Interior construction/renovation, existing protection in the landscape conservation area

Hello,
we live in a landscape conservation area with agricultural use in Hochtaunuskreis, but we ourselves are not farmers. The house was proven to have been built in 1914 and has since been rebuilt and enlarged several times (this required approval, which was granted). The house was and is still family-owned.

Now it is planned to renovate and simultaneously remodel the ground floor due to starting a family. It should:

- change at least one load-bearing wall,
- create at least 3 new window openings or fundamentally alter existing ones,
- install two balcony doors, one of them with an exterior staircase leading directly into the garden
- renew the dilapidated terrace
(Extension, in case there are more than two children, as the living space is already tight for the number of residents)

I have already consulted the state building code and building regulations, and apart from a possible extension, nothing should require approval? Or is it different here because of the landscape conservation area?

(Additional questions: Would I be allowed to build a garden shed with an electrical connection – electricity is available at various points in the garden, it would just need to be connected – for storing equipment and occasional accommodation of guests? – What if the residential house becomes uninhabitable due to damage. Am I allowed to build a similar house after demolishing the old one?)

Who knows more about this than I do? I want to get some preliminary information so I don't fall off my chair when talking to the expert... Many thanks in advance!

Good morning,

I have already consulted the state building regulations and building code, and apart from a possible extension, nothing should require approval? Or is it different here because of the landscape protection area?

Regardless of the landscape protection area, I see it a little differently. You are planning, among other things, to change the external appearance of the property. I can hardly imagine that this should be allowed without a building application.

I am not familiar with agricultural old parts in Hesse, but I know from NRW that it is not always that easy to get all wishes approved (here, for example, they still specify the size of the bathroom). Therefore, I would like to recommend to you—before you even think about commissioning an architect—to visit the responsible caseworker for you and discuss the existing as well as the planned situation with him/her.

(Additional questions: may I build a shed with an electrical connection—it is laid out at various points in the garden, would just need to be connected—for storing equipment and occasional guest accommodation? -

Yes, the allowed size of the shed is specified in the respective state building regulations.

What if the residential house has become uninhabitable due to damage. May I build a similar house after demolishing the old one?)

You should also clarify that in the appointment with the caseworker; although 1914 is still young for a house, it may still have features that the monument protection office considers worthy of preservation. Unfortunately, there are no uniform and therefore binding regulations regarding monument protection in Germany.

It "may" also be that you cannot rebuild a once demolished house in the same place or that other distances have to be maintained ... and ... and ... and. Therefore, always ask at the right place beforehand

Rhineland regards

Good morning to you too ,

Does it matter that all windows/openings are not visible or that they face the back garden? You can really only see the front.

I wanted to inform myself as much as possible in advance; so far everything is just a pencil sketch. The commission to an architect is still a distant prospect. Unfortunately, we already had a somewhat unpleasant experience with the caseworker because my father-in-law approached the "arbor matter" somewhat awkwardly. It was then flatly rejected with a "no way!" I don't know exactly what was requested. But I fear it sounded as if he wanted to build a second little house. We don’t want to unnecessarily wake sleeping dogs by asking about something trivial that would have gone through if it really were something important. For example, an extension. But that is just a thought experiment with a 10% chance of realization. This is a small town, and people don’t like to get on the bad side of those who hold the upper hand...

Many greetings from the fog

Hello,

Does it matter that all windows/openings are not visible or face the back garden? You can really only see the front.

"On which side" the windows are to be installed does not matter. The facade that was approved at the time is to be changed.

Unfortunately, we already had a somewhat unpleasant experience with the caseworker because my father-in-law approached the "arbor matter" a bit awkwardly. It was then outright rejected with a "not possible!" I don’t know exactly what was requested. But I fear it sounded as if he wanted to build a second little house.

I would assume that too.

But that does not mean that the caseworker will hold you responsible as if you were related to your father-in-law. Go there—speak of a garden shed!—and treat the caseworker as you would like to be treated. I am quite confident that you will then receive reliable information. Without a conversation, I wouldn’t want to start any remodeling/extension measure; especially not if you live in a small town where the neighbor has already known since yesterday what you will cook the day after tomorrow.

Fog-free, Rhenish greetings