Hello everyone,
We are planning to build a new house and now have some questions regarding the zoning plan.
Maybe you can provide some concrete answers or estimates about the situation.
I will probably visit the local authority again on Friday to clarify some details more specifically.
A brief background and framework:
We own parcel number 2414 and the adjacent plot at the back, which is outlined in purple and marked with a circle for better identification.
The total plot area is approximately 750 sqm (8079 sq ft).
We currently live in the front house on parcel number 2414 and use the rear plot as a large garden.
The street to the north is not yet constructed but was planned for 2020.
Since the current house is an older building from the 1970s with two apartments, we would prefer to build new at the rear. Currently, with two children, we live in only 95 sqm (1023 sq ft). As my wife is self-employed and has a home office, the kids only have one shared bedroom, so it is quite cramped.
The street has been planned for many years; now the city has finally acquired the last parcel to enable its construction. According to the municipality, it is expected to be built next year.
So, we took a closer look at the zoning plan. Unfortunately, I am not very pleased with it.
I will try to organize the individual points and questions a bit.
Let’s see how far we get with this thread.
Attached is the relevant excerpt from the plan.
1. It is a mixed-use zone.
2. The maximum number of full stories is set to 1 (mandatory). This means I can only build one full story, and the attic floor may have a ceiling height of 2.2 m (7.2 ft) or more only on up to two-thirds of the area.
3. Roof pitch is specified as 22° - 28° according to the zoning regulations.
4. The important regulation states: “The height of knee walls, measured from the top of the ceiling to the intersection of the outer edge of the masonry with the top of the rafter, must not exceed 0.5 m (20 inches).”
So there is no much leeway here either. This means that the usable attic space will be significantly smaller than the ground floor.
5. Floor area ratio (FAR) = 0.25; I see this as uncritical for our project.
6. Plot ratio = 0.3; also uncritical for us.
7. According to the regulation: “Dormer extensions on main buildings are only permitted with flush-mounted windows.” For me, this means dormers are not allowed, only roof windows.
We had considered building a house with a ground floor plus upper floor. Also with some knee wall upstairs, but 0.5 m (20 inches) is quite tight. This causes a significant loss of usable area in the upper floor, so I would need to make the ground floor larger.
We are planning a house of about 130 sqm (1399 sq ft) for a family of four, including a home office.
Currently, we have three rough ideas:
1. Ground floor + upper floor with reduced area. So ground floor slightly larger and upper floor with knee wall. Ground floor maybe about 75 sqm (807 sq ft), upper floor about 60 sqm (646 sq ft). Roof pitch as steep as possible at 28°.
2. Alternatively, basement + ground floor with about 75 sqm (807 sq ft) each and possibly a “cold” attic and gable roof with 22°. In this case, the basement would need living rooms (children’s rooms/home office). Therefore, a basement with good insulation and large basement windows would be required.
3. Or a bungalow with about 125 sqm (1345 sq ft). Advantage: the total living space is slightly smaller as no stairs are needed and one bathroom is sufficient. No intermediate floor. Space under the roof can be used as storage. Disadvantage: large foundation slab and roof, so more plot area is lost.
How would you assess the three options in terms of cost?
We want to build as cost-effectively as possible, without unnecessary extras.
Additional relevant info: the house is planned to meet KFW40 energy standards. Either a controlled mechanical ventilation system or decentralized ventilation system will be installed.
We will definitely do some DIY work: plastering, flooring, electrical installations.
Do you have any other suggestions? Pros and cons?
We also once considered a multi-family house with 3 or 5 units, but after reviewing the zoning plan, this seems definitely off the table.
I expect there will be more threads later as our planning progresses in detail. This is just the initial starting point.
Thanks in advance for your help.
Regards,
Specki
We are planning to build a new house and now have some questions regarding the zoning plan.
Maybe you can provide some concrete answers or estimates about the situation.
I will probably visit the local authority again on Friday to clarify some details more specifically.
A brief background and framework:
We own parcel number 2414 and the adjacent plot at the back, which is outlined in purple and marked with a circle for better identification.
The total plot area is approximately 750 sqm (8079 sq ft).
We currently live in the front house on parcel number 2414 and use the rear plot as a large garden.
The street to the north is not yet constructed but was planned for 2020.
Since the current house is an older building from the 1970s with two apartments, we would prefer to build new at the rear. Currently, with two children, we live in only 95 sqm (1023 sq ft). As my wife is self-employed and has a home office, the kids only have one shared bedroom, so it is quite cramped.
The street has been planned for many years; now the city has finally acquired the last parcel to enable its construction. According to the municipality, it is expected to be built next year.
