ᐅ Single-family home with 160 m² – zoning plan and living space calculation
Created on: 26 Oct 2020 12:53
R
Reviloo
Hello everyone,
We are looking at a building plot where the development plan raises a few questions for me.
We would like to build approximately 150–160 m² (1,615–1,722 sq ft) in size.
The desired plot is almost exactly 500 m (1,640 ft). The “building volume” should be about 9 x 12 meters (30 x 39 feet).
The development plan specifies the following:
Number of full stories: I
Site coverage ratio: 0.4
Floor area ratio: 0.4
Eaves height: 4.5 m (15 ft)
Ridge height: 7.0 m (23 ft)
Roof type: GD
Roof pitch: 15–45°
State: NRW
What I don’t fully understand is:
The floor area ratio means that theoretically we are allowed 200 m² (2,153 sq ft) of living space.
Do I understand correctly that because of the restriction “Number of full stories = 1,” the living space on the upper floor can be a maximum of 75% of the ground floor? For simpler calculation, for example, 100 m² (1,076 sq ft) on the ground floor and 75 m² (807 sq ft) upstairs?
How important is the “clear height” here? How exactly are the 75% on the upper floor calculated in relation to the sloped ceilings?
I understand that for knee walls between 1.0 and 2.0 m (3 and 6.5 ft), only 50% of the area counts as living space (please correct me if I’m wrong). What exactly does the “clear height” of 2.30 m (7.5 ft) refer to regarding the living area calculation?
How precisely can we plan here?
One idea would be to make the rooms on the upper floor more “usable” by adding dormer windows in some way.
If I understand correctly, the development plan also allows some flexibility here.
Subordinate structures (such as projections, bay windows, cross gables) in the designated WA 2 and WA 3 zones may exceed the maximum eaves height on up to two-thirds of the building length (see also provisions C.13 Roof structures / roof cutouts).
What would you recommend or how would you approach building here?
From the floor plan point of view, we find the house “Auro” by “Kern-Haus” interesting. However, it says this would not count as one full story in NRW—I don’t understand why?
Three children’s rooms and a home office are important.
Maybe you can shed some light on this.
Unfortunately, I haven’t been able to find any clear information here in the forum yet.
Many thanks and best regards,
Reviloo
We are looking at a building plot where the development plan raises a few questions for me.
We would like to build approximately 150–160 m² (1,615–1,722 sq ft) in size.
The desired plot is almost exactly 500 m (1,640 ft). The “building volume” should be about 9 x 12 meters (30 x 39 feet).
The development plan specifies the following:
Number of full stories: I
Site coverage ratio: 0.4
Floor area ratio: 0.4
Eaves height: 4.5 m (15 ft)
Ridge height: 7.0 m (23 ft)
Roof type: GD
Roof pitch: 15–45°
State: NRW
What I don’t fully understand is:
The floor area ratio means that theoretically we are allowed 200 m² (2,153 sq ft) of living space.
Do I understand correctly that because of the restriction “Number of full stories = 1,” the living space on the upper floor can be a maximum of 75% of the ground floor? For simpler calculation, for example, 100 m² (1,076 sq ft) on the ground floor and 75 m² (807 sq ft) upstairs?
How important is the “clear height” here? How exactly are the 75% on the upper floor calculated in relation to the sloped ceilings?
I understand that for knee walls between 1.0 and 2.0 m (3 and 6.5 ft), only 50% of the area counts as living space (please correct me if I’m wrong). What exactly does the “clear height” of 2.30 m (7.5 ft) refer to regarding the living area calculation?
How precisely can we plan here?
One idea would be to make the rooms on the upper floor more “usable” by adding dormer windows in some way.
If I understand correctly, the development plan also allows some flexibility here.
Subordinate structures (such as projections, bay windows, cross gables) in the designated WA 2 and WA 3 zones may exceed the maximum eaves height on up to two-thirds of the building length (see also provisions C.13 Roof structures / roof cutouts).
What would you recommend or how would you approach building here?
From the floor plan point of view, we find the house “Auro” by “Kern-Haus” interesting. However, it says this would not count as one full story in NRW—I don’t understand why?
Three children’s rooms and a home office are important.
Maybe you can shed some light on this.
Unfortunately, I haven’t been able to find any clear information here in the forum yet.
Many thanks and best regards,
Reviloo
KEVST schrieb:
Is this just a simplified calculation? No.
KEVST schrieb:
Do the exterior and interior walls in the attic not matter for the 2.3m (7.5 ft) area calculation? This is difficult to answer because the response can often be misunderstood. The calculation is based on the outer surface of the vertical walls, as intersected by a horizontal plane set at 2.3m (7.5 ft) above the floor. Where there are no vertical walls, such as on the roof slopes, the intersection line is considered as if a virtual wall with no thickness is present.
Reviloo schrieb:
Primarily for the dog.Yes, but even if I’m just rinsing off the dog there, I prefer to do it without bumping my head. However, I don’t have time tonight to look up the relevant threads.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Reviloo schrieb:
Plot size: approx. 25 x 25 meters (82 x 82 feet) = 500 square meters (5,382 square feet)Reviloo schrieb:
1. A shower on the ground floor is desired because of the dog and to allow the possibility of single-level living later.
It might be possible to use the space under the stairs for this. Similar topics