Development plan, soil survey report, access road

Hello and good day,

we are currently in the fortunate and unexpected position of having secured a building plot in a new development area (from our wish list number 2) – meaning we have the approval, but it’s not yet purchased.

The development plan allows gable and shed roofs. We are considering a 1.5-storey gable roof house with a basement.

Now, parallel to the talks with two prefab house manufacturers, we commissioned a soil survey. The results concerning the ground and water situation are fine, but the engineer raised some questions that unsettle me and where you might be able to help.

Specifically, it’s about what I call the height planning or terrain profile. I link the relevant development plan here (with a max attachment size of 19.5kB I really struggle to get something recognizable and containing all info), it is publicly available anyway:

My questions relate to plot number 3 – the middle of the five plots located to the south (the number is inside the outlined building in the upper left corner). According to the plan, the access road will be at 548m above sea level. If I take the height line running through the upper left corner (northeastern corner) of the outlined building no. 3 as a reference, then later the ground floor level will be at about 545.5m above sea level (ignoring cut and fill for the moment).

Question 1: This would mean that I have about 2.5m height difference from the access road to the north side of the house on ground floor level, which would need to be compensated over a distance of about 4m (street edge to start of building plot), correct? That sounds tight to me, an at least approximately level entrance (i.e., on street level) is out of the question...

Question 2: Wastewater: Such a location below street level presumably leads to the need for lifting stations, etc., because wastewater disposal usually runs through the basement wall or floor slab, i.e., 5-6m below street level, doesn’t it?

Question 3: According to the development plan the maximum building height may not exceed 554m above sea level. Our currently considered 1.5-storey gable roof house has a height of about 8m, which would put us at about 553.5m above sea level if I take the existing terrain as a base. But then I would look out from the ground floor windows on the north side onto an approximately 2.5m high “wall” beneath the access road, correct?!

Question 4: Again the topic of a level entrance: Section A shows (although for the neighboring plot no. 1, but irrelevant in this context) a fill of terrain between street and house for the shed roof variant, precisely to enable a street-level entrance. But this makes no sense for the gable roof variant, which 1.5-storey gable roof house has its entrance on the upper floor?! Therefore I also don’t understand the planning proposal entered in the “garage” for the height of the ground floor with 548m above sea level. Could it be that a 1.5-storey gable roof house makes no sense at all in the overall context? But I can’t accommodate 2 full storeys due to the height restriction...

Question 5: Keyword "planning proposal". According to the plan the height profile of the access road is only a proposal. What does this mean in reality? It is hardly to be expected that the street level will deviate significantly from the proposal and run 2m higher or lower, is it?

Question 6: What does this statement from the text part of the development plan mean in plain language: "The maximum allowable wall and building heights also depend on whether the access road is at the level of the lower or the upper floor. With the wall height setting, 3-storey valley-side facade surfaces are to be prevented ...." ?

Phew, I’m really totally confused. I can’t reach anyone at the municipality, probably carnival vacation. The architectural office that created the development plan also brushes you off with “cannot give advice” etc.

I hope you can at least relieve some of my fundamental confusion.

Best regards
Stephan

Hi,

so in WA2 I only read pitched roof >12 degrees slope. There is nothing about gable roof. As soon as the development plan is legally binding, all "planning" additions should be removed. Otherwise, the municipality could also build the street 3 meters higher. Normally, there is also a statute for the development plan that specifies the points of the plan. Do you have the statute as well?
We also have a lift station in the basement - although we are on flat terrain - our sewer is simply that high,... It cost us 500 € - so not worth mentioning.
According to the section plans, it is advised to raise the north terrain up to the house. Then you have on the ground floor (street side) = first floor (garden side) the entrance. There are several houses like that - also in this forum there are floor plans for it.
Maybe a split-level house would also be possible here?! A good architect will find something.

Hello Stephan,

The development plan allows gable and shed roofs. We are considering a 1.5-story gable roof house with a basement.

You can forget about a gable roof, in WA 2 only shed roofs > 12° are allowed.

Question 1: That would mean that I would have about 2.5 m height difference from the access road to the north side of the house at ground floor level, which would have to be compensated over a distance of about 4 m (from the edge of the road to the start of the building plot), correct? I find that tight, an at least approximately level (i.e. street level) entrance is out of the question...

