Boundary construction with garage

  • Erstellt am 2012-08-31 14:03:54

Boergi

2012-08-31 14:03:54
  • #1
Hello,

we plan to build next year in a new development area, the area is currently completely empty, we will probably be among the first to build there.

Now I have a question about the boundary construction of garages, originally I wanted a flat roof garage, unfortunately this is not allowed.

Since I want a rather large garage (8*9 meters, with the 9 meters on the boundary), a gable roof is hardly possible with an average wall height of 3 meters. So I thought I would build a hip roof, where the 4th roof surface arises because the garage is directly next to the house, now I have two questions:

A) How is it with the gutter on the boundary, I would have to set the building back so that it does not cross the boundary, is that possible or must the building stand directly on the boundary?

B) How does it work with the neighbor? The administration writes: "It is therefore also possible to set the garage back from the neighbor's boundary. An adjustment requirement to the neighbor's boundary garage only exists if the builder connects seamlessly to it." That means first come, first served? If I put my garage up and my neighbor comes after me, must he either place a hip roof garage next to mine (which is already problematic again (snow load, frozen gutters)) or set back from the boundary?

Many thanks,

Sebastian
 

Bauexperte

2012-09-02 11:29:42
  • #2
Hello Sebastian,


Your architect should actually answer this for you.

In my opinion, you will have to move this—not exactly small—garage a good distance away from the neighbor's boundary because of the roof shape, otherwise there will be problems with the setback distances. Alternatively, you can also ask your neighbor if he agrees with the registration of a building encumbrance.

"The regulations regarding setback distances are basically in place to protect neighbors, i.e., the neighbor basically has a subjective right to compliance with the setback provisions and can thus successfully challenge a building permit granted for a project that does not comply with these provisions. It does not have to be additionally established in this case whether there is an actual impairment; the mere violation of the neighbor-protecting regulation means a legal infringement of the neighbor (OVG NRW, judgment of 22.1.1996 - 10 A 1464/92)."

Kind regards
 

Boergi

2012-09-02 11:51:43
  • #3
The architect is still (unfortunately) not available at the moment, simply because in my opinion it is still too early since we have not yet agreed on what we actually want, there are still very fundamental questions open such as the basement, roof shape, rooms, etc. and I think without at least such specifications, an architect would also find it difficult to create a design for me.

Can you explain to me why we have to move away? The boundary construction for garages up to a length of 9.0 m (Bavaria) is allowed, the roof shape is also permitted in the development plan and the average wall height of 3.0 meters is being observed.

Regards,
Sebastian
 

Bauexperte

2012-09-02 13:44:52
  • #4
Hello Sebastian,


It is by no means too early; precisely those questions or their pros/cons/costs can be clarified in a working discussion with a capable architect. Since you – if I understood correctly – already have the plot, the development plan and the textual stipulations are also fixed. With these key data you can work with an architect towards the final planning. He will inquire about your life situation and based on that make proposals.

The longer you postpone this conversation, the more time passes unused … and then you will no longer be among the first to build in the new development area. Comfortably and for me the top priority is of course financing. Do you know how much money you can have available, then it is easy to determine how much money you want to spend. A good architect must take this into account!


If you actually comply with the average height, I missed that, sorry. Although I am not sure if this dimension can be maintained with a hipped roof. Even a prefabricated garage has a height of about 2.45 m, plus the hipped roof structure – what roof pitch? – will be tight. Here too an architect is required to develop solutions.

Best regards
 

Boergi

2012-09-03 09:11:19
  • #5
Good morning construction expert

I tried to draw the whole thing so that it can be better imagined.
First, the gable roof variant which exceeds the middle wall height of 3.00 m and definitely would not be allowed; here I would have to move back or register a building encumbrance.

And then the variant as I have imagined it, I have often seen this in new development areas. My preference for this size would have been a flat roof with greenery, unfortunately the development plan does not allow that.



Regards,
Sebastian
 

Bauexperte

2012-09-03 14:44:51
  • #6
Meal


You have graphically illustrated very nicely the problem I see.

Average wall height:

The measurements for the wall length and wall height always refer to the boundary wall. Average wall height means that the average (= averaged) height of the boundary wall is decisive. For example, if a garage boundary wall has a height of 2.75 m at the front building corner and a height of 3.25 m at the rear corner, an (allowed) average wall height of 3 m results.

In your washing machine variant, you certainly also have a height around 4.80 m on the house – this would result in an average height of 3.90 m; thus 90 cm too high. So you have to play with the roof pitch of the WD as well and – here I come back to my opening post – the architect can still do that best.

Of course, it may be that the development plan – which I do not know – allows an exception from the 3.00 m. But as a rule, the above rule applies.

Kind regards
 

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