Building height of 8.5 m with basement and 2 full floors

Hello,

we have acquired a plot of land that limits our building height to a maximum of 8.50 m. Our (previously self-) planned dream house includes a basement as well as two full floors.

In the development plan, the building height is defined as follows: "The maximum building height measured from the top edge of the floor slab shall not exceed 8.5 m."
My question: Is my following calculation and thought correct or do I have a (beginner’s) misunderstanding here?

0 m floor slab basement, since from top edge floor slab = 0 m
+ 2.60 m floor height basement = 2.60 m
+ 2.80 m floor height ground floor = 5.40 m
+ 2.80 m floor height upper floor = 8.20 m
+ 0.3 m flat roof = 8.50 m

I have one or two more ideas that I would like to discuss here, but first I need to know if the current calculation is even correct or if I have already misunderstood something at this point.

You are off with your enumeration in the 3-story structure. I don't believe that with the specified ridge height this is allowed. Just check it out. Besides, a totally alien basement wouldn't be a basement either. If you bury it so that it looks out of the ground at an average of under 1.40, you reduce everything, just briefly.

Hello ypg,

thank you for your quick response. The basement will be largely underground. We do have a slope in the terrain but plan it so that only on the northeast side (the side facing away from the street and towards the garden) the basement protrudes about 1.00 m to 1.20 m above ground. All other three sides will be backfilled.

I have already looked into this for my federal state (Thuringia) and read the definition of a story/full story. In my opinion, our basement is therefore not a full story (even considering the story height and that it is supposed to be a residential basement).

Otherwise, you are right, yes. The development plan only allows 2 full stories. So the matter is important.

Regarding your actual answer: You write "if I dig the basement in, everything decreases" – that means the building height (= ridge height) is measured from ground level and not from the top edge of the basement slab? Then a hipped roof would be possible (which I would prefer to a flat roof for personal taste reasons).

In the development plan, the building height is defined as follows: "The maximum building height relative to the top edge of the base plate must not exceed 8.5 m."

Is that all the development plan says about heights and their reference points? It would be good to have the entire textual regulations and an excerpt from the graphical part. Are only flat roofs permitted? If not, I assume that the reference point relates to the top edge of the ground floor base plate.

Hello Escroda,

no, that is not everything the development plan says about heights and reference points, but in my opinion, the additional information relates to the eaves height.

There are no restrictions on roof types, so yes, flat roofs are permitted (and I suspect that’s why it’s indicated with a basement + 8.50 m ridge height/building height).

I have attached a collage from my development plan that contains all the important information about my property in the development area. If you need any more information, please feel free to get in touch. At the moment, in my opinion, this is everything I received when purchasing the property or that is publicly available on the city’s website.

Without complete textual specifications and a section from the plan drawing, it remains speculation, which I however see confirmed by the above zoning plan fragments: The reference point for building height is the upper edge of the ground floor slab and not the basement floor slab, otherwise the eaves height of 6m above street level would make no sense. Depending on the plinth height, floor height, and roof design (knee wall, roof pitch, hip/gable), you have 2m-3m height left for a roof with sloped roof surfaces.