I come rather to 3.00 m, which to me means you have to fill up the open space in front of the house - about 4.00 m or 5.00 m, depending on what the municipality prescribes; the basement behind lies completely free.

Question 2: Wastewater: A location so far below street level presumably leads to the necessity of lift stations etc., since wastewater disposal usually goes through the basement wall or floor slab, i.e. 5-6 m below street level, right?

The lift station must bridge at least 3.00 m; you only know exactly when the sewer elevation plan is available. As "Wastl" wrote, you will not get by with € 500.00 for the lift station. "Wastl" probably only installed a Sanibroy - this only has to transport water. You, on the other hand, need a lift station with 2 shredders, since remains of the intestine also have to be shredded and disposed of. Costs round about TEUR 3.5 +/-, depending on the manufacturer.

Question 3: According to the development plan the maximum building height must not exceed 554 m above sea level. Our currently considered 1.5-story gable roof house has a height of about 8 m, which would put us at about 553.5 m above sea level if I assume the existing ground level. But then I look out of the north-facing ground floor windows at an about 2.5 m high "wall" below the access road, right?!

This question is currently irrelevant for you because – as mentioned above – you are not allowed to build a gable roof.

Question 5: Keyword "planning proposal". The elevation profile of the access road is only a proposal according to the plan. What does this mean in reality? It is hardly to be expected that the road will deviate significantly from the proposal and run 2 m higher or lower, right?

Every municipality calls their plans “planning proposals,” which makes sense to me since the exact elevations only exist once the road is completed. But as a rule, the result does not deviate significantly from the plan; perhaps within < 50 cm.

Question 6: What does this statement from the text part of the development plan mean in plain language: "The maximum permissible wall and building heights are otherwise based on whether the access road is at the level of the lower or the upper floor. With the specification of the wall height, 3-story valley-side elevations are to be prevented ...."?

That either the specified floor height (FH) or the wall height (WH) is used as a measure; depending on the level of the access road. If the access road is at the lower floor level, FH applies; if it is at ground floor level, WH applies. The municipality wants to avoid multi-family houses; or rather their external appearance.

You should really clarify all these questions in a personal conversation after Carnival; they are not that easy and, above all, not understandable via the internet.

Carnival greetings

Hello Wastl and Building Expert,

thank you for your answers, I have been a silent reader for some time now - thank God this forum exists!

Fortunately, I reached the contact person at the municipality today. In response to the question regarding the roof shape in WA 2, his answer was that this is only meant to express that any roof shape except flat roof is allowed. He explicitly denied the restriction to only shed roofs in WA 2. According to him, for example, a hip roof is also conceivable; they want to give the builders maximum design freedom, except for flat roofs.
If only shed roofs were allowed, then why is the gable roof variant also shown in the section and why is a ridge line indicated in the plan? I gradually don't know what is going on anymore.

Regarding the legal validity of the development plan: according to the office, it is legally binding, the proposals only relate to the design of the houses. The exception is the street height; I think here Building Expert's argument applies.

Best regards
Stephan

Hello Stephan,

Fortunately, I was able to reach the contact person at the municipality today. Regarding the question about the roof shape in WA 2, his answer was that this should only indicate that any roof shape except flat roof is allowed. He explicitly denied the restriction to only shed roofs in WA 2. According to him, for example, a hip roof is also conceivable; they want to give the builders maximum design freedom, except for flat roofs.

The development plan explicitly states something completely different! Then the nice gentleman will surely confirm his statement in writing?

If only shed roofs were allowed, why then is the gable roof variant also drawn in the section and why is a ridge line indicated in the plan?

There is also the WA1 area in the plan, and gable roofs are prescribed there. And btw, even shed roof houses must not exceed the prescribed ridge heights. In your case GH or WH; depending on the location of the street.

Rhenish greetings

Hi
so I read [Schrägdach]. For me as a layman in construction both [Satteldach] and [Walmdach] as well as [Pultdach] are pitched roofs. Or is [Schrägdach] somehow defined as an acronym for [Pultdach]?