Building setbacks define the minimum distance that must be maintained between a building and the boundaries of the plot. They are generally greater along the street frontage than along neighbouring properties and typically range from 3 to 10 metres, depending on the planning regulations applicable to the area.
Setbacks are measured exclusively from the plot boundaries and are generally independent of the distance to neighbouring buildings. An exception may apply in certain rural areas, where additional regulations are intended to prevent the concentration of buildings.
In some cases, swimming pools or small ancillary structures, such as garages, may be permitted within the setback area. Depending on local regulations, this may require the notarised consent of the adjoining property owner. These structures are subject to particularly strict rules regarding their size, height and permitted use.
Planning regulations often limit the maximum building volume permitted on a plot. Whether you are adding an extra bedroom, a garage or simply a small garden shed, every enclosed structure contributes to the total permitted building volume.
The permitted volume varies between municipalities and is usually defined by a planning ratio, for example a maximum number of cubic metres of building volume per square metre of plot area.
Particular attention should be paid to enclosed balconies and terraces, as these are generally included in the calculation of the total building volume. Enclosing an existing terrace with glazing therefore usually requires planning permission, and it is essential to verify in advance that the permitted building volume will not be exceeded.
Planning regulations also limit the percentage of a plot that may be occupied by buildings. Depending on the municipality and planning zone, the maximum site coverage typically ranges between 20% and 33%. Larger homes therefore often need to be designed over two or more storeys rather than extending across a greater footprint.
In rural areas, the maximum permitted site coverage is often as low as 2%, resulting in significantly larger plots with comparatively small buildings.
Not every part of your plot can necessarily be built on. Certain areas may be subject to legal restrictions that limit or even prohibit development.
These restrictions are not limited to rights of way, such as access for a neighbouring property. They may also arise from utility infrastructure, public services or planning regulations affecting the land.
Common examples include overhead power lines, major roads and railway lines, all of which may require wide protection zones extending beyond the infrastructure itself. Green areas, coastal protection zones and land reserved for future public planning can also restrict the developable area of a plot.
Planning regulations generally limit both the maximum height of a building and the number of storeys it may have. For detached homes, this typically means a maximum of two storeys above the basement and an overall height of around seven metres, measured from the natural ground level to the underside of the roof.
And no – simply raising or lowering the ground level to comply with these limits is generally not an option. ;)