Eaves height 4.2m Plot Building 2-storey

We are currently dealing with the construction, financing, and especially the search for a plot of land.

There is a building area where two-story construction (II) is allowed, but the eaves height is limited to 4.2m. At the moment, I don't see any point in that. Maybe someone can explain to me why such an eaves height should be sensible?

Since we want to build a city villa, we therefore need an eaves height of about 6-6.5m. Has anyone already gained experience with whether it is possible to get a change approved by the authorities?

Alternatively, there is a building area with two-story construction and an eaves height of 6.5m. However, here the roof form is limited to gable roofs or half-hip roofs - and a roof pitch of at least 35 degrees must be built.

Is there perhaps a chance to negotiate with the city for a hip roof with approximately 22 degrees here?

I look forward to answers and experiences.

Best regards

Peter

Hello Peter!

Are you guys by any chance looking in Marl? They have such a lousy development plan there.

You can ask the building authority if you can get an exemption from the eaves height or the roof shape. Both were rejected for us. Once for our neighbors because of the eaves height and once for us because of the roof shape. However, we got an involuntary exemption for the roof because the setback is too long.

Hello Silvi, thank you for your reply even though it doesn't give much hope We are not building in Marl, no. Rather on the border with the Netherlands . I will probably have to go there in person when I have vacation.

But you still haven't understood the meaning of two-storey with a 4.2m eaves height, have you?

You still haven't recognized the meaning of two stories with a 4.2m eaves height, have you?

The basement is often forgotten as a full story

§ 2 Building Code NRW
(5) Full stories are stories whose ceiling upper edge on average protrudes more than 1.60 m above the ground surface and have a height of at least 2.30 m. A top story (setback story) recessed relative to the exterior walls of the building is only a full story if it has this height over more than two-thirds of the floor area of the story below. A story with sloping roof surfaces is a full story if it has this height over more than three-quarters of its floor area. The height of the stories is measured from the top edge of the floor to the top edge of the floor of the ceiling above; in stories with roof surfaces, up to the top edge of the roof covering.

Hello Peter,

We have a development area where two-story construction (II) is allowed but the eaves height is limited to 4.2m. At the moment, I don’t see any point in that. Maybe someone can explain to me why that should make sense.

The Roman II certainly does not draw a circle around itself? This means that, mathematically, a two-story building can be achieved; this is often done with dormers or cross gables/cross houses. From the outside, the house still looks like a one-story building, but mathematically the single-family house is actually a two-story building.

You cannot build a town villa in the classic sense with this, but you can definitely build a staggered storey, provided this is not explicitly excluded by the development plan.

Rhenish greetings

Good morning everyone,

I'm getting back to you again. I think a response is appropriate and I want someone else to possibly benefit from it.

Here is a photo of the mentioned information from the development plan:


We have now discussed this with the municipality and the construction company. A townhouse is definitely not possible.

The development plan also has the following information:



I think this will really be the solution. Since 1/2 facade length as a dormer is possible, you will be able to achieve a two-story area-wise.

Mystery solved! Thanks for your help!