Building Rules

BUILDING REGULATIONS FOR PRIVATE HOUSES OF THE JÄRVETIPU RESIDENTIAL AREA

1. General

These building regulations have been compiled with the goal of creating a high-quality, architecturally cohesive living environment in the new residential area. The construction of detached houses must comply with detailed plan no. DP020570 (established by Tallinn City Council decision no. 120 on February 8, 2023) and these building regulations, which specify the requirements and architectural conditions outlined in the detailed plan.

Building design documentation must be approved in writing by the developer of the residential area, OÜ Haland Arendus, prior to submitting the building permit application to the local municipality.

 

2. Placement of Buildings on the Plot

The building area for each property is defined by the detailed plan. Buildings must be placed as close as possible to the street boundary of the plot, maintaining a minimum distance of 5 meters from the street-facing boundary. One residential building is permitted per plot. The site coverage ratio is determined by the detailed plan, with the maximum allowed footprint (including outbuildings) being 250 m². Any standalone garage or outbuilding must be connected to the main house by either a carport or a boundary wall. Outbuildings may be single-story, with a maximum height of 4 meters from ground level. Parking for at least 3 vehicles must be accommodated within the plot boundaries (outdoors or within the building footprint). A minimum of 30% of the property area must remain green space.

 

3. Building Shape and Geometry

All lines on the elevations and outer perimeters of the floor plans must be straight and perpendicular to each other, with the exception of the roofline in the case of pitched roofs. Stepped gables, towers, or similar features are not permitted. The maximum allowed roof pitch is 30°, and the maximum eaves overhang is 70 cm from the wall. Flat roofs and/or single-pitch roofs are preferred. Single-story residential buildings are preferred, though up to two-story buildings with a maximum height of 8.5 meters from ground level are permitted.

Due to historically high groundwater levels in the area, basements or semi-basements are not advisable. Considering the soil conditions, we recommend building the house on a slab foundation. 

 

4.  Building Exterior Finishes

Exterior walls of the main building and outbuildings may be finished with concrete, glass, plaster, smooth brick, or wood.
At least 60% of the building must be finished with a single primary material. Clinker/split-face block (klompkivi) is not permitted as a primary material. Up to 40% of the exterior wall surface (excluding glazed openings) may be finished with a secondary material, such as natural stone, wood, plywood, or ceramics. Round logs, split-face blocks, fieldstones, or plastic are strictly prohibited. Bright or vivid colors, as well as painted or 3D decorative elements, are not allowed. Windows with dense mullion patterns/grids are not permitted. Roof cladding must be monochromatic; preferred materials include roll roofing, smooth roof tiles, or smooth standing-seam metal sheets in dark gray, black, or similar shades.

 

5. Fencing

The maximum fence height is 1.2 meters from the existing ground level. Fences along the street must be uniform in height, design, and material throughout the street segment. Bright or vivid colors are not permitted for fence finishes. Welded wire mesh fencing up to 1.2 meters high in dark gray or green, combined with an evergreen hedge up to a maximum height of 1.8 meters, is permitted between adjacent properties. Stone or concrete wall sections of the same height as a wooden fence may be used at the plot entrance for integrating gates and mailboxes. Wall finishes must match the design of the main building. Wrought-iron fences are not allowed. The house number must be clearly visible on the street-facing fence or building facade.

 

6. Landscaping

Plots must be kept tidy and fully landscaped. Any trees removed during construction must be replaced to maintain the overall greenery level of the area. Vertical leveling must adhere to the natural terrain as much as possible. The land must be graded to ensure stormwater recharges into the ground within the plot rather than draining onto neighboring properties. Gaudy or flashy decorative features (e.g., windmills, grottoes, garden gnomes) are prohibited. Ordering a professional landscape design—to be coordinated with the building's architect—is recommended.

 

7. PrüWaste Management

Waste containers must be located in the street-facing section of each plot, with organic waste collected in a separate container. Precise locations will be specified in the building design. If a composter is used for organic waste, it must be located within the designated building area; if placed outside this area, written agreement from the adjacent neighbor is required. Waste storage should ideally be integrated with the entrance area, ensuring unimpeded access for waste disposal vehicles from the street.

 

8. Utility Systems

The guaranteed electrical capacity per plot is 20 A. Heat pump systems (air-to-water or geothermal) are to be used for space heating. Water, sewage, and drainage systems must be designed according to the technical conditions set by the utility operators. Internal utility networks on the plot must use materials from the same manufacturer used for the main utility lines. Note that utility companies hold registered easement areas on the green strips outside property boundaries. Consequently, no trees, shrubs, stones, or other obstacles that hinder access to or maintenance of the utility lines may be placed in the green strip between the plot boundary and the street (only grass is permitted).