In the meantime, there has been a very positive piece of news: we now know that we are ranked 25th out of 229 in total. With 28 available plots, we will definitely get a chance. We also know that there were several applicants ahead of us who ultimately did not reserve anything. Currently, 7 plots are reserved, so it will probably take another 2-3 weeks until it’s our turn. It will be exciting to see whether a single-family house plot remains for us or whether it will come down to a semi-detached house.
So it is time to take a closer look at the buildability. We would prefer to build a house with a pitched roof, as we do not really like flat-roof houses for visual reasons and because of the lack of storage space under the roof. If we could choose freely, we would build a classic - often found in this region - gable roof house with a steep pitch (over 40%). However, the development plan (findable on Google under "Bebauungsplan 8-23 Bocholt Loikumer Weg") sets the following restrictions:
[*2 full floors as the maximum
[*]0.4 site occupancy index, 0.8 floor area ratio
[*]Plinth height max. 0.5m, eaves height max. 6.5m, ridge height max. 11.0m
[*]Roof restrictions
[LIST]
[*]Above the second full floor:
[LIST]
[*]Flat roof or shed roof with roof pitch between 22° and 30°.
[*]Alternatively, recessed floors with a flat roof or a shallow pitched roof up to 16°.
[*]Garages, carports and ancillary buildings only with flat roofs.
[*]Dormers, roof structures and loggias are not permitted.
[*]Green roofs are required on all flat roofs.
[/LIST]
As a family of four (38, 35, 5, 2), we want to build a single-family house (~150-160m² preferably with a pitched roof) including a carport/garage. The plot is perfectly level and has very high groundwater – we would like to avoid a basement if possible, but would need to generate storage space otherwise. Ultimately, two children's rooms, a permanently used office, and otherwise a "standard family room program" are to be implemented.
Since we want to avoid a flat roof, I initially had a house with a shed roof in mind according to the development plan. That would certainly work, as my understanding is that the eaves height only needs to be met on one side of the shed roof. However, a roof pitch of at least 22° would lead to a really massive building volume on the side with the high wall. On the other hand, you would get a reasonably usable attic. I find it quite hard to imagine in practice, as there seem to be hardly any such houses here (standard floor plans even less so). Whether a staggered instead of a classic shed roof is possible was something the building authority could not/would not tell me – its acceptability would have to be examined based on a draft (I once briefly discussed the issue of the definition of shed roof here in a separate thread).
However, I was advised that the development plan restricts the roof form only above the second full floor. For only one full floor (in NRW 2.3m height on at least 3/4 of the area), therefore, everything would be possible roof-wise. That would make a "classic gable roof house" possible after all. Something around 4m eaves height and 45% roof pitch, so that the upper floor due to the slopes is not a full floor and that there is still a usable attic. Due to the ban on dormers, unfortunately, a nice bay window would not be possible.
As a third option, the rather not necessarily desired flat-roof house with 2 full floors would come into question. Storage space would then have to be generated either by a larger footprint or by a recessed floor.
Am I overlooking any other sensible options? Can anything generally be said about cost differences of the options? What would you consider sensible as experienced planners? Ultimately, a visit to an architect is planned, but it would simply be nice to get some basic ideas in advance.
Best regards Malte
