Hello everyone,
we are complete beginners both to this forum and to the topic of house construction.
We have been offered a plot of land that is located within a designated outer building area. We have received the zoning plan, which I am attaching as an image file. In the plan, we do not find any information about floor space index or plot ratio – so what is actually allowed? Also, we do not understand the terms in building method 3.1.1 (basement + ground floor + attic) and building method 3.2.2 (ground floor + upper floor) regarding the phrase "knee wall not permitted."
How should I interpret this – or what could we build with this zoning plan? Sorry for the ignorance; maybe someone here can help us.
Kind regards
we are complete beginners both to this forum and to the topic of house construction.
We have been offered a plot of land that is located within a designated outer building area. We have received the zoning plan, which I am attaching as an image file. In the plan, we do not find any information about floor space index or plot ratio – so what is actually allowed? Also, we do not understand the terms in building method 3.1.1 (basement + ground floor + attic) and building method 3.2.2 (ground floor + upper floor) regarding the phrase "knee wall not permitted."
How should I interpret this – or what could we build with this zoning plan? Sorry for the ignorance; maybe someone here can help us.
Kind regards
FAMLWGN schrieb:
The plan does not include information on floor area ratio or plot ratio – so what is actually allowed? In my opinion, whatever fits with the external appearance.
In rural zones, it would be advisable to submit a preliminary building inquiry.
As far as I know, in rural zones building is only permitted if you run an agricultural business or rural trade. I must admit, I don’t quite understand the first sentence as it stands.
So if you are allowed to build without a business, then
FAMLWGN schrieb:
We also don’t understand the term "knee wall not allowed" in building methods 3.1.1 (basement + ground floor + attic) and 3.2.2 (ground floor + upper floor). Regarding 3.1.1, if the slope exceeds 1.50 m (5 feet), the basement (open cellar) plus ground floor as full storey, and attic converted without a knee wall are allowed. That means no external knee wall, but internally you can roof down the walls. Dormer windows for natural light are permitted as described.
For 3.2.2, two full storeys are permitted but no converted attic, and therefore no dormers are needed.
3.2.1 allows a 0.8 m (0.8 yards) knee wall. It’s not much, but some companies, e.g. Heinz von Heiden, build according to that. Internally, you can roof down the walls so you can at least sit up in bed.
Everything else should be self-explanatory. If not, please ask.
Do you have a slope on the property? How large is it?
FAMLWGN schrieb:
We are complete beginners regarding this forum and the topic of house building.
We have been offered a plot of land that falls under an outer zoning ordinance.
We have received the development plan, which I am attaching as an image file. I am quite an old-timer in this forum ;-) and even work professionally in house construction, but this is the first time I hear about a development plan in an outer zone. Outer zones and development plans are actually contradictory. An outer zone is characterized by the fact that almost nobody is allowed to build almost anything there, simply put: farms only for farmers, forest huts only for foresters, hunting lodges only for hunters, power lines for the public, and otherwise mainly almost nothing, with only very small exceptions. A classic development plan including graphic parts would have been very interesting, even though such a plan could not really exist in this context. What you attached are excerpts from the “textual stipulations” of such a plan. Floor area ratio and plot ratio would surprise me even more in the context of hectare-sized ordinary plots *LOL*, and here they are even more unnecessary.
Who are you (charcoal burner, glassblower, …) that you are even allowed to run a business in the outer zone and live there???
FAMLWGN schrieb:
Also, we do not understand the term “knee wall not allowed” under building method 3.1.1 (basement + ground floor + attic) and 3.2.2 (ground floor + upper floor). 3.1 applies when the elevation change of the land within the house footprint and measured along the house depth is steeper than one and a half meters (about 5 feet). Then a basement is allowed here, and the ground floor on the uphill side may start 0.3 meters (1 foot) above the natural ground level; 3.2 applies if the slope is gentler than this measure. Then no basement is permitted (i.e., there is either a cellar below the ground floor or just a slab-on-grade) and above the ground floor there is an attic that can be developed with a rather symbolic knee wall (3.2.1) or an upper floor and an attic with practically no knee wall. To compensate for the upper floor instead of only an attic, the roof pitch here is designed to be shallower. The gables are classically planned on the short sides of the house, and clearly elongated floor plan proportions are preferred. The “square townhouse” is therefore explicitly excluded here. Also, dormers are always mentioned, not cross-gables or captain’s gables—which are absolutely out of the question here; such profane building elements would be personally banned by Maria from Bavarian meadows ;-)
The “knee wall not allowed” means that, in contrast to the symbolically permitted small knee wall of the habitable attic, the attic above the upper floor of a two-story house must have its roof base sitting directly, sharply against the upper floor ceiling without any gap—end of story, apples, amen.
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