is your pyramid roof automatically approved if a hipped roof is allowed in the development plan? And does the eaves height restriction always apply, regardless of whether you build one or two stories? In a neighboring development area, the regulation states:
"The building height at the eaves side, measured from the top edge of the finished ground floor slab to the intersection of the outer edge of the rising external masonry with the roof covering, must be between 3.0 and 3.8 m (9 ft 10 in and 12 ft 6 in) in the area designated for single-story construction."
This sounds as if the eaves height restriction only applies to single-story buildings and not to two-story buildings?!
So, if the 3.50 m (11 ft 6 in) eaves height limit is fixed, the dream of a "city villa" would probably be over :-(
Thank you very much in advance for your help!
after successfully applying for a building plot, I have now received the reservation confirmation.
Now the question arises regarding the planning of the single-family house.
In the textual regulations of the development plan, it states "The eaves height, measured from the top edge of the finished ground floor slab to the intersection of the outer edge of the rising external masonry with the roof covering, must not exceed 3.50 m (11 ft 6 in)."
Two full stories are permitted, and the maximum ridge height is 8.50 m (28 ft).
As for roof types, shed, gable, and hipped roofs are allowed. The permitted roof pitch ranges from 28° to 35°.
I would like to build a "city villa," which usually has an eaves height above 3.50 m (11 ft 6 in), since the first upper floor is typically built without a roof slope, and there are two full stories with a hip or pyramid roof.
Now to my question:
A pyramid roof is a type of hipped roof. Is your pyramid roof automatically approved if a hipped roof is allowed in the development plan? And does the eaves height restriction always apply, regardless of whether you build one or two stories? In a neighboring development area, the regulation states:
"The building height at the eaves side, measured from the top edge of the finished ground floor slab to the intersection of the outer edge of the rising external masonry with the roof covering, must be between 3.0 and 3.8 m (9 ft 10 in and 12 ft 6 in) in the area designated for single-story construction."
This sounds as if the eaves height restriction only applies to single-story buildings and not to two-story buildings?!
So, if the 3.50 m (11 ft 6 in) eaves height limit is fixed, the dream of a "city villa" would probably be over :-(
Thank you very much in advance for your help!
The development plan here allows a maximum of 2 floors, but not necessarily exactly 2 floors.
By the way, a basement can also be counted as a full storey. With a ground floor plus an attic, this can make a somewhat attractive 2-storey building.
A town villa can be a 2-storey building, but a 2-storey building does not have to be a town villa.
By the way, a basement can also be counted as a full storey. With a ground floor plus an attic, this can make a somewhat attractive 2-storey building.
A town villa can be a 2-storey building, but a 2-storey building does not have to be a town villa.
Fuchur schrieb:
But the idea of a half-buried town villa is delightful The eaves height refers to the ground floor slab level, and its maximum value is set individually for each building plot. The regulations suggest that the plots have a slope of 2m - 3m (6.6ft - 9.8ft). Since we don’t know the orientation of the plot or the existing heights, we can’t tell if it has to be partially built into the ground.
So let’s wait and see if the original poster provides a usable basis for further discussion.
G
Guido198030 Jan 2019 00:0411ant schrieb:
Could you just write it out in text instead of linking it – like “Posemuckel No. 815 in the meadows,” which is what the development plan is called? Then we can look it up on Google.This concerns plot number 1 in the “Im Haferkamp” residential development area in Ostercappeln.
If you search for this, you will find the full development plan including all details.
Does this help in clarifying the remaining open questions?
Yes, your expectations look difficult to meet. Obviously, this is a site with a significant slope downward to the north. The regulations are based on this. I haven’t found an elevation plan, but a two-story building is only allowed or practically feasible in the form already mentioned, with a basement partially embedded into the slope and protruding halfway.
Two full above-ground floors will hardly be possible to realize properly. However, for example, a shed roof sloping downhill could offer a lot of design flexibility and natural light. One would just need to know how high the required ground floor level is above the top edge of the terrain, and the degree of slope within your building area. The downside of a north-facing roof would be its unsuitability for photovoltaic systems, if that is a consideration.
Two full above-ground floors will hardly be possible to realize properly. However, for example, a shed roof sloping downhill could offer a lot of design flexibility and natural light. One would just need to know how high the required ground floor level is above the top edge of the terrain, and the degree of slope within your building area. The downside of a north-facing roof would be its unsuitability for photovoltaic systems, if that is a consideration.
Guido1980 schrieb:
This is building plot No. 1 in the development area "Im Haferkamp" in Ostercappeln. This seems somewhat familiar *thinking hard* – not only because @Golfi90 is building "next door" in Knolls Wiesen.
Escroda schrieb:
The regulations suggest that the building plots have a slope of 2m - 3m (6.5ft - 10ft). Yes, the reference elevation here is 107 m (351 ft) above sea level (Normalhöhennull) compared to 110 m (361 ft) for the "right" neighbor and 104 m (341 ft) for the "left" neighbor.
What the "a" ("alternative building method") behind the II for the number of floors in the development plan means was not explained, however.
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