So, we took a closer look at the zoning plan. Unfortunately, I am not very pleased with it.
I will try to organize the individual points and questions a bit.
Let’s see how far we get with this thread.
Attached is the relevant excerpt from the plan.
1. It is a mixed-use zone.
2. The maximum number of full stories is set to 1 (mandatory). This means I can only build one full story, and the attic floor may have a ceiling height of 2.2 m (7.2 ft) or more only on up to two-thirds of the area.
3. Roof pitch is specified as 22° - 28° according to the zoning regulations.
4. The important regulation states: “The height of knee walls, measured from the top of the ceiling to the intersection of the outer edge of the masonry with the top of the rafter, must not exceed 0.5 m (20 inches).”
So there is no much leeway here either. This means that the usable attic space will be significantly smaller than the ground floor.
5. Floor area ratio (FAR) = 0.25; I see this as uncritical for our project.
6. Plot ratio = 0.3; also uncritical for us.
7. According to the regulation: “Dormer extensions on main buildings are only permitted with flush-mounted windows.” For me, this means dormers are not allowed, only roof windows.
We had considered building a house with a ground floor plus upper floor. Also with some knee wall upstairs, but 0.5 m (20 inches) is quite tight. This causes a significant loss of usable area in the upper floor, so I would need to make the ground floor larger.
We are planning a house of about 130 sqm (1399 sq ft) for a family of four, including a home office.
Currently, we have three rough ideas:
1. Ground floor + upper floor with reduced area. So ground floor slightly larger and upper floor with knee wall. Ground floor maybe about 75 sqm (807 sq ft), upper floor about 60 sqm (646 sq ft). Roof pitch as steep as possible at 28°.
2. Alternatively, basement + ground floor with about 75 sqm (807 sq ft) each and possibly a “cold” attic and gable roof with 22°. In this case, the basement would need living rooms (children’s rooms/home office). Therefore, a basement with good insulation and large basement windows would be required.
3. Or a bungalow with about 125 sqm (1345 sq ft). Advantage: the total living space is slightly smaller as no stairs are needed and one bathroom is sufficient. No intermediate floor. Space under the roof can be used as storage. Disadvantage: large foundation slab and roof, so more plot area is lost.
How would you assess the three options in terms of cost?
We want to build as cost-effectively as possible, without unnecessary extras.
Additional relevant info: the house is planned to meet KFW40 energy standards. Either a controlled mechanical ventilation system or decentralized ventilation system will be installed.
We will definitely do some DIY work: plastering, flooring, electrical installations.
Do you have any other suggestions? Pros and cons?
We also once considered a multi-family house with 3 or 5 units, but after reviewing the zoning plan, this seems definitely off the table.
I expect there will be more threads later as our planning progresses in detail. This is just the initial starting point.
Thanks in advance for your help.
Regards,
Specki
kaho674 schrieb:
No, almost any bungalow with an unfinished cold roof fits, as long as it stays under 188 m² (2024 ft²) of floor area, or did I miss something? But that’s exactly what I don’t want.
I prefer a finished warm roof to save footprint and have a larger garden.
At the moment, we have our two-family house with a double garage on about 1600 m² (0.4 acres) of land. The garden is well used with a children’s playground, 220 m² (2370 ft²) chicken run, 110 m² (1184 ft²) vegetable garden, fruit trees, berry bushes, space for two trailers, barbecue area, etc.
And about 100 m² (1076 ft²) will already be taken by the new house. The less garden we lose, the better. Of course, not at any cost, but as you yourself already said, a bungalow with a cold roof is likely to cost about the same as one with a finished warm roof but less footprint. So it will be option two.
kbt09 schrieb:
@Vicky Pedia ... until yesterday your profile was still public, and it said civil engineer."Gender change online," step 1: make your old profile information "invisible" *LOL* kaho674 schrieb:
Unimaginative pedants who senselessly obsess over definitions for their own sake, just to flaunt their half-knowledge, which nobody really cares about. Half-knowledge needs to be watered three times a day. Watered, not Wetzlar or Fulda. Pinky0301 schrieb:
I quote Wikipedia:
A bungalow is usually a one-story house that can have various roof styles. I have also often read the definition that it is basically any house that reminded colonialists of building styles they saw in Bengal. Maybe some things just don’t make sense to me because, if anything, I only smoke tobacco. kaho674 schrieb:
If Nordstraße is there, the plot would be standard ideal. For some, Ideal Standard is enough; others need a Jacuzzi or Kaldewei *SCNR*https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Vicky Pedia31 Dec 2019 16:35Dear frequent posters, critics, experts, and genuinely interested readers, I wish you all a smooth transition into the new year and a successful 2020!
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