ᐅ Building height of 8.5 meters with a basement and two full floors?
Created on: 4 Jan 2018 08:10
M
MarcelloHello,
we have purchased a plot of land where the maximum building height is limited to 8.50 m (28 feet). Our currently self-designed dream house includes a basement and two full floors.
The development plan defines the building height as follows: "The maximum building height, measured from the top edge of the ground slab, must not exceed 8.5 m."
My question: Is my following calculation and reasoning correct, or am I making a (beginner) mistake here?
0 m ground slab of basement, as top edge of ground slab = 0 m
+ 2.60 m basement floor height = 2.60 m (8.5 feet)
+ 2.80 m ground floor height = 5.40 m (17.7 feet)
+ 2.80 m upper floor height = 8.20 m (26.9 feet)
+ 0.30 m flat roof = 8.50 m (28 feet)
I have one or two more ideas that I would like to discuss here, but first I need to know if the current calculation is correct at all or if I have already misunderstood something at this point.
[I]
we have purchased a plot of land where the maximum building height is limited to 8.50 m (28 feet). Our currently self-designed dream house includes a basement and two full floors.
The development plan defines the building height as follows: "The maximum building height, measured from the top edge of the ground slab, must not exceed 8.5 m."
My question: Is my following calculation and reasoning correct, or am I making a (beginner) mistake here?
0 m ground slab of basement, as top edge of ground slab = 0 m
+ 2.60 m basement floor height = 2.60 m (8.5 feet)
+ 2.80 m ground floor height = 5.40 m (17.7 feet)
+ 2.80 m upper floor height = 8.20 m (26.9 feet)
+ 0.30 m flat roof = 8.50 m (28 feet)
I have one or two more ideas that I would like to discuss here, but first I need to know if the current calculation is correct at all or if I have already misunderstood something at this point.
[I]
You are referring to a three-story building. I don’t think that is allowed with the stated ridge height. Please check on that.
Also, a completely above-ground basement wouldn’t really be a basement.
If you bury it so that it only protrudes about 1.40 m (4 ft 7 in) above ground on average, you reduce everything, but this is just a brief note.
Also, a completely above-ground basement wouldn’t really be a basement.
If you bury it so that it only protrudes about 1.40 m (4 ft 7 in) above ground on average, you reduce everything, but this is just a brief note.
Hello ypg,
thanks for your quick reply. The basement will be mostly underground. Although the terrain slopes, we plan it so that only on the northeast side (the side facing away from the street and towards the garden) the basement will extend about 1.00 m to 1.20 m (3.3 to 4 feet) above ground. The other three sides will be backfilled.
I have already checked the regulations for my federal state (Thuringia) and read the definition of a storey/full storey. In my opinion, our basement would not count as a full storey (even considering the storey height and the fact that it is intended as a living basement).
Otherwise, you are right. The development plan only allows 2 full storeys. So this is an important issue.
Regarding your actual answer: You wrote "if I bury the basement, everything decreases" – does that mean the building height (i.e., ridge height) is measured from ground level and not from the top edge of the basement slab? Then a hipped roof would be possible (which I would prefer over a flat roof for personal taste).
thanks for your quick reply. The basement will be mostly underground. Although the terrain slopes, we plan it so that only on the northeast side (the side facing away from the street and towards the garden) the basement will extend about 1.00 m to 1.20 m (3.3 to 4 feet) above ground. The other three sides will be backfilled.
I have already checked the regulations for my federal state (Thuringia) and read the definition of a storey/full storey. In my opinion, our basement would not count as a full storey (even considering the storey height and the fact that it is intended as a living basement).
Otherwise, you are right. The development plan only allows 2 full storeys. So this is an important issue.
Regarding your actual answer: You wrote "if I bury the basement, everything decreases" – does that mean the building height (i.e., ridge height) is measured from ground level and not from the top edge of the basement slab? Then a hipped roof would be possible (which I would prefer over a flat roof for personal taste).
Marcello schrieb:
The development plan defines the building height as follows: "The maximum building height, measured from the top edge of the ground slab, must not exceed 8.5 m (28 feet)." Is that all the development plan specifies about heights and their reference points? It would be helpful to have the full textual regulations and a section of the graphical part.
Are only flat roofs permitted? If not, I assume the reference point refers to the top edge of the ground floor slab.
Hello Escroda,
no, that is not everything the development plan says about heights and reference points, but in my opinion, the other details refer to the eaves height.
There are no restrictions on roof types, so yes, flat roofs are allowed (and I guess that’s why they allow a basement plus 8.50 m (28 feet) ridge/building height).
I have attached a collage from my development plan that includes all the important information about my plot within the building area. If you or anyone else needs more information, please feel free to ask. At the moment, this is, in my opinion, all that I received when purchasing the plot or what is publicly available on the city’s website.
no, that is not everything the development plan says about heights and reference points, but in my opinion, the other details refer to the eaves height.
There are no restrictions on roof types, so yes, flat roofs are allowed (and I guess that’s why they allow a basement plus 8.50 m (28 feet) ridge/building height).
I have attached a collage from my development plan that includes all the important information about my plot within the building area. If you or anyone else needs more information, please feel free to ask. At the moment, this is, in my opinion, all that I received when purchasing the plot or what is publicly available on the city’s website.
Without complete textual specifications and a detailed section of the plan drawing, it remains speculative, but I see confirmation of this in the above zoning plan excerpts: the reference point for building height is the top edge of the ground floor slab, not the basement floor slab; otherwise, the eave height of 6m (20 feet) above street level would not make sense. Depending on the base height, floor height, and roof design (knee wall, roof pitch, hip/gable roof), you have 2m to 3m (6.5 to 10 feet) of height available for a roof with sloped roof surfaces.
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