ᐅ Issues with Dormer Width in Semi-Detached Houses

Hello friends

I have a small problem. We are extending an existing semi-detached house (each semi-detached unit is 7 meters (23 feet) wide). During the entire planning phase, a dormer measuring 3 meters (10 feet) wide was planned. Dormers of this size can also be found on neighboring houses in the area (same planning regulations). But not on the immediate neighbor’s house.
Yesterday, I had a phone call with the architect, who pointed out the planning regulations:

“The total width of dormers on each side of the building must not exceed half of the building’s width, and the width of each individual dormer must not be more than one third of the building’s width. The maximum dormer width is set at 3.0 meters (10 feet).
Side gables are allowed with a maximum width of half the building’s width. The combined width of dormers and side gables must not exceed half of the building’s width. The wall height of the side gables and the main building must be identical. The ridge of the side gables must be at least 1.0 meter (3 feet) below the ridge of the main building.”

According to this, the dormer would have to be 2.30 meters (7.5 feet) wide. I wonder how the neighbors managed to do it. All neighbors received their building permits via the simplified procedure.
Could it be that if the dormer extends over two rooms, it is counted as two separate dormers?

Does anyone here perhaps have an explanation?
Best regards

That means your "dormer" would need to be consistently declared as a "side gable" in the building permit / planning permission to stay within a maximum of half the wall length, which is 3.5 meters (11.5 feet). For the correct technical distinction between a dormer and a side gable, @Escroda could certainly provide input.

Sedax182 schrieb:

Does anyone here possibly have an explanation?

In my opinion, your pictures do not show a dormer. A dormer is built on top of the roof rafters.
I believe this is more likely a transverse gable and would therefore be covered by the regulations for secondary gables.

You cannot see from here what the neighbors have or how wide it is.

guckuck2 schrieb:

In my opinion, your pictures do not show a dormer. A dormer is built onto the rafters of the roof.
I think this is more accurately described as a transverse gable and would therefore fall under the regulations for secondary gables.

You can’t see what the neighbors have or how wide it is here

It looks the same at the neighbors’ houses.
I didn’t want to take pictures of other people’s homes specifically.

I assume that by "side gable," a cross-gable is meant. A cross-gable differs from a dormer in that it is structurally supported directly on the exterior wall of the floor below, whereas a dormer is a roof extension built on the rafters. In terms of building regulations, for example concerning setback distances, a minimum offset from the exterior wall of one row of bricks or 50cm (20 inches) is often required.

Sedax182 schrieb:

A dormer of that size can also be found at the surrounding neighbors (same development plan).

"A dormer" is singular, while "surrounding neighbors" is plural. Are there multiple dormers in the area, where the exact same textual regulations apply, that do not comply with these requirements?

Sedax182 schrieb:

I wonder how the neighbors managed that.

You will probably have to ask the neighbors yourself.

Sedax182 schrieb:

All neighbors obtained their building permits through the simplified process.

How do you know that?
Do you actually mean the simplified approval procedure according to §66, or perhaps the exemption procedure according to §67 of the state building code?

Sedax182 schrieb:

Could it be that if the dormer extends over two rooms, it is considered two separate dormers?

No.

Sedax182 schrieb:

Does anyone here possibly have an explanation?

How old is the development plan? If there are good reasons, exemptions from the stipulations of the development plan can be granted. Simply ask the neighbors or their design authors.

Sedax182 schrieb:

I did not necessarily want to photograph other people’s houses.

That does not make it easier to provide an answer.

Escroda schrieb:

I assume that by "side gable" you mean a dormer roof extension. A dormer roof extension differs from a dormer window in that it structurally rests on the exterior wall of the floor below, while a dormer window is constructed on the roof rafters. In building regulations, for example regarding setback requirements, a minimum offset from the exterior wall of one brick course or 50cm (20 inches) is often required.

"One dormer window" is singular, "the surrounding neighbors" is plural. Are there multiple dormer windows in the area, all clearly subject to the same textual regulations, that do not comply with these requirements?

Our plot is located along a bypass road. For all semi-detached houses along this bypass road, the same development plan applies. I asked three neighbors about the width of their dormer windows. Their answer was 3 meters (10 feet).

Escroda schrieb:

You will probably have to ask the neighbors.

How do you know that?
Are you actually referring to the simplified approval procedure according to §66, or perhaps the exemption procedure under §67 of the state building code?

We are aiming for the exemption procedure. One neighbor referred to it as the "simplified procedure."

Escroda schrieb:


How old is the development plan? If there are good reasons, it is possible to obtain an exemption from the stipulations of the development plan. Just ask the neighbors or whoever prepared their designs.

The development plan is 12 years old.
I will visit the municipality on Tuesday to inquire.