ᐅ Single-family detached house, urban villa style with a hipped roof – visually single-story appearance
Created on: 17 May 2019 11:21
M
Momarx89
Hello everyone,
I am not an architect and only have limited knowledge on this topic.
My family and I want to build a single-family house in 38108 Braunschweig, but we have already faced several setbacks.
We have now planned and signed a contract twice with a developer for a single-family house in the style of an urban villa with a hipped roof (two stories).
Unfortunately, the local building authority has rejected the building permit / planning permission because the building does not fit the surroundings, where only single-story houses with gable roofs are present. The development plan from 1954 does not specify anything except a building envelope of 10m x 10m (33ft x 33ft).
We have spoken with the official responsible at the building authority, and he said it would be sufficient if the house appears to be single-story from the outside, while still being classified as two stories in calculations.
This is the question I’m struggling with—I can’t quite understand what he means and he did not provide any further explanation. Our architect is now working on how to adjust the design, but I thought the wealth of knowledge and experience in this forum might be able to help us.
I am familiar with the definition of number of stories according to Lower Saxony’s (NDS) regulations: two-thirds of the ground floor must have a ceiling height below 2.20 m (7.2 ft).
I hope this explanation makes sense.
I look forward to answers that I can understand, as I am a layperson.
Many thanks,
Marc
I am not an architect and only have limited knowledge on this topic.
My family and I want to build a single-family house in 38108 Braunschweig, but we have already faced several setbacks.
We have now planned and signed a contract twice with a developer for a single-family house in the style of an urban villa with a hipped roof (two stories).
Unfortunately, the local building authority has rejected the building permit / planning permission because the building does not fit the surroundings, where only single-story houses with gable roofs are present. The development plan from 1954 does not specify anything except a building envelope of 10m x 10m (33ft x 33ft).
We have spoken with the official responsible at the building authority, and he said it would be sufficient if the house appears to be single-story from the outside, while still being classified as two stories in calculations.
This is the question I’m struggling with—I can’t quite understand what he means and he did not provide any further explanation. Our architect is now working on how to adjust the design, but I thought the wealth of knowledge and experience in this forum might be able to help us.
I am familiar with the definition of number of stories according to Lower Saxony’s (NDS) regulations: two-thirds of the ground floor must have a ceiling height below 2.20 m (7.2 ft).
I hope this explanation makes sense.
I look forward to answers that I can understand, as I am a layperson.
Many thanks,
Marc
I find it unacceptable that an official decides whether something fits into the surroundings or not. Our house is located right at the edge of the forest, and there is a house on the street that looks exactly like the one we want to build. I am already considering collecting signatures from the nearby residents or something similar.
Well, if it has to be a gable roof, then with the highest possible knee wall. Is it still possible to use the space upstairs to at least store a few boxes?
My biggest concerns are that it will be more expensive than expected, which would be the worst-case scenario. We simply cannot afford any more costs, neither financially nor in terms of redesign.
Well, if it has to be a gable roof, then with the highest possible knee wall. Is it still possible to use the space upstairs to at least store a few boxes?
My biggest concerns are that it will be more expensive than expected, which would be the worst-case scenario. We simply cannot afford any more costs, neither financially nor in terms of redesign.
As @Escroda wrote, the official didn’t act arbitrarily. For Section 34, you usually check with the building authority first to see what is possible. If they say no, then it’s not allowed.
Take your exterior dimensions and try drawing a gable roof on it with a knee wall height of 120 or 180 cm (47 or 71 inches). Did they specify how steep the roof should be? With that depth, you will have more than enough storage space under the roof.
Look for pictures with dormers, third or fourth gables, and high knee walls. Clarify what is permitted. It takes time and money to get approval for a townhouse with uncertain chances of success. Roof slopes are not a problem; skylights can be avoided.
Take your exterior dimensions and try drawing a gable roof on it with a knee wall height of 120 or 180 cm (47 or 71 inches). Did they specify how steep the roof should be? With that depth, you will have more than enough storage space under the roof.
Look for pictures with dormers, third or fourth gables, and high knee walls. Clarify what is permitted. It takes time and money to get approval for a townhouse with uncertain chances of success. Roof slopes are not a problem; skylights can be avoided.
Momarx89 schrieb:
I find it unacceptable that an official decides whether something fits into the surroundings or not. Ah, so that’s what’s going on. Go and tell them that. Then the 20cm (8 inch) building boundary overrun will also become a problem.
Momarx89 schrieb:
because only single-story houses with pitched roofs are there. Momarx89 schrieb:
and on the street, there is a house that looks exactly like the one we want. So what is it then? Does the person at the planning office know this? Is it apparent from the building permit / planning permission application?
Momarx89 schrieb:
I’m already thinking of collecting signatures from the neighboring residents or something like that. Yes, our village should look nicer.
Better document the nearby and also the wider surroundings with photos. And if you find more than just that one two-story house, submit a site plan with the photo references to the authorities and arrange a meeting with the case officer and the department head.
Momarx89 schrieb:
can the space upstairs still be used to store at least a few boxes? Absolutely, as I already said, it will be even more usable than with a tent roof.
H
hampshire19 May 2019 19:21Trying to enforce a house design against building authority staff is unpractical. The person at the building department is doing their job when deciding what looks appropriate and what does not. They gave you a hint about some flexibility – so there is room to negotiate. Just avoid attitudes like "I want this anyway" or "everyone else is an idiot." Negotiating means respecting the other party and giving them something in return. Sometimes you’re surprised at what you can achieve this way.
The suggestion from [USER=9254]@haydee to present a few pictures to explore the possible flexibility is very pragmatic and effective. If needed, you can also arrange an on-site meeting where you show the other city villa in the neighborhood to the person you are dealing with.
The suggestion from [USER=9254]@haydee to present a few pictures to explore the possible flexibility is very pragmatic and effective. If needed, you can also arrange an on-site meeting where you show the other city villa in the neighborhood to the person you are dealing with.
This is starting to come across as somewhat unpleasant and a bit subjective pessimism.
It’s not just about blaming others; you’re also questioning someone’s authority.
More than what you can fit under a hip roof.
... how large is the house again? Setting that aside, a pitched roof isn’t the most expensive roof type; usually, it’s cheaper than a hip roof. But if necessary, the house will have to be built smaller.
It is what it is... @Escroda gave good advice... Still, it was your responsibility.
If a three-story building is constructed next to you because the owners want it that way and the building authority just has bureaucrats who approve everything without question, you’d certainly not be happy about that.
Momarx89 schrieb:
I find it unacceptable that a public official decides whether something fits into the surroundings
It’s not just about blaming others; you’re also questioning someone’s authority.
Momarx89 schrieb:
Alright, if it has to be a pitched roof then with the highest possible knee wall, can you still use the space upstairs to at least store a few boxes?
More than what you can fit under a hip roof.
Momarx89 schrieb:
My biggest concern is that it will become more expensive than before—that would be the worst-case scenario. We simply can’t afford more, neither financially nor in terms of redesigning.
... how large is the house again? Setting that aside, a pitched roof isn’t the most expensive roof type; usually, it’s cheaper than a hip roof. But if necessary, the house will have to be built smaller.
It is what it is... @Escroda gave good advice... Still, it was your responsibility.
If a three-story building is constructed next to you because the owners want it that way and the building authority just has bureaucrats who approve everything without question, you’d certainly not be happy about that.
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