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
A
Alex19011023 Jul 2019 15:11ypg schrieb:
You can create a modern mezzanine by slightly reducing the size of utility rooms and possibly using timber stud framing.
Living areas open to above. Bedrooms can handle a ceiling height of 2.40m (7 ft 10 in).
We don’t know how many people the project is designed for, but it sounds exciting.
Would you like to share and be part of it? With photos and the initial floor plan discussion? Do you have a rough sketch or image of what you mean with timber studs and a mezzanine? I couldn’t find anything under those keywords and can’t quite imagine it. The project is planned for a maximum of four people, although family planning is just starting. I’m happy to share some updates here once things get more concrete and ideas turn into feasible plans.
A
Alex19011023 Jul 2019 15:14kbt09 schrieb:
Room height 230 cm (7 ft 7 in) … you should also check if there are minimum requirements for living spaces. How tall are you? And with something like this, you might also need to consider the alignment of window recesses, etc., as well as any intended use of roller shutters. Thanks for the tip. I’m quite tall at almost 2 m (6 ft 7 in). Currently, our apartment has ceiling heights of 235 cm (7 ft 9 in), and I find that completely satisfactory for bedrooms, at least under these conditions it doesn’t bother me.
Alex190110 schrieb:
Would you have a rough sketch or picture showing what you mean by wood studs and a gallery? I couldn’t find anything under those keywords and can’t quite imagine it. The project is designed for a maximum of 4 people, although family planning hasn’t started yet. I’ll gladly share something here as soon as it gets more concrete and the ideas take shape into something feasible.Well, I’m talking about modern residential construction – there are rarely specific keywords for that.
kbt09 schrieb:
My virtual architecture software uses a standard story height of 285 cm (112 inches), including the floor structure, which means 570 cm (224 inches) without the slab and roof. So... now it’s "only" 230 cm (91 inches), which is 2 × 20 cm (8 inches) less... so 570 minus 40 equals 530 cm (209 inches), plus slab and roof.
This is just guesswork, and you also have to keep in mind that you won’t be able to choose standard cabinets with a height of 240 cm (94 inches) anymore.
kbt09 schrieb:
So.. now just 230 cm (7 ft 7 in), that’s 2x20 cm (2x8 inches) less… so 570-40 = 530 plus floor slab and roof.
That’s fiddling around, and you have to consider that you won’t be able to choose standard-height cabinets of 240 cm (7 ft 10 in) anymore. But Kerstin...
That might seem bad to you, but you can live without a 2.40 m (7 ft 10 in) ceiling height.
We only have 2.35 m (7 ft 9 in) in the bedroom… so what?
And in the dressing room, there are only sloped ceilings… so what?
That’s not a big deal. You can create storage space elsewhere per linear meter instead of going higher.
And life without a Pax wardrobe system is possible too. It might be only half as much fun, but then you get a pug, and everything is wonderful again.
It might not be ideal, but who wants to live in perfection?
You just have to accept it and find other outlets.
Let’s wait and see what an architect comes up with first.
Alex190110 schrieb:
then it should already be legally bindingI did some more research. The development plan became legally binding almost exactly a year ago. Apparently, they just forgot to upload it to the geoportal. Unfortunately, the available documents are not up to date, but I don't believe any significant changes have been made. Alex190110 schrieb:
I think I'll try the gallery idea.In my opinion, not a good idea – it’s complicated and against the city planners’ intentions. I think an architect will discourage you from pursuing this. Are there no more plots left in WA 5?
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