ᐅ Floor Area Ratio II, access paths, splash protection strip, terrace
Created on: 2 Feb 2019 07:51
B
ballerburg13B
ballerburg132 Feb 2019 07:51Hello,
a frequently debated topic concerns us, as even after hours of searching through online forums we have not found a satisfactory answer. We are still waiting for a response from our architect.
We are currently planning our outdoor areas and would like to know:
1. To what extent does a splash protection strip made of, for example, decorative gravel, 50cm (20 inches) wide including lawn edging around the house count towards the floor area ratio I/II?
I have come across contradictory statements. Some argue that since it is permeable loose material, it is not considered a structural facility. Others say that gravel is a building material applied for a specific purpose on the property and therefore classifies as a structural facility. Yet others say that permeability and attribution to floor area ratio I/II do not always correlate 100%.
In our case, there is an additional factor: we intentionally left only a small roof overhang (50cm (20 inches) including gutter) so that our roof overhang is not included in floor area ratio I. We still need splash protection. Is this now "included," since the surface above is already sealed by the roof overhang?
2. Terrace
We have planned a covered terrace. For this purpose, our house roof extends and is supported in one area. Since it obviously overhangs more than 50cm (20 inches), this part of the roof is also included in floor area ratio I. The terrace area beneath the roof therefore no longer counts separately; the area cannot be counted twice.
However, if we wanted to enlarge our terrace beyond the covered area, it becomes more interesting.
Does this count towards floor area ratio II – access paths, ancillary facilities, terrace – or to floor area ratio I, since it adjoins the house directly? Can anyone clarify?
3. Development plan
Unfortunately, this does not regulate very much. However, it states regarding ancillary facilities and access routes: driveways, paths, parking spaces, etc., may only be surfaced with permeable materials.
Does this mean that conventional paving stones are completely excluded? What about grass pavers? Or are there permeable paving stones available?
Otherwise, the development plan is quite general and refers to the land use ordinance and the Lower Saxony building code (we are building in Lower Saxony).
Thank you!
a frequently debated topic concerns us, as even after hours of searching through online forums we have not found a satisfactory answer. We are still waiting for a response from our architect.
We are currently planning our outdoor areas and would like to know:
1. To what extent does a splash protection strip made of, for example, decorative gravel, 50cm (20 inches) wide including lawn edging around the house count towards the floor area ratio I/II?
I have come across contradictory statements. Some argue that since it is permeable loose material, it is not considered a structural facility. Others say that gravel is a building material applied for a specific purpose on the property and therefore classifies as a structural facility. Yet others say that permeability and attribution to floor area ratio I/II do not always correlate 100%.
In our case, there is an additional factor: we intentionally left only a small roof overhang (50cm (20 inches) including gutter) so that our roof overhang is not included in floor area ratio I. We still need splash protection. Is this now "included," since the surface above is already sealed by the roof overhang?
2. Terrace
We have planned a covered terrace. For this purpose, our house roof extends and is supported in one area. Since it obviously overhangs more than 50cm (20 inches), this part of the roof is also included in floor area ratio I. The terrace area beneath the roof therefore no longer counts separately; the area cannot be counted twice.
However, if we wanted to enlarge our terrace beyond the covered area, it becomes more interesting.
Does this count towards floor area ratio II – access paths, ancillary facilities, terrace – or to floor area ratio I, since it adjoins the house directly? Can anyone clarify?
3. Development plan
Unfortunately, this does not regulate very much. However, it states regarding ancillary facilities and access routes: driveways, paths, parking spaces, etc., may only be surfaced with permeable materials.
Does this mean that conventional paving stones are completely excluded? What about grass pavers? Or are there permeable paving stones available?
Otherwise, the development plan is quite general and refers to the land use ordinance and the Lower Saxony building code (we are building in Lower Saxony).
Thank you!
ballerburg13 schrieb:
Some others say that infiltration capacity and inclusion in floor area ratio I/II do not always correspond 100%. Strictly speaking, according to the regulation text, that is correct. Infiltration capacity is not mentioned in the land use ordinance. However, since the protection against soil sealing was the reason for the legal amendment in 1990, this argument can be used to obtain an exemption when exceeding the floor area ratio. Some development plans also allow favorable calculations when certain materials are used.
ballerburg13 schrieb:
1. To what extent does a splash protection strip made of, for example, decorative gravel, 50cm (20 inches) wide including lawn edging around the house, count towards floor area ratio I/II? Strictly speaking, it counts toward floor area ratio I. However, I have never calculated this. I have never seen it done. I have also never heard of any issues regarding this.
ballerburg13 schrieb:
Do access paths, auxiliary structures, terraces count toward floor area ratio II, or floor area ratio I, since they are directly adjacent to the house? Since the term "terrace" in your list comes from your own interpretation and not from the regulation text, it counts toward floor area ratio I.
ballerburg13 schrieb:
Does that mean regular paving stones are completely excluded? What exactly counts as regular?
ballerburg13 schrieb:
Or are there infiltration-capable stones? Yes, such stones do exist.
montessalet2 Feb 2019 09:29Oh, I see things differently in some areas.
Regarding point 1: Since the roof is already included, the area underneath is not counted again.
Regarding point 2: It generally corresponds to the floor area ratio. However, this is usually not checked after initial construction.
Regarding point 3: There are exceptions. For example, there is bamboo decking. Depending on the state or region, it may only be counted as 50% or even 25%.
Regarding point 1: Since the roof is already included, the area underneath is not counted again.
Regarding point 2: It generally corresponds to the floor area ratio. However, this is usually not checked after initial construction.
Regarding point 3: There are exceptions. For example, there is bamboo decking. Depending on the state or region, it may only be counted as 50% or even 25%.
Splash guard: In our case, it was neither specified nor included in the calculations.
Roof overhang, covered terrace area: We were already very tight with a floor area ratio of 1, so our general contractor only calculated 133 m² (1430 sq ft) of floor area in the building permit/planning permission application. It was approved. The submitted plans clearly showed the larger roof, but the building authority didn’t mind. That’s always the case, said the contractor’s engineer. If you are reasonable, they are too.
Permeable surface: This is also mentioned in our text. Our driveway, parking area, and part of our terrace remain unpaved and are covered with gravel. That was our arrangement regarding the floor area ratio! It also saves stormwater fees. It looks good and, in practice, has no disadvantages.
Roof overhang, covered terrace area: We were already very tight with a floor area ratio of 1, so our general contractor only calculated 133 m² (1430 sq ft) of floor area in the building permit/planning permission application. It was approved. The submitted plans clearly showed the larger roof, but the building authority didn’t mind. That’s always the case, said the contractor’s engineer. If you are reasonable, they are too.
Permeable surface: This is also mentioned in our text. Our driveway, parking area, and part of our terrace remain unpaved and are covered with gravel. That was our arrangement regarding the floor area ratio! It also saves stormwater fees. It looks good and, in practice, has no disadvantages.
montessalet schrieb:
Regarding point 1: Since the roof was already included, the area underneath is not counted again. The roof is not counted due to the minimal roof overhang.
montessalet schrieb:
Regarding point 2: Generally applies to the floor area ratio (FAR). If you leave out "generally," then we agree.
montessalet schrieb:
Regarding point 3: Yes, it does exist. That's what I’m saying.
montessalet schrieb:
Depending on the federal state, it then counts as only 50 or even 25%. The Land Use Ordinance is federal law and can only be overridden by state law or local regulations where explicitly stated, which in the case of floor area ratio calculations means only through the zoning plan.
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