ᐅ Maximize the allowable floor area ratio, build over the terrace
Created on: 26 Jul 2021 20:23
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FCAEVFANAUG
Hello, I have a plot of land (610 sqm (6566 sq ft)) and am now starting the planning for a single-family house with a granny flat. I have already looked into the building regulations a bit, especially the floor area ratio. In summary, I understand that in my case, a floor area ratio II of 0.45 and I of 0.3 applies.
This means I can build 225 sqm (2422 sq ft), but the main house with terrace may be a maximum of 183 sqm (1970 sq ft).
I am trying to maximize everything because I actually only want to build the two full floors and keep a roof conversion as the last option open.
In almost all examples, a house of, for example, 10x14 m (33x46 ft) already covers 140 sqm (1507 sq ft), and then the terrace(s) add another estimated 40 sqm (431 sq ft). But a main house of 140 sqm (1507 sq ft) is too small for me; ideally, I want around 180 sqm (1938 sq ft) per floor. However, I also do not want to give up two terraces.
My question now is whether it would make sense to build over the terrace with an overhang starting from the first floor. I find it hard to describe, but since the terrace is counted anyway, you could build 140 sqm (1507 sq ft) on the ground floor and 180 sqm (1938 sq ft) only on the upper floor.
I have seen this in very few pictures so far. Most of the time, it was called an urban villa, but I couldn’t find a specific term for the overbuilt terrace.
Can someone help me with this or refute my idea by showing me that it is a bad idea? ;-)
This means I can build 225 sqm (2422 sq ft), but the main house with terrace may be a maximum of 183 sqm (1970 sq ft).
I am trying to maximize everything because I actually only want to build the two full floors and keep a roof conversion as the last option open.
In almost all examples, a house of, for example, 10x14 m (33x46 ft) already covers 140 sqm (1507 sq ft), and then the terrace(s) add another estimated 40 sqm (431 sq ft). But a main house of 140 sqm (1507 sq ft) is too small for me; ideally, I want around 180 sqm (1938 sq ft) per floor. However, I also do not want to give up two terraces.
My question now is whether it would make sense to build over the terrace with an overhang starting from the first floor. I find it hard to describe, but since the terrace is counted anyway, you could build 140 sqm (1507 sq ft) on the ground floor and 180 sqm (1938 sq ft) only on the upper floor.
I have seen this in very few pictures so far. Most of the time, it was called an urban villa, but I couldn’t find a specific term for the overbuilt terrace.
Can someone help me with this or refute my idea by showing me that it is a bad idea? ;-)
Regarding your terrace, you had a like-minded person here in December https://www.hausbau-forum.de/threads/ueberdachte-terrasse-als-Wohnfläche-anrechnen-lassen.37306/, and building a house with five children is also possible with us: https://www.hausbau-forum.de/threads/grundrissplanung-hanghaus-mit-5-Kinderzimmer.24670/
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FCAEVFANAUG schrieb:
I am a programmer; when someone comes to me with fairly precise ideas of what the program should do, fewer "adjustment cycles" are needed. Being clear with a developer about WHAT the program should accomplish is indeed helpful, but telling them HOW to do it can be counterproductive. The same applies to architects, who also exist in the IT field. 😉
FCAEVFANAUG schrieb:
Does this generally also apply when connected to the main house? Garages are and remain outbuildings, Floor Area Ratio II.
If you plan to use the garage differently (adding living space above), building right on the property boundary is not allowed.
FCAEVFANAUG schrieb:
I am a programmer when someone comes to me I think every service-based business relies on good advice. Additionally, experts should know many options because of their knowledge, which laypersons do not. I group crime scene cleaners, programmers, and chefs together in this regard 🙂
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FCAEVFANAUG28 Jul 2021 07:24If you plan to use the garage differentlyNo, no, not at all. I just always wanted to have direct access from the garage to the house. I had heard somewhere that a garage counts towards the floor area ratio if it is connected to the house. If that is not the case, even better!
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