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
Mottenhausen schrieb:
For exactly this situation, clever people came up with the mansard roof townhouse as an emergency solution... You’re good. Do you know how much that costs? The original poster already has no financial leeway left.
I’m also starting to find this discussion a bit overly sentimental.
Dear original poster, maybe someone needs to finally tell you that you have to take responsibility for this yourself. If you want a townhouse, you have to check before buying the land whether it’s allowed to build one there. If there is no zoning plan or development plan, the rule is always that the house must fit into the surrounding area. You can also learn this before purchasing the land from the local building authority. In my opinion, the building officials are actually very generous, as they only require a reasonably visual adaptation to the neighboring buildings. If they make a mistake, you can politely follow up with photos to check if something was overlooked. Otherwise, I would carefully and respectfully explore how high my knee wall (knee wall / kneewall) may be and what roof pitch is acceptable.
kaho674 schrieb:
Without a development plan / zoning plan, it always applies that a house must fit into the surrounding area.That’s why I’m confused... the original post mentions a development plan / zoning plan.First, the plot of land was inherited, and as a layperson, I couldn't have known the laws related to a building permit / planning permission. Since there was a development plan, we were told it would be fine. We were unaware of Section 34 and its possible application, and the professionals did not inform us about it either.
My grandparents’ house was an architect-designed building with a single-sloped shed roof extending down to the ground, a swimming pool, and very futuristic — although unfortunately now dilapidated. So I did not expect that a conventional city villa would be a problem.
My grandparents’ house was an architect-designed building with a single-sloped shed roof extending down to the ground, a swimming pool, and very futuristic — although unfortunately now dilapidated. So I did not expect that a conventional city villa would be a problem.
Yosan schrieb:
That's why I'm confused...the original post mentions a development planYes, from 1954. That was before the federal building law came into effect (now the Building Code). The original poster writes that it only defines the building envelope. Therefore, it is a development plan according to Section 30 (3) of the Building Code. Within the scope of a development plan that does not meet the requirements of paragraph 1 (simple development plan), the permissibility of projects is otherwise governed by Sections 34 or 35.