Hello everyone,
I am currently planning a semi-detached house on a sloped site and have run into a major problem that is causing me a lot of frustration. Maybe someone here can help me understand it better.
Here are the key details:
My architect strictly refuses to enlarge the balcony, saying that this would exceed the maximum allowable living area. However, he does not explain in detail how this limit on the maximum living area is calculated. There seems to be an absolute limit that, according to him, must not be exceeded. I understand that the ground floor footprint is clearly restricted by the floor area ratio (97.65 m² (1051 sq ft)). But how is the maximum possible living area in the attic calculated? The eaves height, ridge height, and roof pitch naturally limit the usable space—but what is the basis for determining this maximum area? I haven’t received any convincing explanations from my architect on this.
I am currently quite at a loss and would appreciate any help to better understand this or any advice on how to proceed. Thank you very much in advance!
I am currently planning a semi-detached house on a sloped site and have run into a major problem that is causing me a lot of frustration. Maybe someone here can help me understand it better.
Here are the key details:
- Plot size: 217 m² (2337 sq ft), floor area ratio: 0.45 → maximum buildable footprint of 97.65 m² (1051 sq ft).
- No floor space index specified.
- 1 full storey allowed, with a gable roof at 35° pitch (eaves height max. 4.50 m (14.8 ft), ridge height max. 9.00 m (29.5 ft)).
- Currently planned living area: 131 m² (1410 sq ft) (ground floor and attic).
- Balcony: 7.5 m² (81 sq ft); I wanted to make it a bit larger.
My architect strictly refuses to enlarge the balcony, saying that this would exceed the maximum allowable living area. However, he does not explain in detail how this limit on the maximum living area is calculated. There seems to be an absolute limit that, according to him, must not be exceeded. I understand that the ground floor footprint is clearly restricted by the floor area ratio (97.65 m² (1051 sq ft)). But how is the maximum possible living area in the attic calculated? The eaves height, ridge height, and roof pitch naturally limit the usable space—but what is the basis for determining this maximum area? I haven’t received any convincing explanations from my architect on this.
I am currently quite at a loss and would appreciate any help to better understand this or any advice on how to proceed. Thank you very much in advance!
baulaie89 schrieb:
Thank you. According to the architect, the balcony is counted at 50%. Is it correct that balconies are included in the “gross floor area to be accounted for,” meaning they belong to the main building rather than to ancillary structures?I wrote it here:ypg schrieb:
The second floor area ratio, meaning the additional allowance for ancillary structures, cannot be applied because the balcony is part of the house and not pathways, garages, or ancillary buildings.baulaie89 schrieb:
He also said he had to remove the canopy (see example photo below) at the entrance because it was no longer allowed due to the floor area ratio.Yes, that belongs to the house as well.baulaie89 schrieb:
Or rather, when does a balcony belong to the main building and when to ancillary structures?A balcony of a house belongs to the house itself, just like a terrace. So it is part of the main building. Ancillary structures include carports, garages, garden sheds, and their driveways and pathways.B
baulaie8911 Jan 2025 23:49ypg schrieb:
Here is what I wrote:
Yes, it is also part of the house.
A balcony belongs to the house, just like a terrace. So, it is part of the main building.
Ancillary structures include carports, garages, or a garden shed, as well as their driveways and paths. THANK YOU! Unfortunately, the laws do not clearly define where a balcony belongs, and that causes confusion.
baulaie89 schrieb:
Thank you. According to the architect, the balcony is counted at 50%.However, this is probably due to the full-storey calculation, and I assumed 25%. Anything built over the base footprint is counted one-to-one, including roof overhangs larger than 50 cm (20 inches).
It is also mentioned here, but with the old balcony dimensions. I would omit the balcony anyway, as no one really needs it when there is a garden. However, leaving it out does not make a difference.
I wouldn’t worry about the missing entrance canopy either.
I would reduce the size of the pantry slightly and give more space to the cloakroom.
I wouldn’t worry about the missing entrance canopy either.
I would reduce the size of the pantry slightly and give more space to the cloakroom.
H
hanghaus202312 Jan 2025 10:20In my opinion, everything is quite well thought out. What I would seriously reconsider is the open space and the open staircase. It may look nice, but the connection to the upper floor is often not that good. I had the same setup and later changed it. One more room and finally peace in the living room.
I don’t really like it when I want to watch TV and someone is constantly walking up and down the stairs.
I don’t really like it when I want to watch TV and someone is constantly walking up and down the stairs.
H
hanghaus202312 Jan 2025 10:27Utility room in the open space. Going down to the basement every time is not very convenient.
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