BYA
BYA is the abbreviation for bebygd areal (built-up area) and is given in square metres. BYA is the plot's "footprint": how much of the plot is covered by buildings and built elements. The calculation includes the external walls of buildings, parking areas (car standing space, carport and garage), open roofed areas (gateways, courtyards, pergolas with a roof), and building parts that sit more than 0.5 metres above the average ground level (typically stairs and terraces). Building parts below 0.5 metres are not counted, and buildings entirely below ground level (basements, car parks) are not counted either. Under the calculation rules, projecting building parts up to 1.0 metre from the facade (typically roof overhangs) are also left out, and the area under building parts with a clear height above 5.0 metres does not count as built-up.
The calculation rules follow Norwegian Standard NS 3940 and circular H-2300 on degree of utilisation from the Ministry of Local Government and Regional Development, supplemented by the guidance from the Norwegian Building Authority (DiBK) and the building technical regulations TEK17. Under the circular, car standing spaces required by the zoning plan must also be counted at 18 m² per space, even if they are not physically roofed. It is often this inclusion that surprises the tiltakshaver (the developer responsible for the project) in a building application: a plot with three required parking spaces has 54 m² locked into BYA before the first spade goes in the ground.
In planning and building cases, BYA is used first and foremost through %BYA: a plot of 1,000 m² zoned to %BYA = 30% gives a maximum of 300 m² of built-up area. Other forms of degree of utilisation are:
- %BYA (per cent built-up area): the share of the plot that can be covered by the footprint. Most common in housing and holiday home plans.
- %UFA (per cent usable floor area): the UFA as a share of the plot area. Takes account of both the footprint and the number of storeys.
- %TU (per cent plot utilisation): an older term, still used in many plans.
- T-BRA (m²): a specific maximum UFA figure for the plot.
The choice of measure varies between municipalities and plan types, and a plan can combine several (for example both %BYA and a maximum eaves height). BYA must not be confused with usable floor area (UFA), which measures the internal area to the inside of the external wall, or with BTA (gross area), which includes the external walls on the inside.
BYA as a planning tool is grounded in the Planning and Building Act section 11-9 no. 5 and section 12-7, which give the municipality the legal basis to set requirements for development volume and degree of utilisation in municipal plans and zoning plans. The calculation rules are given in NS 3940 and circular H-2300. The municipality checks BYA when processing an application for a measure. Together with eaves height and ridge height, %BYA is one of the most used tools for capping how much can be built on a plot. In addition, TEK17 section 8-7 sets requirements for outdoor amenity space, which indirectly limits %BYA on housing plots.
Changing %BYA as a general rule requires a new zoning plan or a dispensation. A common pitfall is to start from the building's ground floor area without adding required parking spaces, terraces and open roofed areas; miscalculated BYA is a recurring reason for refused building applications.
In Placepoint, BYA is shown per building and as a total for the property in the Property panel, and you find the zoning provisions with %BYA in the same place. A complete walkthrough of the flow is in the example Zoning and maximum UFA.
How this looks in Placepoint
In Placepoint you find this in the Property panel:
From Placepoint's dictionary: BYA
More information: The Government: Circular H-2300 on degree of utilisation, DiBK: Building technical regulations (TEK17), Standard Norge: NS 3940, Store norske leksikon: bebygd areal
English: Built-up area (BYA, building footprint per Norwegian Standard NS 3940).
Frequently asked questions
What is BYA?
BYA stands for bebygd areal (built-up area) and shows how much of the plot is built on, including the house, parking, carport and roofed areas. BYA is often called the plot's 'footprint'.
How is BYA calculated?
BYA is calculated by adding up all building parts and areas more than 0.5 metres above the average ground level, including the external walls, parking areas, carports and open roofed areas.
What does maximum %BYA in a zoning plan mean?
The degree of utilisation (utnyttingsgrad, %BYA) states the maximum percentage of the plot that can be built on. If the zoning plan states a maximum of 30 %BYA and the plot is 1,000 m², a maximum of 300 m² can be built on.
Do underground building parts count towards BYA?
No, BYA includes all building parts more than 0.5 metres above the ground. Underground structures such as basements or car parks below ground level are normally not counted in BYA.
What is the difference between BYA and UFA?
BYA and UFA are two different measures. BYA shows the footprint on the plot (external), while UFA (usable floor area) shows the internal area of the building itself.