ᐅ Terrace Planning for an End-Row House with a Large Garden – What to Consider?

Okay, true, that’s an argument that they are not necessarily responsible for it. They only approve or review, and architects should act as advisors beforehand. We just had bad luck with the architect. From the start, I said that she was not very committed either. So two parties came together who just prolonged the beginning – with constant back-and-forth, where both sides, sometimes rightfully, sometimes not, blamed each other. We were the ones who suffered. That’s why I was fine dealing directly with the authority, preparing the documents myself, and having the architect only put the stamp on them so the building permit would be approved.

Since we no longer have an architect and I’ve only had bad experiences so far, I educated myself, submitted the building inquiry, and will hand it in personally on Thursday. The terrace and canopy are somewhat different from house construction – those can be handled afterwards even without an architect.

The authority was also an obstacle in many ways. Maybe it was good to get the most important parts (house, bay window, parking spaces) approved first and start with those. Otherwise, we might have already failed at the terrace canopy, and everything else would have been further delayed.

Certainly, it would have been less work for me if everything had been included in one application from the start. But just as the authority wasn’t willing to move or make an effort, neither was the architect. I was dependent on both and made the best out of it. Even if I had considered adding more at that time, I wouldn’t have – I just wanted the house to be finished.

Since the same staff members are still at the authority, I will now see how they decide. However, I don’t think their decision would be much different today than it was back then.

It’s also often the case that architects plan something and then the authority opposes it. Then replanning is necessary, especially when much depends on interpretation and is up to the discretion of the case officer. And if they have some leeway, they should at least be honest and advisory, as someone mentioned above. That was not the case for me.

I also have to say that much of what architects rely on – for example, that grass pavers or ecological paving stones are only partially or half counted toward the floor area ratio – here at the authority was fully counted. The authority also had a few specific peculiarities, and ultimately it was just a matter of negotiation. I won with the bay window, but only because the owner of the land works at a building authority in another state, knew the system, and helped me. The architect had no idea and got brushed off.

That’s why I find my approach okay: I applied for my two large terraces with my preferred canopy, then find out what’s possible and what’s not, can negotiate, compromise, and rethink the surface and stones for the terrace or the canopy.

I have a gardener, the price is right, I decided on the terrace size, the preliminary building inquiry is in process, and in parallel I’m still choosing what I want... Sometimes it has to run in parallel and start together; in the end, you can decide individually how to proceed.

I’m curious to see what happens.

For heaven’s sake, I’m not here to defend public authorities. The people at the building department are primarily inspectors, just like those at the tax office.

They are not responsible for doing other people’s work; that’s what architects or tax advisors are for. If someone thinks they can handle it alone, fine—but then it has to be done correctly, otherwise it will be rejected.

With your current approach, following the motto "I’ll just apply for whatever I want and let them tell me how it needs to be done or accommodate me..." it doesn’t surprise me that no one at the building department wants to deal with you anymore. Your building permit / planning permission application will likely be rejected, and after such a nearly audacious move, no one will feel like negotiating a compromise with you, especially when legally no compromise is possible.

MachsSelbst schrieb:

For heaven’s sake, I’m not trying to defend authorities. The people at the building department are primarily inspectors, similar to those at the tax office.

Their job is not to do other people’s work; that’s what architects or tax advisors are for. If someone thinks they can manage on their own, fine, but then everything must be correct, or it will be rejected.

With your current approach, basically “I’ll just apply for whatever I want, and they can tell me if it has to be different or they can make exceptions...”
It’s no surprise that no one at the building department wants to deal with you anymore.
Your building application will likely be returned rejected, and after such an almost brazen attempt, no one will be willing to discuss a compromise with you, especially where legally there can be no compromise.

Where is the problem with applying to build 2 m (7 feet) above the building envelope if half the street has built like this? What is brazen about it? I called and emailed them, and they even told me to draw in what I wanted, and they would review it... I don’t understand your comment.

I submitted the preliminary building inquiry on Thursday. It was really good that I did it in person. I was able to explain everything again, and he wanted me to phrase one of the questions more directly on the inquiry form, which I added by hand right away. He reviewed the file and familiarized himself with it; there were some things he didn’t know but he looked them up. He said that terraces are not a problem and building window areas for the roof are also acceptable, but only with the neighbor’s approval. However, he still wants to consult with the city planning department about this. He will process it formally in the next few days and then submit it to city planning. The application was stamped as received and some details were discussed.

The approach was the right one, he said, because once I know what is allowed and by how much I can exceed limits, I will have a guideline. Then I can hire an architect and submit the building permit / planning permission application precisely. After that, the building permit / planning permission will just be a formal step that gets approved smoothly. He will be on vacation at the end of this week, so it was good that I came in time. He will still submit it to the city planning department before his holiday. They will assess it and then, once he is back, he will give the official answer. So, I won’t lose much time because of his vacation. I plan to call the city planning office next week to follow up. Unfortunately, things only work here if you appear in person or keep asking; otherwise, they just file the case away and do nothing. I also want to speak with the city planning department in person.

Hello everyone,

A quick update: Terraces are not a problem; I can build them as large as I want, including materials. I am responsible for considering the floor area ratio, which I am well below. The only real issue might be the building boundary or the planned roofing above it. If they completely reject it, I wouldn’t be able to install a fixed roof. For now, I am waiting for the official decision to see exactly what is specified. Terraces themselves are no problem, and I want to start on them as soon as possible.

I have decided on fine stoneware ceramic terrace tiles. I can get them at a good price from a friend for Villeroy & Boch products, so I will only use that manufacturer. The exact design and size of the terraces will depend on the shape and dimensions of the tiles.

Does anyone have experience with Villeroy & Boch terrace tiles? Overall, the project will cost me a maximum of 10,000 to 12,000 euros, which is fine.

This week, I visited some home improvement stores; each had only one or two tiles available at most, and another had a large selection, including Villeroy & Boch, but nothing caught my eye.

It is quite frustrating for me because I can’t find a shop or catalogue that covers most of Villeroy & Boch’s range, where I could simply browse and choose or visit in person to see the entire collection on site. I only want to see one sample and then order it through my friend, but unfortunately, he has no samples.

Today, I looked at these:

They look good in pictures, but in person, I sometimes found them a bit too light. What I’m looking for is a light tile with subtle anthracite/beige patterns, so that an anthracite border looks nice and I can place dark furniture on the light floor.

Of course, it’s a matter of taste, but I’m curious what you think about my plan. It should not be too bright, or the floor will be glaring. Unfortunately, I can’t find suitable options from Villeroy & Boch online. It’s very exhausting; I would prefer to go to a building supply store and take a look, but they only ever have one or two tiles available, if any at all.

I have another question:

Does anyone have experience with the "floor structure" or base for laying 2cm (0.8 inches) thick porcelain tiles? Our gardener wants to glue them down using mortar. Most people recommend not laying them on gravel. Today, I called Raab Karcher about this, and the tile specialist said that’s nonsense and that there are a thousand other options before that. What really matters? Our plot has been filled with crushed stone, and on top of that, there is topsoil that will be moved aside. Then crushed stone will definitely be added again. What should be considered, what are the rules, and how have you installed your tiles?