ᐅ Bungalow with a special zoning plan ... any other ideas?

Created on: 22 Jul 2019 14:51

Alex190110

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

Escroda23 Jul 2019 20:00

#31

ypg schrieb:

Finally, a realistic plot for a bungalow here, and Escroda recommends a two-story build

I don’t understand that.

kaho674 schrieb:

Is there coincidentally a usable slope?

No. On the contrary, the plot actually rises slightly (estimated 30cm (12 inches) over 10m (33 feet)). But every centimeter matters for this project.

Alex190110 schrieb:

I would prefer a clear rejection of the idea rather than not trying at all.

Then try your luck. I consider it a waste of time and money. After all, you need a custom design that goes against the local development plan’s intentions but is legally unassailable. And in the end, you get outdated floor-to-floor heights: 20cm (8 inches) above ground + existing ground 10cm (4 inches) above reference level + intermediate ceiling minimum 30cm (12 inches) + roof minimum 30cm (12 inches) = 90cm (35 inches); leaving 4.60m (15 feet) for two stories. That would require a very generous interpretation of §46 of the North Rhine-Westphalia building code to get approval.

kaho67423 Jul 2019 21:12

#32

I am not a fan of trying to bend the zoning plan at all costs. The urban planners’ goal is very clear. If everyone follows the rules, everyone benefits. Here, you don’t have to worry about someone building a high-rise next door. That’s a positive aspect. But you have to accept some limitations for that.
If it were my property, I would fully comply with the zoning plan—perhaps including a partial basement for utility and technical rooms. Otherwise, I would look for an architect who is a fan of Bauhaus and can design something great for me, rather than forcing myself into compromises.

haydee23 Jul 2019 22:37

#33

I would plan a standard bungalow. Anything else just costs extra to fully utilize the 5.50 meters (18 feet) limit. At most, the plot might be too small.

Alex19011024 Jul 2019 08:26

#34

Escroda schrieb:

I don’t understand.

No. On the contrary, the plot actually slopes upward slightly (estimated 30cm (12 inches) over 10m (33 feet)). But with this project, every centimeter counts.

Then try your luck. I consider it a waste of time and money. After all, a custom design must be created that contradicts the intentions of the development plan but is legally unassailable. And in the end, you will have outdated floor heights: 20cm (8 inches) above ground + existing ground 10cm (4 inches) above reference level + intermediate ceiling at least 30cm (12 inches) + roof at least 30cm (12 inches) = 90cm (35 inches); leaving 4.60m (15 feet) for two floors. This would already require a generous interpretation of §46 of the North Rhine-Westphalia building regulations to be approved.

What does "existing ground 10cm (4 inches) above reference level" mean? Does this mean that 10cm (4 inches) of soil needs to be removed?

Alex19011024 Jul 2019 08:35

#35

kaho674 schrieb:

I'm not a fan of trying to bypass the zoning plan at all costs. The city planners have a clear goal. If everyone follows it, everyone benefits. Here, you don’t have to worry about someone building a high-rise next door. That’s something. You just have to accept some restrictions.
If it were my property, I would fully comply with the zoning plan—maybe a partial basement for utility and technical rooms. Otherwise, I would look for an architect who loves Bauhaus style and can design something great, rather than forcing myself to compromise.

I don’t want to break the zoning plan; my ideas just push the limits of what’s possible. Most people only build once in their life, and I want to get the best outcome for my future. Overall, the city planners’ goal remains unchanged because the allowed building height won’t be exceeded. This means that without the gallery idea, the neighbor’s home can still be that tall for the living and dining areas, and it will visually step down compared to other buildings, since those will be two stories with pitched roofs and a ridge height up to 4m (13 feet).

ypg24 Jul 2019 08:36

#36

Escroda schrieb:

I don’t understand.

...because you are also talking about a two-story building and assume...
I am referring to an actual single-story bungalow... and possibly a built-in gallery area.

ᐅ Bungalow with a special zoning plan ... any other ideas?

Reaktionen