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!
B
baulaie8912 Jan 2025 22:00Thanks to everyone for the clarification. My architect was right, and I simply didn’t know better 🙂
We started out with larger balconies and living rooms, which were gradually reduced just before submitting the application, which made me a bit "curious."
Now I can say with a clear conscience that the building plan doesn’t allow for much more, and we have exhausted the possibilities.
We will now move on to the detailed planning of the interior of the house. I’ll create a separate post for more in-depth considerations.
Thanks to all the professionals here 🙂 I’ve become a fan of this forum.
We started out with larger balconies and living rooms, which were gradually reduced just before submitting the application, which made me a bit "curious."
Now I can say with a clear conscience that the building plan doesn’t allow for much more, and we have exhausted the possibilities.
We will now move on to the detailed planning of the interior of the house. I’ll create a separate post for more in-depth considerations.
Thanks to all the professionals here 🙂 I’ve become a fan of this forum.
baulaie89 schrieb:
We initially planned for larger balconies and living spaces, but these were gradually reduced right before the application stage, which made me a bit "curious."
Now I can honestly say that the building plan doesn't allow for much more, and we have maximized the available options. Be happier with your home: try to avoid pushing every limit. Living quality does not come from squeezing the maximum volume of enclosed space out of the building permit / planning permission.
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elster_magic14 Jan 2025 08:49hanghaus2023 schrieb:
In my opinion, everything is quite well thought out.
What I would seriously reconsider is the open space and the open staircase. It might look nice, but the connection to the upper floor often isn’t very effective. I had the same setup and later changed it. I gained an extra room and finally have peace in the living room.
I don’t really like it when I want to watch TV and someone keeps walking up and down the stairs. hanghaus2023 schrieb:
Maybe that counts as living space and messes up the whole calculation? Is it common practice to declare open space and then actually use it as living space?
elster_magic schrieb:
Is this common practice? Indicating an air space and then building it as living area anyway?No! That is not allowed. However, this is not stated anywhere here either. Common practice and permitted is, of course, reducing the living area on the upper floor, for example, by including an air space.B
baulaie8914 Jan 2025 14:14Unfortunately, we have fully utilized the living space in the attic. Could we replace the air space with something else without increasing the living area, or are we allowed to convert it into, for example, a storage room? If so, I would naturally want to proceed accordingly.
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