ᐅ Attic Conversion: Definition of Full Story and Dormer Width Relative to Neighbor
Created on: 9 May 2019 23:13
T
Tassimat
Hello everyone,
The planning of my attic conversion is currently at a standstill. I am overwhelmed by the flood of information from the architect, the building authority, and the contractors, so I need your help to understand what is actually possible now.
The house is an end-of-terrace house located in NRW. I want to install as large dormers as possible at the front and back.
Question 1 about the definition of full storeys:
The building authority objects to the current plan because it would result in a full storey. However, the architect says that it complies mathematically since some ceilings are low enough. If I want to calculate it myself, I look at the building regulations, which say:
The clear height is currently 2.10 m (6.9 feet) because the rafters are positioned low. Only in the new dormers will the clear height be increased above 2.30 m (7.5 feet). For the calculation of whether it becomes a full storey, do only the areas of the new dormers count? Otherwise, one could easily circumvent the rules by, for example, lowering ceilings in certain parts.
Question 2: Dormer width
Am I allowed to build a dormer that extends over more than half the width of the house? Unfortunately, I haven't found any information on this.
[U]Question 3: Distance between dormer and neighbor[/U]
Can I build one of the dormers up to the shared gable wall with the neighbor, provided he gives his consent?
I believe I have read that dormers no longer trigger setback requirements.
The neighbor is open to my project but wants to avoid a building encumbrance.
(On the side of the house without a neighbor, I do not have to build up to the gable.)
I think these three questions cover the most urgent points. Regardless of the answers, I currently need to make a decision on which version of the attic conversion to pursue further: the large dormer up to the neighbor’s wall or, as a fallback, a version with about 2 m (6.6 feet) distance from the neighbor.
Thank you very much and best regards
Tassimat
The planning of my attic conversion is currently at a standstill. I am overwhelmed by the flood of information from the architect, the building authority, and the contractors, so I need your help to understand what is actually possible now.
The house is an end-of-terrace house located in NRW. I want to install as large dormers as possible at the front and back.
Question 1 about the definition of full storeys:
The building authority objects to the current plan because it would result in a full storey. However, the architect says that it complies mathematically since some ceilings are low enough. If I want to calculate it myself, I look at the building regulations, which say:
Building Code NRW 2018:
Full storeys are above-ground floors that have a clear height of at least 2.30 m (7.5 feet). A floor is only considered a full storey if it has the height mentioned in sentence 1 over more than three quarters of the floor area of the floor below.
The clear height is currently 2.10 m (6.9 feet) because the rafters are positioned low. Only in the new dormers will the clear height be increased above 2.30 m (7.5 feet). For the calculation of whether it becomes a full storey, do only the areas of the new dormers count? Otherwise, one could easily circumvent the rules by, for example, lowering ceilings in certain parts.
Question 2: Dormer width
Am I allowed to build a dormer that extends over more than half the width of the house? Unfortunately, I haven't found any information on this.
[U]Question 3: Distance between dormer and neighbor[/U]
Can I build one of the dormers up to the shared gable wall with the neighbor, provided he gives his consent?
I believe I have read that dormers no longer trigger setback requirements.
The neighbor is open to my project but wants to avoid a building encumbrance.
(On the side of the house without a neighbor, I do not have to build up to the gable.)
I think these three questions cover the most urgent points. Regardless of the answers, I currently need to make a decision on which version of the attic conversion to pursue further: the large dormer up to the neighbor’s wall or, as a fallback, a version with about 2 m (6.6 feet) distance from the neighbor.
Thank you very much and best regards
Tassimat
One would need to know all the details of the construction project. Your architect is probably right about losing the subordinate status.
It is not explicitly stated anywhere. This has to be evaluated on a case-by-case basis. It would be unusual if the building authority interpreted it more leniently than the architect. You could ask them directly.
I cannot confirm the building encumbrance as you describe it, at least not a setback easement. It is possible that the gable wall needs to be secured as a shared structural element if you use it to support the dormer. In that case, of course, the neighbor must agree.
If your architect is local, he will know how the authorities typically handle these issues and avoid known problems. So far, you haven’t mentioned anything that would make me doubt his expertise. Trust his advice or provide the forum with more information.
If you maintain the 1.25m (4 feet) distance from the neighbor, which was common before the new building regulations, all parties will probably feel more secure.
Tassimat schrieb:
Unfortunately, he couldn’t say spontaneously where that is stated.
It is not explicitly stated anywhere. This has to be evaluated on a case-by-case basis. It would be unusual if the building authority interpreted it more leniently than the architect. You could ask them directly.
I cannot confirm the building encumbrance as you describe it, at least not a setback easement. It is possible that the gable wall needs to be secured as a shared structural element if you use it to support the dormer. In that case, of course, the neighbor must agree.
If your architect is local, he will know how the authorities typically handle these issues and avoid known problems. So far, you haven’t mentioned anything that would make me doubt his expertise. Trust his advice or provide the forum with more information.
If you maintain the 1.25m (4 feet) distance from the neighbor, which was common before the new building regulations, all parties will probably feel more secure.
Escroda schrieb:
If your architect is local, they will know how "the authorities" operate and avoid common problems. So far, you haven’t mentioned anything that makes me doubt their competence. Trust their advice or provide the forum with more information.With your help, I was able to convince the architect to work towards my preferred solution. Yes, he is competent and also knows the local authorities and the specifics on site. Still, my preferred solution was not initially his focus because he was convinced that easements (building encumbrances) are absolutely necessary.
The current status is that the shared gable wall may still pose a problem, as the city allegedly requires an easement in such cases, even though it theoretically wouldn’t be needed. On Monday, I will check again with the city’s building department whether I can build the dormer right up to the shared gable wall, thus avoiding the easement. Let’s see what they say.
Escroda schrieb:
If you keep the usual 1.25m (4 feet) distance from the neighbor required before the new building regulations, all parties will probably feel more secure. I know I haven’t posted details, but with the floor plan and staircase, only a distance close to 0m or from 2m (6.5 feet) upwards makes sense.
From my point of view, the distance between the last window and the fire wall is the critical point.
When you say "dormer," do you mean it literally, or are you, as unfortunately common, also using the term here to refer to a cross-gable roof?
(A dormer is typically set back behind the eaves—that is, it usually stands on a knee wall*—whereas a cross-gable roof continues the façade without a setback, to put it simply from a layperson’s perspective).
*) Knee wall = essentially the interior short wall that steps back behind the foot purlin, as I assume based on the mentioned year of construction, though I can’t be certain.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
When you say "dormer," do you mean it literally, or are you, as unfortunately common, also using the term here to refer to a cross-gable roof?
(A dormer is typically set back behind the eaves—that is, it usually stands on a knee wall*—whereas a cross-gable roof continues the façade without a setback, to put it simply from a layperson’s perspective).
*) Knee wall = essentially the interior short wall that steps back behind the foot purlin, as I assume based on the mentioned year of construction, though I can’t be certain.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Yes, it’s about a dormer. At the rear of the window front, it is not flush with the house wall but set back.
The last window is supposed to be even more than 1.25m (4 feet) away from the fire wall. A shower will be installed in the windowless corner. From a fire protection perspective, this should be acceptable. However, I can check again with the firefighter at the building service tomorrow.
The last window is supposed to be even more than 1.25m (4 feet) away from the fire wall. A shower will be installed in the windowless corner. From a fire protection perspective, this should be acceptable. However, I can check again with the firefighter at the building service tomorrow.
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