ᐅ Single-family detached house, urban villa style with a hipped roof – visually single-story appearance
Created on: 17 May 2019 11:21
M
Momarx89
Hello everyone,
I am not an architect and only have limited knowledge on this topic.
My family and I want to build a single-family house in 38108 Braunschweig, but we have already faced several setbacks.
We have now planned and signed a contract twice with a developer for a single-family house in the style of an urban villa with a hipped roof (two stories).
Unfortunately, the local building authority has rejected the building permit / planning permission because the building does not fit the surroundings, where only single-story houses with gable roofs are present. The development plan from 1954 does not specify anything except a building envelope of 10m x 10m (33ft x 33ft).
We have spoken with the official responsible at the building authority, and he said it would be sufficient if the house appears to be single-story from the outside, while still being classified as two stories in calculations.
This is the question I’m struggling with—I can’t quite understand what he means and he did not provide any further explanation. Our architect is now working on how to adjust the design, but I thought the wealth of knowledge and experience in this forum might be able to help us.
I am familiar with the definition of number of stories according to Lower Saxony’s (NDS) regulations: two-thirds of the ground floor must have a ceiling height below 2.20 m (7.2 ft).
I hope this explanation makes sense.
I look forward to answers that I can understand, as I am a layperson.
Many thanks,
Marc
I am not an architect and only have limited knowledge on this topic.
My family and I want to build a single-family house in 38108 Braunschweig, but we have already faced several setbacks.
We have now planned and signed a contract twice with a developer for a single-family house in the style of an urban villa with a hipped roof (two stories).
Unfortunately, the local building authority has rejected the building permit / planning permission because the building does not fit the surroundings, where only single-story houses with gable roofs are present. The development plan from 1954 does not specify anything except a building envelope of 10m x 10m (33ft x 33ft).
We have spoken with the official responsible at the building authority, and he said it would be sufficient if the house appears to be single-story from the outside, while still being classified as two stories in calculations.
This is the question I’m struggling with—I can’t quite understand what he means and he did not provide any further explanation. Our architect is now working on how to adjust the design, but I thought the wealth of knowledge and experience in this forum might be able to help us.
I am familiar with the definition of number of stories according to Lower Saxony’s (NDS) regulations: two-thirds of the ground floor must have a ceiling height below 2.20 m (7.2 ft).
I hope this explanation makes sense.
I look forward to answers that I can understand, as I am a layperson.
Many thanks,
Marc
However, if you have the strength to fight, then involve the higher building authority and stand your ground.
But as mentioned, this requires strength, patience, and time.
In a neighboring town, someone spent 5 years disputing the right to build a house with a hip roof. It ended up in an administrative court, resulting in a clear verbal reprimand for the building authority, which had repeatedly opposed it.
They had long believed that a city villa with a hip roof did not fit into their Upper Bavarian village landscape.
Now he is allowed to build exactly as he wants. As I said, I don’t like these houses, but I dislike even more what some building authorities think they can dictate...
In any case, I would definitely bring an architect who has successfully fought such battles before. If we hadn’t had one, we still wouldn’t have a house today.
But as mentioned, this requires strength, patience, and time.
In a neighboring town, someone spent 5 years disputing the right to build a house with a hip roof. It ended up in an administrative court, resulting in a clear verbal reprimand for the building authority, which had repeatedly opposed it.
They had long believed that a city villa with a hip roof did not fit into their Upper Bavarian village landscape.
Now he is allowed to build exactly as he wants. As I said, I don’t like these houses, but I dislike even more what some building authorities think they can dictate...
In any case, I would definitely bring an architect who has successfully fought such battles before. If we hadn’t had one, we still wouldn’t have a house today.
At that time, we also wanted to build something different, but we were subject to §34.
The official was friendly, but clearly told us that we would have to take legal action for our building project because it wouldn’t fit into the urban planning framework.
We didn’t want to go down that path, so we let it go...
As Climbee says, trying together with the architect certainly won’t hurt, but if it doesn’t lead anywhere, I wouldn’t waste time and money on one specific house type. You can also build great gable roof houses with something special.
The official was friendly, but clearly told us that we would have to take legal action for our building project because it wouldn’t fit into the urban planning framework.
We didn’t want to go down that path, so we let it go...
As Climbee says, trying together with the architect certainly won’t hurt, but if it doesn’t lead anywhere, I wouldn’t waste time and money on one specific house type. You can also build great gable roof houses with something special.
face26 schrieb:
But once the townhouse is approved... you should probably prepare yourself for a fight... ... which can take a very long time. And that doesn’t really help the original poster.
Pumbaa schrieb:
Well, I do know in advance what I’m allowed to build on a plot. And if it has to fit into the surroundings and there are no townhouses nearby, then it’s quite naive to sign a contract for exactly such a house, isn’t it? That would be my opinion too, but now it’s too late for that. Still...
Momarx89 schrieb:
Exactly, he just wants the visual impression that it’s not two stories, but I don’t understand how that can look or what options we have to achieve it? ... you’ll probably have to backtrack with your townhouse.
Either you stick with it but lower the roofline a bit and work with dormer windows so the house appears to be one story. However, that is much more expensive due to the large dormers and not what you want, because on the upper floor you’ll have sloping ceilings on all sides.
The simplest solution would be a slightly lower gable roof with, for example, a knee wall of 180cm (5 feet 11 inches) or 2 meters (6 feet 7 inches), so you can still use the gable walls for regular windows. Visually one story, structurally two stories. Adjust the other windows and rooms accordingly. But that will probably result in a different house design.
I would recommend working with an architect to optimize the knee wall height, and also for the application process: a professional’s signature and rationale is worth more than the homeowner’s.
The homeowner, meaning you, dear @Momarx89, should have paid attention to this beforehand – the general contractor dropped the ball.
A typical example of carelessness and downplaying facts, which is now going to be costly for you.
Go through some house catalogs and take pictures to the building authority. Test what is possible.
High knee wall
Dormer nearly along the entire length
Or maybe it’s enough to design the upper floor like in the Hanse Haus Patricia, or
a shed roof that looks like a single-story gable roof from the street
Paragraph 34 is not a free pass to build anything
High knee wall
Dormer nearly along the entire length
Or maybe it’s enough to design the upper floor like in the Hanse Haus Patricia, or
a shed roof that looks like a single-story gable roof from the street
Paragraph 34 is not a free pass to build anything
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