Storey increase

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Modern extension of an old building

The storey increase is - like the extension - a measure to expand the space requirements in the existing residential, commercial and public buildings. It is also an interesting option for setting new architectural and urban development accents. For the addition, at least one additional storey will be added to the existing building.

General

The special structural measure of an increase in storeys is favored by geographical, demographic, political and increasingly also ecological manifestations. Germany - in the center of Europe - has been spared destructive natural damage for decades. No wars and no natural disasters have intervened in the residential and commercial development of Germany in such a way that sustained, repetitive redevelopment has become imperative. These circumstances result in a large number of old buildings .

Starting positions

About 75% of all current construction works are carried out in the existing structure or in the renewal of demolitions. This development will continue to increase disproportionately. Only about 25% of the building construction trades work in real new construction. Almost three quarters of the residential buildings are between 15 and 60 years old.

More than half of all Germans live in their own house or in their own apartment. In absolute numbers, there are around 42.5 million home owners compared to around 40 million tenants. The private population owns and lives in a large number of 1- and 2-storey buildings that no longer meet the changed family requirements, individual needs and sustainable ecological requirements. The qualitative and quantitative demands have become larger, more modern and more responsible. Demographic change is bringing families together again, they are forming new forms of living and living, in community with parents and grandparents, the single-family property becomes a multi-generation house . Private wishes are economically linked in and on the housing stock, e.g. B. with work, with the independent trade or with artistic and sporting ambitions. Countless diverse, individual requirements also require more space.

Implementations

The most common type of floor will increase as Raising the Roof or Floor increase on an existing flat roof - Bungalow performed. Often a gable roof is also added to the new floor - expanded in an open and closed manner, or prepared for expansion. Whether, how and to what extent an increase in storeys can actually create more living space is governed by the building regulations of the respective municipality and structural requirements, in some cases also by building-biological characteristics that an existing property specifies.

Storey heights can be implemented in different execution methods. They are to be manufactured in a contemporary wooden frame construction , with prefabricated assembly elements, in a classic wall design or with alternative materials (steel, glass, etc.).

At the same time, it makes sense to bring the "old" building stock up to the energy standard of the room expansion currently being carried out. This ensures a positive energy balance for the entire property, avoids unnecessary energy losses and contributes to a healthy indoor climate overall.

The existing building stock opens up a lot of potential for an increase in storeys, with the same needs motifs as they are formulated for extension, for adapting living space and for energetic optimization. Relevant structural engineering, building law and civil law requirements must be observed, which the layperson can only carry out inadequately and with considerable risk. For example, when adding another floor to the building, the landlord of an old apartment has to install impact sound insulation that complies with the applicable (minimum) technical requirements at the time of the addition.

The implementation of an increase in storeys should be carried out with professional and legally qualified support, also because it is regulated by a large number of building laws. An increase can only be achieved if the building authority of the responsible municipality cooperates. The decisive factor for the approval of the building application is, among other things, whether the respective development plan even allows an additional floor.

The development plan - as a municipal law - specifies how a plot of land may be built on and used and whether an increase in storeys is even feasible. In addition to the type of use (residential, commercial, etc.), the development plan provides information on the "level of use": Roman numerals (I, II, III, IV) indicate the maximum number of floors allowed (digits in a circle specify the number of floors ). The floor area number (GFZ) limits the building density in the neighborhood. If you multiply the size of the property by the number of floors, you get the permissible area of ​​all floors. With a plot of 500 square meters and a GFZ of 1.2 (common for residential areas), a maximum of 600 square meters of floor space (distributed over all floors) may be planned and implemented. For additions that protrude above the "existing", the base area number (GRZ) is decisive for a building permit. The formula GRZ · property (m²) is used to determine the maximum area that can be built over by structures.

In densely built-up areas, the building supervisory authorities require a so-called “neighbor approval” in order to approve the building application for an additional storey, if neighbors are clearly noticeably impaired from a public legal point of view, for example with the required spacing areas. The neighbor has the right to inspect the relevant building plans before giving his consent. In addition, the neighbor can also appeal against a building permit, but this has no suspensive effect with regard to the building project, as long as a legally binding decision is not available.

advantages and disadvantages

Prefabricated systems are predominantly used today, which have several advantages for the client:

  • The existing building remains habitable.
  • The storey and living space extension is built to be rainproof in a very short time.
  • The storey increase will be implemented in accordance with the provisions of the Energy Saving Ordinance. With the construction, considerable energy cost savings are programmed for the future.
  • Biologically sustainable and pollutant-free materials are used - legally stipulated.
  • KfW-Bank provides a large number of subsidies and loans under certain conditions.
  • In North Rhine-Westphalia, the NRW-Bank also promotes the expansion and expansion of existing living space in connection with the insulation of the outer walls and / or the roof.

For the storey increase, it is asserted that it is a permissible, sensible creation of space. It can be implemented cheaply in relation to the planning of new buildings; it conserves the soil's resources . Proportionally high property costs do not burden the construction budget, as they - as a rule - have already been consumed with the calculation and implementation of the existing building. There is no need for a time-consuming study of the subsoil and development of the building site, which are necessary due to the planning of a new building. Similar to gutting (with which it often goes hand in hand), however, this way of dealing with historical buildings is very controversial. On the one hand, there are frequent complaints of disharmony between the old stock and the increase, but on the other hand there is also excessive adjustment. The interests of monument preservation, the preservation of the cityscape and the commercial interests of investors must be carefully weighed. Therefore, an increase in storeys and the gutting are considered a compromise between monument protection and demolition. In the Anglo-American world one speaks critically of Facadism, a term with negative connotations, as the suffix -ism attached to the term Facade makes clear.

literature

  • Karin Gruler, Ruth Böhm: Effects of demographic change on the material store and the material flow of the housing stock Germany 2050 volume 25 from 2011 - ISBN 978-3-8167-8452-4
  • Life cycle inventory and optimization of repair processes in residential construction - Elite - Building research for practice - ISBN 978-3-8167-7615-4
  • Susanne Edinger, Helmut Lerch - Barrier-free living concepts for multi-storey residential buildings of the 1950s - Koch, Alexander GmbH - ISBN 978-3-87422-645-5
  • Astrid Holz, Timo Gniechwitz, Thorsten Schulze: Housing in Germany - 2011 - Modernization or replacement of existing buildings - Study on the condition and future viability of the German “small housing” - Building research report of the Working Group for Contemporary Building Volume 59 of 2011 - ISBN 978-3-939268- 03-1

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Individual evidence

  1. ↑ a b sbz-online.de (PDF file; 293 kB) Statistics on the building stock
  2. ↑ Top up the bungalow
  3. ^ BGH Karlsruhe, judgment of October 6, 2004 - AZ VIII ZR 355/03 -
  4. ↑ Neighboring issues using the example of Hamburg building law (PDF file; 54 kB)
  5. ↑ Hessian Administrative Court on the subject of neighbor approval
  6. ↑ www.kfw.de Kfw funding programs
  7. ↑ Funding for expansion and expansion by the NRW Bank

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