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
Momarx89 schrieb:
This is what my question is about—I just can’t imagine what he means. He means that a townhouse-style villa is not possible.
Momarx89 schrieb:
I am familiar with the definition of the number of floors according to the State Building Code (NDS)—2/3 of the ground floor under 2.20m (7.2 ft). However, that does not matter here. I don’t know the surrounding buildings, but you yourself say that only single-story houses with pitched roofs are there. So the building official’s decision fully complies with the highest court rulings:
Federal Administrative Court, 21.06.1996, file no. 4 B 84/96
... In this respect, when it comes to integrating a building with regard to the number of full floors, what matters is the externally perceptible appearance of the building in relation to its surroundings, and not the result of complicated calculations ...
Climbee schrieb:
Then you can definitely achieve more. I don’t think so.
Climbee schrieb:
That requires strength, nerves, and time, as I said. In my opinion, it is pointless here.
Climbee schrieb:
They were long convinced that a townhouse with a hipped roof wouldn’t fit into their Upper Bavarian village scenery. Yes, roof styles cannot be regulated by urban planning law, only by building codes or design statutes. Therefore, roof shape is not part of the integration requirement under Section 34 of the Building Code. However, the extent of land use is relevant. Thus, not the exact legal definition of a full story according to state building regulations, but rather the urban appearance of the building mass is the deciding factor.
Escroda schrieb:
Therefore, the exact definition of a full storey according to the regional building code is not relevant; only the urban design appearance of the building volume matters.So, a trick like making the house single-storey with an extension, etc., wouldn’t work?Nordlys schrieb:
Terraced houses often have gable roofs that are cut shorter on one side.
And sometimes one with a dormer on the longer roof side... that might be possible. Worth testing. However, they usually do not look very successful.
Momarx89 schrieb:
We have now planned and signed for a single-family house in the style of an urban villa with a hipped roof (two stories) for the second time with a builder. Well, rather with a building contractor – with a builder/developer it wouldn’t be [your] problem.
Why "for the second time"?
Why does it have to be a hipped-roof "urban villa"?
If you have aesthetic reasons for it, then just drop it, and the problem’s solved.
But if I’m right to suspect, it’s more about the "efficient use of space" of the "cube" and the cheap hipped roof. A hipped roof basically means a "continuous eave," which also means you lose the cost advantage of a truss roof if you lower the eave height below the upper floor ceiling. That would not only look (to put it mildly) "unconvincing," but it would also take the project far away from the concept of the economical box – aside from the fact that even my imagination would struggle to come up with any solution other than some kind of Frankenstein sculpture when trying to square that circle. Not that something nice couldn’t be designed – but that would definitely be for the platinum-card homeowner.
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