How is the maximum allowable living area calculated?

I spoke again with the architect. He said he had exhausted the maximum permissible exceedance of the floor area ratio, and that would be the reason why we couldn't make our balcony wider.

Now I am looking at the calculations in the site plan, and I see that the floor area ratio for residential areas is exhausted, but not for ancillary facilities (54 sqm).

I just don't understand it. What my architect says and what is on paper do not match.

Here is the representation of the chargeable and possible floor areas.



And here is the compilation of that. The balcony is calculated in the residential building (1.45 m x 3.75 m). Why not in ancillary facilities?



I don't understand the world anymore :)
Can someone enlighten me and I hope to show that I am too stupid and my architect did everything right.
It would just be stupid if there is the possibility and we don't use it because of a mistake.

I do not believe that one can simply make any statements based on this calculation alone. What is clearly missing is the design on the property in order to assess the balcony or even to comprehend the other figures at all. But maybe I also lack the patience to thoroughly study the paragraphs in order to apply them to a non-existent design.

Perhaps my assumption helps that the balcony simply fully exploits or even exceeds the official floor area ratio. The second floor area ratio, i.e. the additional one for ancillary facilities, the permitted exceedance, cannot be applied because the balcony belongs to the house and not to paths, garages, and ancillary facilities.

I don't think you can just say something based on this calculation alone as it is set. The design on the property is clearly missing in order to evaluate the balcony or even to understand the other figures. But maybe I also lack the patience to thoroughly go through the paragraphs in order to apply them to a non-existent design.

Perhaps my assumption helps, that the balcony simply fully exploits or even exceeds the official floor area ratio.
The second floor area ratio, i.e. the additional one for ancillary facilities, the permitted exceedance, cannot be applied because the balcony belongs to the house and not to paths, garages, and ancillary facilities.

Thank you. Does this help? :) This is the ground floor.



Here is the upper floor

7.09 x 13 = 92.17

92.17 + 7.5 = 99.67

Then there is the one corner of the upper balcony, which overhangs the lower balcony and contributes to the sealing
approx. 1.20 x 1.45 = 1.74

99.67 + 1.74 = 101.41

But I am not an architect. Nevertheless, I am almost certain that the two balcony elements are fully included in the floor area ratio calculation. (For a living space calculation, however, they are only counted at 25%)

I find the draft quite tidy and nice. But what I don't understand: where does the technology go? Or are you planning with a basement?

7.09 x 13 = 92.17

92.17 + 7.5 = 99.67

Then there is also the one corner of the upper balcony that protrudes over the lower balcony and contributes to the sealing area
approx. 1.20 x 1.45 = 1.74

99.67 + 1.74 = 101.41

But I am not an architect. Nevertheless, I am almost certain that the two balcony elements fully count 1:1 towards the floor area ratio calculation. (For a living space calculation, however, they are only counted at 25%)

Thank you. According to the architect, the balcony is calculated at 50%. Is it the case that balconies belong to the "attributable structural installations, i.e. the main installation" and not to ancillary installations?

Or rather, when does a balcony belong to the main and ancillary installation?

He said he also had to remove the roofing (example photo below) of the entrance area outside, because this was no longer possible due to the floor area ratio.

I find the design quite tidy and nice. But what I don't understand: where does the technical equipment go? Or are you planning with a basement?

Yes, the basement also exists. On a slope location, so out to the garden in the front :)