Gesimshøyde

Gesimshøyde (cornice height, the height to where the outer wall meets the roof) is the distance from the ground up to the intersection between the outer wall and the roof surface. It is measured from the average level of the finished graded terrain around the building, not from the original terrain. Together with mønehøyde, BYA and UFA, gesimshøyde is one of the most important figures setting the physical limits for how much you can build on a plot.

The legal framework sits in plan- og bygningsloven § 29-4, which sets a general limit of 8 metres to the gesims and 9 metres to the møne unless a plan says otherwise, and in the building technical regulations TEK17 § 6-2, which defines the measurement rules. On buildings with a projecting main cornice, it is normally the top of the cornice that forms the reference line. For monopitch roofs, the intersection of the highest facade with the roof counts as the gesims, while mønehøyde is always the highest point of the roof.

Where the terrain slopes steeply, the average level is calculated from the graded terrain. Filling therefore affects the permitted height, and the municipality's zoning provisions may require a terrain profile drawing to document the calculation. Under TEK17 § 6-2, roof structures that project more than 0.3 m above the roof surface must be included in the height, and this also applies to dormers, roof lifts and technical structures.

The zoning plan is the operative instrument and can go further than the law in several ways:

• Give contour heights (absolute height above sea level) rather than relative height, so that fills do not produce taller buildings.
• Set different heights for different building corners or sub-areas.
• Link the permitted mønehøyde to the roof pitch.
• Distinguish between the main building and outbuildings.
• Set requirements for sight lines or view corridors.

Gesimshøyde is a recurring issue in neighbour notifications, appeals and dispensations because in practice it determines the number of storeys and the shape of the roof. A deviation of half a metre can be the difference between three and four storeys, and thus between a profitable and an unprofitable project. Riksantikvaren (the Directorate for Cultural Heritage) and municipal authorities pay particular attention to gesimshøyde in urban environments worth preserving (regulated with consideration zone H570), where the building's silhouette forms part of the cultural environment.

For developers, it is critical to verify that the project's actual gesimshøyde stays within the zoning provisions before applying for a framework permit. Deviations discovered late in the process can trigger reworked drawings, a new neighbour notification or a dispensation application, all with the time loss that entails.

In Placepoint, measurable area and height data are shown in the building panel. You will find the zoning provisions that apply to the plot in the property panel.

How this looks in Placepoint

In Placepoint, you find this in Building panel:

From Placepoint's dictionary: Gesimshøyde

More information: Lovdata: Plan- og bygningsloven § 29-4, DiBK: TEK17 § 6-2 Høyde, Store norske leksikon: gesimshøyde

English: Cornice height (per Plan- og bygningsloven, eaves height of a building).

Frequently asked questions

What is gesimshøyde?

Gesimshøyde is the distance from the average level of the finished graded terrain around the building to the intersection between the outer wall and the roof surface. It is often regulated in a zoning plan or a municipal master plan.

How is gesimshøyde measured?

Gesimshøyde is measured from the average graded terrain around the building to the point where the outer wall meets the roof surface, not to the top of the roof. The municipality's zoning provisions determine the measurement method.

What is the difference between gesimshøyde and mønehøyde?

Mønehøyde is measured to the top of the roof (the intersection between two roof surfaces). Gesimshøyde is measured to the point where the roof surface meets the outer wall. Both are used to regulate building heights.

How is gesimshøyde regulated in Norwegian plans?

Gesimshøyde is regulated in a zoning plan or in the land use element of the municipal master plan. The maximum permitted gesimshøyde is one of the most common limits on building size and is important to check during design.

Why does gesimshøyde matter in building design?

Gesimshøyde affects the number of storeys and the shape of the roof. A low gesimshøyde can limit the scope for a flat roof or many storeys, while a higher gesims gives more flexibility.