Hello,
we are currently at the beginning of building our single-family house. In hindsight, we would like to enlarge our dormers to the maximum allowed size (50% of the building length) because we are struggling quite a bit with a knee wall height of 60cm (24 inches). For us, that would be 5.5m (18 feet) per side with 2 dormers, so 2.75m (9 feet) each. This change would affect the bedroom and the bathroom (the main reason for the change is the bathtub).
Now, the building permit / planning permission states the following about the dormers:
Length/Width of roof extensions, roof cut-ins, and cross gables on each roof side together max. 1/2 of the respective building length (total width/length). Distance to the ridge at least 1.0m (3 feet 3 inches) measured on the roof surface.
Lateral distance to the gable of the main house, to house offsets, as well as to cross gables, roof extensions, and roof cut-ins at least 1.5m (5 feet) (measured at the outer intersection of the exterior wall and roof covering).
The length and width are clear to me and fit within the limits. But I am a little uncertain about the lateral distance.
Does the "exterior wall of the dormer" have to be 1.5m away from the "exterior wall of the main house," or from the edge of the roof?
Sorry for the silly question, but if the distance only applies to the exterior wall of the main house, I would probably have to apply for a variance for 40cm (16 inches).
Thank you all.
we are currently at the beginning of building our single-family house. In hindsight, we would like to enlarge our dormers to the maximum allowed size (50% of the building length) because we are struggling quite a bit with a knee wall height of 60cm (24 inches). For us, that would be 5.5m (18 feet) per side with 2 dormers, so 2.75m (9 feet) each. This change would affect the bedroom and the bathroom (the main reason for the change is the bathtub).
Now, the building permit / planning permission states the following about the dormers:
Length/Width of roof extensions, roof cut-ins, and cross gables on each roof side together max. 1/2 of the respective building length (total width/length). Distance to the ridge at least 1.0m (3 feet 3 inches) measured on the roof surface.
Lateral distance to the gable of the main house, to house offsets, as well as to cross gables, roof extensions, and roof cut-ins at least 1.5m (5 feet) (measured at the outer intersection of the exterior wall and roof covering).
The length and width are clear to me and fit within the limits. But I am a little uncertain about the lateral distance.
Does the "exterior wall of the dormer" have to be 1.5m away from the "exterior wall of the main house," or from the edge of the roof?
Sorry for the silly question, but if the distance only applies to the exterior wall of the main house, I would probably have to apply for a variance for 40cm (16 inches).
Thank you all.
Let's be honest. If you try to squeeze a 2.75-meter (9-foot) dormer into the bathroom, it will look really awkward from the outside. Visually, the dormer seems to be sliding down the roof. Can’t you just raise the knee wall, or have you already pushed the height to its limit?
I see a major issue with getting into and out of the bed on the roof side. The normal movement of sitting down on the side of the bed is not feasible there at all. The walk-in closet is only partially accessible. On closer inspection, the windows on the gable ends with a rough opening size of 76 centimeters (30 inches) are very narrow. Why use dormers in this case? Simply put: place the bed under the sloped ceiling and enlarge the windows. While this doesn't solve the dormer problem, it would improve the usability of the bedroom.
I see a major issue with getting into and out of the bed on the roof side. The normal movement of sitting down on the side of the bed is not feasible there at all. The walk-in closet is only partially accessible. On closer inspection, the windows on the gable ends with a rough opening size of 76 centimeters (30 inches) are very narrow. Why use dormers in this case? Simply put: place the bed under the sloped ceiling and enlarge the windows. While this doesn't solve the dormer problem, it would improve the usability of the bedroom.
ypg schrieb:
Honestly, if you try to squeeze a 2.75-meter (9-foot) dormer into the bathroom, it will look really awkward from the outside. The dormer visually seems to slide off the roof. That works, since it’s not enclosed by the roof. They are floor-to-ceiling windows.
ypg schrieb:
Can’t you just raise the knee wall, or have you already reached the maximum height? No, we’re already at the maximum.
ypg schrieb:
I see a big problem getting into and out of the bed on the roof side. The usual movement of first sitting on the bed edge isn’t possible there at all.
The walk-in closet can only be accessed halfway. At least the issue with the bed would be a good reason for an exemption.
ypg schrieb:
RBM They are floor-to-ceiling.
rixe1990 schrieb:
At least the issue with the double bed could be a good reason for an exemption. I don’t see it that way, since you’re making things complicated by wanting to rotate the attic floor plan by 90 degrees contrary to what the gable and roof design dictate. See my suggestion #7.
Escroda schrieb:
Definitely not just like that. You need solid reasons why it absolutely must be. But in my/our opinion, that shouldn’t stop you from approaching the building authority/planning office, although in my view you might be talked out of it there more than your architect can argue for it. I see the argument more in social and family-related reasons, to accommodate three (3) children properly and provide everyone with a functional home.
What do you say, @Escroda?
rixe1990 schrieb:
They are floor-to-ceilingFloor-to-ceiling slots... in our 80s (1980s) they only let in a modest amount of light. At least no light reaches the left and right sides of the window.
rixe1990 schrieb:
we would also like to use these. That is not very convincing. The municipality has enacted a design guideline, which is a form of local regulation. You are required to comply with it unless you have strong reasons to justify an exception.
If you want to run a red light, you need a good reason, for example, a woman about to give birth in the car. Melting ice cream from an Italian restaurant is unlikely to be accepted by the authorities.
From your floor plan, I do not see any grounds for an exemption.
So, I spoke with the city official on the phone. I don’t need to submit an exemption yet. Since I have to build a conservatory to enlarge the dormers and maintain the 1 1/2-storey structure, I should simply send him a small building application including the conservatory and the dormers. The building authority will then decide on it.
Looking forward to it ops:
Best regards
rixe
Looking forward to it ops:
Best regards
rixe
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