Construction project 200m² - Bungalow or ground floor + upper floor?

  • Erstellt am 2018-12-26 12:41:01

Climbee

2018-12-27 09:04:52
  • #1
Like the elephant, I’m also not entirely sure whether there is a development plan here or if it can be inserted according to §34.

With §34 you can definitely stand your ground and the chances of getting through with it are not bad. The only limitation here is the setback areas. Insertion does not necessarily mean that you have to build in the same style as the surrounding development, but that the manner of construction must fit in. So you will hardly be allowed to put a multi-story apartment building with dozens of units in an area mainly with single-family houses, no commercial building in a residential area, etc. Many municipal council members are not aware of this; they fail due to their lack of knowledge and are convinced that insertion means the new house must look like the ones around it. But that is exactly not true.

If you have enough space and the prescribed setback areas allow it, in my opinion there is basically nothing against a single-family house with a knee wall of 2m. Even if the municipal council prefers a Swabian-village style or what they imagine that to be (often two very different things...). In that case, my good advice: find a competent architect and go through the higher building authority (usually the district office). The architect should have connections to that building authority and be willing to advocate for the building application. You can get much more out of it than a municipal council could ever imagine in their wildest (alpine) dreams, and still stay nicely within the limits of §34.

It’s of course different if there is a valid development plan. Then you are much more restricted and the specifications for knee wall, roof shape, etc. are indeed binding.

200sqm on one level is definitely possible but requires good, thoughtful planning. Possibly as an L-shaped bungalow or with staggered areas. There are many and quite interesting and beautiful possibilities. Usually, however, a bungalow will be more expensive than the same square meterage distributed over two floors.

If roof slopes can be avoided, I would always do that. You can achieve coziness in other ways and don’t have to restrict yourself so much when furnishing.
 

11ant

2018-12-27 13:17:19
  • #2
Yes and no, the requirement to fit in unfortunately means a lot of discretion in practice. If I remember correctly, R. Hotzenplotz had to remove a floor height somewhere. I now suspect that in this case there is a combination of §34 and local statutes – we have already had this here once in the form of "no development plan, but alignment line requirements." Some people bumped their heads on a sloping roof once as children, others are stingy with non full standing-height square meters as a matter of principle – mega knee wall mania is usually something irrational. "Psycho-architecturally," a knee wall about head height actually causes the opposite of the desired effect of a high vertical wall portion, namely the feeling of a lowered ceiling. Practically, I always point out that the height of the knee wall is also the height of the line that separates facade windows from roof windows and makes dormers or cross gables necessary if you want facade windows above that; and often even leads to relocating windows to a gable side when one would prefer them on the eaves side. In this respect, knee wall heights of (from the finished floor level) about 90 to 130 cm are practical values. 180 or even 200 cm are believed by some builders to be necessary, but you don’t find them commonly in show homes without reason. But maybe they should build it like that there once, then people would be cured.
 

Similar topics
14.04.2015Uneconomic development plan31
21.12.2017Development plan - 1.5-story building?16
21.02.2017Development plan difference between ground floor, roof, and single-storey17
28.02.2018Deviation from the development plan in the new construction area is possible118
10.06.2018Build a house with a knee wall 75cm high or two full stories? Your opinion?17
27.08.2019Building plan stipulates knee wall is inadmissible16
30.10.2019Increase knee wall height - exceed eaves height?22
31.12.2019Development plan and the resulting house plan44
27.12.2019Low ridge height results in a low knee wall55
14.04.2020How to obtain an exemption from the development plan?53
05.10.2020Questions about the development plan (full floors, knee wall)11
20.10.2020NRW: Exemption procedure with minor deviation from the development plan18
28.10.2020Single-family house with 160 m² - development plan, living area calculation19
13.01.2021Upcoming land purchase - questions about the development plan20
01.09.2021Permitted building height (knee wall) according to the development plan?10
25.04.2022Interpret building plan / is it even feasible?70
31.05.2022Questions zoning plan: distance carport-street, knee wall prohibition15
05.10.2022Unclear development plan E+D or II27
15.05.2023Development plan: Definition of attic11
17.07.2023Municipal development plan insufficiently executed, what applies?32

Oben