Hello everyone,
In our development plan (NRW, single-story construction), it is specified that secondary building elements, bay windows, and conservatories are exempt from the specified roof pitches.
The eave height is set at 4.50 meters (14.8 feet). However, the development plan does not mention whether, for example, bay windows are exempt from the eave height restriction. Although it doesn’t really make sense to build a bay window in the attic with an eave height of only 4.5 meters (14.8 feet)...
Can you help clarify how this is usually handled when nothing is stated about it in the development plan?
In our development plan (NRW, single-story construction), it is specified that secondary building elements, bay windows, and conservatories are exempt from the specified roof pitches.
The eave height is set at 4.50 meters (14.8 feet). However, the development plan does not mention whether, for example, bay windows are exempt from the eave height restriction. Although it doesn’t really make sense to build a bay window in the attic with an eave height of only 4.5 meters (14.8 feet)...
Can you help clarify how this is usually handled when nothing is stated about it in the development plan?
Matze999 schrieb:
Does the eaves height also have to be considered here, since roof extensions are not explicitly excluded in the development plan? Roof extensions do not have a separate eaves height and are usually exempt from roof pitch requirements – only rarely are additional specifications made for dormer roof pitches and ridge directions.
Matze999 schrieb:
What about roof extensions then (see attached photo)? However, you need to clarify whether you are asking about “roof extensions” or “see attached photo”: a dormer is a type of roof extension; what is shown in the picture is more likely a cross gable. At the bottom of the picture, you can see a single row of roof tiles aligned with the roof overhang, but the front of the (only seemingly) extension continues the exterior wall of the floor below. This distinction may be missed at first glance but, in my opinion, prevents it from being legally classified as a “roof extension.”
From my point of view, the example is more of a roof piercing than a roof extension and therefore, as a wall height comparable to the eaves height, must comply with that limitation.
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11ant schrieb:
Of course, bay windows are also possible in attics OK, bay windows are also possible in attics. Whether or not the one in #4 is actually a bay window cannot be determined from the photo. I rather suspect it is a dormer. But that doesn’t really matter, because even if it is a bay window, it is no longer subordinate and therefore I tend to consider it not permissible. However, the development plan in §3 (6) regarding setback floors waives the eaves height restriction, so a skilled architect might still be able to get approval for a dormer from the planning authority.
Matze999 schrieb:
Does the eaves height have to be observed there as well, since roof structures are not explicitly exempted in the development plan? No, if it is actually a roof structure and §2 (5) of the local building regulations from the development plan is observed.
ypg schrieb:
Are secondary structural elements always mentioned in the development plan / zoning plan?
And dormers... #6 is a dormer, also a secondary structural element...
Maybe ask your local building authority!I’m also wondering whether the eaves height of secondary structural elements really has to be specified in the development plan / zoning plan, or if this might be regulated by another law.
11ant schrieb:
Roof structures generally do not have their own eaves height and are usually exempt from roof pitch requirements — only rarely are specific rules given for dormer roof pitches and ridge directions.
However, you need to clarify whether you are asking about “roof structures” or “see attached photo”: eOur primary goal is to build a bay window on the ground floor and then extend it upwards. However, if this is not possible, the alternative is to install a dormer in the attic. Based on what you describe, that should be possible since dormers typically do not have an eaves height.
Matze999 schrieb:
the eave height of subordinate components ... to my knowledge does not exist. Of course, a dormer can also have an eave in the sense of a rain gutter, but the eave height in a building regulation context refers to the imaginary line where the exterior wall meets the roof surface, related to the main building structure itself and not to individual add-ons.
Escroda schrieb:
because even if it is a bay window, it is no longer subordinate Why do you think it is not subordinate even then?
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11ant schrieb:
Why do you think it isn’t the case then? Because the component in the photo significantly shapes the appearance of the building and also considerably increases the living area.
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