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
ypg schrieb:
“A small setback is always possible”... but not with a building height of 5.50 m (18 feet). The urban planners in this area clearly want only single-story flat-roof bungalows to ensure a smooth transition to the open landscape. Perhaps they should have limited the maximum height to 4.50 m (15 feet); then no one would have thought of adding a second living floor. Any attempt to circumvent this urban planning concept will face strong resistance, even if a designer manages to cleverly exploit potential loopholes in the zoning plan. There are also regulations against digging in (Section III of the textual stipulations):
In order to ensure structural protection against flooding and waterlogging within building structures, all openings in buildings and external parts of buildings through which water can enter (e.g., house entrances, basement exterior stairs, windows, light wells, garages) must be at least 20 cm (8 inches) above ground level.
If I understand correctly, the zoning plan has not yet come into legal force. Has it even been publicly available? Perhaps suggestions or objections can still be submitted. Maybe the planned regulations will not remain as they are.
A
Alex19011023 Jul 2019 13:28I think if the city is actively marketing the plots, then the building permit / planning permission should already be finalized, right? I’m considering trying the gallery idea. Something like a ground floor height of 2.50 meters (8 ft 2 in) and a gallery ceiling height of 2.30 meters (7 ft 7 in). That would leave about 70 cm (28 inches) for the rest. Alternatively, the ground floor could be 2.30 meters (7 ft 7 in), and with the gallery, you would have a high ceiling towards the back, in the dining and living areas, which would make the space feel less cramped.
You can create a modern gallery-style space by making utility rooms slightly smaller and possibly using timber stud framing. Living areas can be open to the floor above. Bedrooms can also accommodate a ceiling height of 2.40 meters (7 feet 10 inches). We don’t know how many people the project is designed for, but it sounds interesting. Would you like to join in? With photos and a floor plan discussion beforehand?
Alex190110 schrieb:
I think if the city is actively marketing the plots, then the approval must already be legally binding, right?! There is no direct connection: marketing also happens before land development, so why not before legal approval? Otherwise, plots wouldn't be sold in §34 areas...
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Ceiling height 230cm (90.5 inches) ... you should also check if there are any minimum requirements for living spaces. How tall are you? And with something like this, you might also need to consider the layout of window recesses, etc. Possibly also the intended use of roller shutters.
Similar topics