ᐅ Fill material / soil fill / embankment
Created on: 15 May 2016 23:57
C
corumbikoC
corumbiko15 May 2016 23:57Hello experts,
Federal state: NRW
The situation is as follows:
A plot of about 400 sq m (4305 sq ft) on a slight slope is allowed to be built on according to §34 (similar to neighboring buildings); no development plan is available.
- A soil report has been carried out => soil is load-bearing, foundation is possible.
A larger plot was subdivided at some point, so the mentioned plot is one of the newly created smaller parcels. A detached single-family house is planned, dimensions 10 x 9 meters (33 x 30 feet), with a sufficiently large building envelope for this.
- Elevation measurements by a surveyor and, based on the recorded heights, floor plans and draft site plan already designed by the architect reveal that …
… the spot on the ground floor where the client absolutely wants an exit to the future terrace from the living room is, due to the “max. 1 meter (3.3 feet) fill” regulation, not legally suitable for this purpose!
Reason:
- Due to the slope, about 1 meter (3.3 feet) of fill over the current “NATURAL” ground surface must be applied at the building foundation level according to required height specifications. This newly created ground level would then become the future terrace.
- Because of the height difference between the right side of the building envelope (located at the boundary with the neighboring property) and this – left – side of the building envelope (located centrally on the plot, so far from property boundaries/neighbors), the foundation on the left side would have to be constructed quite high, resulting in about 70 cm (28 inches) additional height to the floor slab. In other words, the exit door to the terrace would need to be bridged by an external staircase.
- Since such a staircase also constitutes a structural element and would be considered as additional fill by the building authority, it may not be installed because the total fill height would then reach 1.7 meters (5.6 feet), which exceeds the “max. 1 meter (3.3 feet) fill” rule and is therefore prohibited.
A remedy/healing solution is now being sought, (the alternative of completely moving the exit elsewhere is not being considered here).
- Note: Unfortunately, there is no space available for additional setback area triggered by exceeding the “1 meter” fill limit to the neighboring property, so that option is ruled out.
- So far, no communication has been initiated with the authorities regarding the building project on the plot, and no building permit / planning permission application has been submitted.
- Neighbors are also unaware of the described circumstances / situation on the property.
- The elevation data recorded by the surveyor are currently only known to the client, the surveyor, and the architect. No site plan has yet been prepared by the surveyor.
Now to the actual question:
è Consideration:
Abandon the current elevation measurements and building design completely, take a step back, pause the building project.
1. First, without any construction intentions … in the central area of the plot, raise the ground level by about 80 cm (31 inches) by adding soil. Leave it like this initially, do nothing else.
2. Then perform a new baseline elevation survey and, based on that, carry out new building planning, prepare the site plan, and submit the building permit / planning permission application.
Viewed this way, the elevations would now be such that although the foundation on the left side of the building envelope still needs to be built relatively high, no “additional” fill would be necessary, allowing for a relatively tall staircase at the exit.
→ The total fill height with the staircase would remain under “1 meter” (3.3 feet).
I would like to know if this concept has a chance of success and what possible obstacles might arise / what should be considered?
Thank you very much.
Regards
Federal state: NRW
The situation is as follows:
A plot of about 400 sq m (4305 sq ft) on a slight slope is allowed to be built on according to §34 (similar to neighboring buildings); no development plan is available.
- A soil report has been carried out => soil is load-bearing, foundation is possible.
A larger plot was subdivided at some point, so the mentioned plot is one of the newly created smaller parcels. A detached single-family house is planned, dimensions 10 x 9 meters (33 x 30 feet), with a sufficiently large building envelope for this.
- Elevation measurements by a surveyor and, based on the recorded heights, floor plans and draft site plan already designed by the architect reveal that …
… the spot on the ground floor where the client absolutely wants an exit to the future terrace from the living room is, due to the “max. 1 meter (3.3 feet) fill” regulation, not legally suitable for this purpose!
Reason:
- Due to the slope, about 1 meter (3.3 feet) of fill over the current “NATURAL” ground surface must be applied at the building foundation level according to required height specifications. This newly created ground level would then become the future terrace.
- Because of the height difference between the right side of the building envelope (located at the boundary with the neighboring property) and this – left – side of the building envelope (located centrally on the plot, so far from property boundaries/neighbors), the foundation on the left side would have to be constructed quite high, resulting in about 70 cm (28 inches) additional height to the floor slab. In other words, the exit door to the terrace would need to be bridged by an external staircase.
- Since such a staircase also constitutes a structural element and would be considered as additional fill by the building authority, it may not be installed because the total fill height would then reach 1.7 meters (5.6 feet), which exceeds the “max. 1 meter (3.3 feet) fill” rule and is therefore prohibited.
A remedy/healing solution is now being sought, (the alternative of completely moving the exit elsewhere is not being considered here).
- Note: Unfortunately, there is no space available for additional setback area triggered by exceeding the “1 meter” fill limit to the neighboring property, so that option is ruled out.
- So far, no communication has been initiated with the authorities regarding the building project on the plot, and no building permit / planning permission application has been submitted.
- Neighbors are also unaware of the described circumstances / situation on the property.
- The elevation data recorded by the surveyor are currently only known to the client, the surveyor, and the architect. No site plan has yet been prepared by the surveyor.
Now to the actual question:
è Consideration:
Abandon the current elevation measurements and building design completely, take a step back, pause the building project.
1. First, without any construction intentions … in the central area of the plot, raise the ground level by about 80 cm (31 inches) by adding soil. Leave it like this initially, do nothing else.
2. Then perform a new baseline elevation survey and, based on that, carry out new building planning, prepare the site plan, and submit the building permit / planning permission application.
Viewed this way, the elevations would now be such that although the foundation on the left side of the building envelope still needs to be built relatively high, no “additional” fill would be necessary, allowing for a relatively tall staircase at the exit.
→ The total fill height with the staircase would remain under “1 meter” (3.3 feet).
I would like to know if this concept has a chance of success and what possible obstacles might arise / what should be considered?
Thank you very much.
Regards
Similar topics