Hi everyone,
I have the opportunity to build a bungalow, but the zoning plan is quite puzzling to me, and I don’t yet have a clear idea of how to make the best use of it. Here’s what I have been able to gather from the zoning plan:
- mandatory single-story
- setback floors (setback storeys) are not allowed
- mandatory flat roof
- roof height 5.50 m (18 ft)
- the plot size is 500 sqm (5380 sq ft)
I’m not a professional, but why allow a building height of 5.50 m (18 ft) and require a single story with no setback floors? Since I would like to keep some garden space on the plot, I wanted to try to incorporate a second level to save footprint area. Desired living area is about 170 sqm (1830 sq ft), either with a basement apartment, which as far as I know shouldn’t be a problem, or a kind of gallery that would be enclosed within the 5.50 m (18 ft) height inside the building. But is it allowed to locate living spaces in such a “gallery”? Maybe that’s the wrong term, but it would basically be a second level without being classified as a full storey according to the building code.
Has anyone had a similar issue or seen a good solution somewhere? Ideas and suggestions are very welcome.
Thank you
Alex190110
I have the opportunity to build a bungalow, but the zoning plan is quite puzzling to me, and I don’t yet have a clear idea of how to make the best use of it. Here’s what I have been able to gather from the zoning plan:
- mandatory single-story
- setback floors (setback storeys) are not allowed
- mandatory flat roof
- roof height 5.50 m (18 ft)
- the plot size is 500 sqm (5380 sq ft)
I’m not a professional, but why allow a building height of 5.50 m (18 ft) and require a single story with no setback floors? Since I would like to keep some garden space on the plot, I wanted to try to incorporate a second level to save footprint area. Desired living area is about 170 sqm (1830 sq ft), either with a basement apartment, which as far as I know shouldn’t be a problem, or a kind of gallery that would be enclosed within the 5.50 m (18 ft) height inside the building. But is it allowed to locate living spaces in such a “gallery”? Maybe that’s the wrong term, but it would basically be a second level without being classified as a full storey according to the building code.
Has anyone had a similar issue or seen a good solution somewhere? Ideas and suggestions are very welcome.
Thank you
Alex190110
Alex190110 schrieb:
I’m not an expert at all, but why is a building height of 5.50 meters (18 feet) allowed only for a single-story building without any recessed upper floors (setback stories)? Have you looked at the justification in the development plan:
In WA 4, along with the single-story requirement, a building height (GH) of 5.50 meters (18 feet) is set. This height allows for a generous ceiling height while ensuring that no top floor is recessed back from the exterior walls of the building (setback story). This would not align with the urban development goal of a stepped height graduation. However, the construction of a parapet (attic wall) is permitted within this height.
Alex190110 schrieb:
But is it allowed to have living spaces in the “gallery”? Yes, as far as I know, there is nothing against that. It just gets a bit tight with the 5.50 meters (18 feet). Although it’s not preferred by the urban planners, in my opinion it cannot be prevented based on the regulations. You might have to partially embed the house into the ground to make it work, which probably won’t look very appealing. But the plot is large enough to build a nice bungalow. If you see it differently, then it’s the wrong plot and you’d have to choose something from WA 5.
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Alex19011022 Jul 2019 19:33@kbt09: Yes, the driveway would be at the bottom right. I was thinking of a double garage, possibly a bit larger: 6x7m (20x23 ft) and one parking space in front would be enough for me. I want to try to have as much space as possible towards the back, rather than paving in the front or similar.
@Escroda: Thanks, I hadn’t seen that document before. How much height is generally needed for a two-story building?
@Escroda: Thanks, I hadn’t seen that document before. How much height is generally needed for a two-story building?
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Alex19011023 Jul 2019 08:36kbt09 schrieb:
Clear ceiling height about 250x2 plus 2xfloor construction plus foundation slab plus roof structure ... you’re definitely over 550 cm (217 inches).What is the average thickness of the floor construction and the foundation slab? And the roof— in this case, a flat roof?Floor construction ... 25 to 35 cm (10 to 14 inches) times 2 already equals 50 to 70 cm (20 to 28 inches).
My virtual architecture software calculates a standard floor height of 285 cm (112 inches), so including the floor structure = 570 cm (224 inches) without the foundation slab and roof.
Forget about creating two well-usable levels within a total height of 550 cm (216 inches).
My virtual architecture software calculates a standard floor height of 285 cm (112 inches), so including the floor structure = 570 cm (224 inches) without the foundation slab and roof.
Forget about creating two well-usable levels within a total height of 550 cm (216 inches).
Well, maybe a split-level design could work here, partially embedding one section of the house about 1m (3 feet) into the ground, allowing for two floors in that area without exceeding the 5.50m (18 feet) height limit. For example, the utility room, guest room, and office could be slightly lowered, with the living area and kitchen at ground level, and the bedrooms located above the utility, guest, and office spaces.
However, it is questionable to what extent this would conflict with the maximum 0.5m (1.5 feet) basement height above ground level.
However, it is questionable to what extent this would conflict with the maximum 0.5m (1.5 feet) basement height above ground level.
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