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Floor area of a building: a fairly recent creation
In urban planning, the concept of floor area is a unit for calculating construction areas which is required to issue building permits, prior works declarations and other planning authorizations. The purpose of this measurement is nothing more or less than calculating the area that will be created during the construction that is the source of the request.
The floor area of constructions (SPC), created by ordinance no. 2011-1539 of November 16, 2011, entered into force on March 1, 2012, the date on which it officially replaced the gross surface area (GFA) and the net surface area (GFA), allowing :
- To simplify the calculation of the areas taken into account in the building permits examined by the administration.
- Increase the possibilities of building by 10%.
Definition of the floor area of a construction
Concretely, the floor area of a construction is equivalent to the sum of all the enclosed and covered surfaces that the latter comprises (all levels included). Knowing that :
- Only areas with a ceiling height greater than 1.80m can be taken into account in the calculation of the floor area.
- The floor area calculation of a construction must imperatively be carried out inside the wall of the facades of the building.
How to calculate the floor area of a construction?
For get the floor area of a building, it is therefore necessary to measure the areas of each level, calculated from the interior of the facades. For the calculation to be exact, certain surfaces, such as:
- The thickness of the exterior walls, as well as the surface used by the insulation of the future construction,
- The hoppers for staircases and elevators (for collective buildings in particular);
- Ceiling areas less than or equal to 1.80m;
- The floor areas of spaces intended for parking vehicles (parking lot or garage + maneuvering areas);
- Non-convertible floor surfaces;
- The floor areas of the attic that cannot be converted for housing or for a professional activity;
- The floor areas of the areas corresponding to the technical elements necessary for the functioning of the accommodation such as that intended for the deposit of garbage, cellars or cellars annexes
- The floor areas of cellars or cellars, annexed to housing, since these premises are served only by a common area.
To note : the rules for calculating the floor area are listed in article R. 111-22 of the town planning code.
Floor area, living area, taxable area: what differences?
Even if they are similar, the notions of living space and taxable area should not be confused with that of a building's floor surface. Indeed, the taxable area (also called fiscal area) of a dwelling corresponds to the floor area of the latter from which we subtract the voids, hoppers and all spaces whose ceiling height does not exceed 1m80. Unlike the floor area, which is an urban planning calculation carried out for the administration, the taxable area is above all useful for the tax authorities.
As for the living area of a dwelling, it is calculated by taking into account the floor area, but after deduction of the areas occupied by partitions, walls, stairs, doorways and windows ...