Important values for the calculation of living spaces and DIN277
Important parameter in the land-use plan
Essentially, the land-use plan includes the following values:
- land-use type (e.g. Commercial construction, residential construction)
- Type of area (residential area, mixed use area, commercial area...)
- Land area
- Floor space ratio
- Coverage ratio
- Building lines for the property
- Building alignments
- Number of possible story propers (is regulated by the state building regulations)
- Roof shape
- Roof pitch
- Ridge line and eave
- Information about adjoining buildings, garages and parking spaces
Establishing the gross floor area, the constructible base area and the story propers:
The following parameters provide a basis for the following calculations. (You can actually find these building lines for the property - building alignment values in the land-use plan.)
- Land area: 500 m²
- Floor space ratio: 0.5
- Coverage ratio: 0.25
- Number of possible story propers: 2
Calculating the gross floor area:
The gross floor area is the total amount of all possible story propers plus partial stories (such as basement and attic floor)
- In case of the story propers, the area surrounded by the external walls including the wall thickness of the external walls is relevant.
- In case of the attic floor, the specific part of the room slopes has to be deducted from the gross floor space which falls below a ceiling height of 1.50m. The thickness of the external walls has to be added to the calculation.
- The basement is included only if it is completely or partially approved as a habitable or working room. In this case the thickness of the external walls has to be added to the calculation as well.
In case of a gross floor area of 500m2 and a floor space ratio of 0.5, the gross floor area is 500m2 x0.5=250m2.
Calculation of the constructible land area:
In case of a gross floor area of 500m2 and a floor space ratio of 0.25, the value for the constructible land area is 500m² x 0.25 (coverage ratio) = 125 m². Remark: The constructible land area can also be limited to a smaller size by building lines, setbacks or a building window in the land-use plan. .
Calculation of the number of floors:
The number of possible story propers is calculated based on the gross floor area and the value for the constructible land area.
In our example, this is 250 m² (gross floor area) /125 m² (constructed land) = 2 story propers.
This value must not exceed the number of possible story propers in the land-use plan.
Remark: Basement and attic floors are usually not considered as story propers. The state building regulations regulate in which case a floor is actually a story proper.
You can find additional articles helping you plan your house in our guidelines for house builders.
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