Hello fellow building enthusiasts,
We recently purchased two plots of land where a small new residential area (11 single-family homes) is being developed. We are planning to build a townhouse with a living space of about 160 sqm (1,722 sq ft).
You might be wondering why two plots... One parcel was too small for a detached single-family home, so we bought two because we wanted a bit more space in the garden.
One parcel measures 305 sqm (3,284 sq ft) and the other 267 sqm (2,875 sq ft). Together we have 572 sqm (6,159 sq ft) (parcels 1654 and 1656). Including access paths, the total area is 622 sqm (6,695 sq ft). The plots are approximately 19 meters (62 feet) deep and 30 meters (98 feet) wide.
Now to our questions:
How can we position the house most advantageously on the plots?
The driveway access to the houses is planned from the Southwest street (plot 1652). The street there is 4.5 meters (15 feet) wide. On the Northeast side, a 2-meter (6.5 feet) wide pedestrian walkway is planned.
The blue line in the drawing marks the building boundary. There is no need to maintain a 3-meter (10 feet) setback from the pedestrian walkway; 1.5 to 2 meters (5 to 6.5 feet) are sufficient here. I think the most favorable placement would be to position the house in the Northeast corner with the main entrance facing the pedestrian walkway, so we could have the entire garden on the Southwest side.
How can the garage be positioned conveniently in this layout?
I think the garage would make most sense placed along the boundary of the neighboring plot 1653.
I have sketched four different options that we have considered.
Option 1:
If we place the garage directly attached to the house, we would have to enter the house through the back door of the garage every time, and there would only be space for one parking spot in front of the garage, which is not ideal for two cars.
Option 2:
A garage positioned with some distance from the house. This would allow space for a second parking spot. However, with this option, we would need to fence off the garden area near the parking spots to prevent direct views into the garden. We would also be losing a lot of usable space and would have to pave the path leading to the front and the area in front of the house and garage.
Option 3:
Similar to option 2, but with the fencing arranged differently. The garden area next to the garage could still be used as garden space, but we would have to go through the garden gate every time from the garage to reach the house entrance.
In all three options, the pathways to the house entrance are quite long.
Additionally, I have never seen a garage positioned with its back wall facing the side of the house entrance. Usually, the garage door faces the side of the house entrance, or the house entrance is placed on the side adjacent to the garage.
Option 4:
The option we like best is access to the garage via the pedestrian walkway. The walkway was originally planned as a footpath and will be paved 2 meters (6.5 feet) wide during site development. We could widen it by about 1 meter (3 feet), making it a 3-meter (10 feet) wide driveway/walkway that could be used to drive into the garage. We would need to pave that additional meter ourselves and shift the house one meter (3 feet) further, which would not be a problem given the size of the plot. According to the development plan and information from the city, this would be perfectly allowed. We have pedestrian, vehicle access, and utility easements benefiting the residents for this walkway. With this option, we could place the garage directly attached to the house and use the second parking spot in front of the utility room window.
Options 1 to 3 might be possible if the house entrance is placed on the garage side, but then I’m not sure how we would need to change the floor plan.
How would you position the house and garage? Maybe you can help us with some new ideas to move forward.
We recently purchased two plots of land where a small new residential area (11 single-family homes) is being developed. We are planning to build a townhouse with a living space of about 160 sqm (1,722 sq ft).
You might be wondering why two plots... One parcel was too small for a detached single-family home, so we bought two because we wanted a bit more space in the garden.
One parcel measures 305 sqm (3,284 sq ft) and the other 267 sqm (2,875 sq ft). Together we have 572 sqm (6,159 sq ft) (parcels 1654 and 1656). Including access paths, the total area is 622 sqm (6,695 sq ft). The plots are approximately 19 meters (62 feet) deep and 30 meters (98 feet) wide.
Now to our questions:
How can we position the house most advantageously on the plots?
The driveway access to the houses is planned from the Southwest street (plot 1652). The street there is 4.5 meters (15 feet) wide. On the Northeast side, a 2-meter (6.5 feet) wide pedestrian walkway is planned.
The blue line in the drawing marks the building boundary. There is no need to maintain a 3-meter (10 feet) setback from the pedestrian walkway; 1.5 to 2 meters (5 to 6.5 feet) are sufficient here. I think the most favorable placement would be to position the house in the Northeast corner with the main entrance facing the pedestrian walkway, so we could have the entire garden on the Southwest side.
How can the garage be positioned conveniently in this layout?
I think the garage would make most sense placed along the boundary of the neighboring plot 1653.
I have sketched four different options that we have considered.
Option 1:
If we place the garage directly attached to the house, we would have to enter the house through the back door of the garage every time, and there would only be space for one parking spot in front of the garage, which is not ideal for two cars.
Option 2:
A garage positioned with some distance from the house. This would allow space for a second parking spot. However, with this option, we would need to fence off the garden area near the parking spots to prevent direct views into the garden. We would also be losing a lot of usable space and would have to pave the path leading to the front and the area in front of the house and garage.
Option 3:
Similar to option 2, but with the fencing arranged differently. The garden area next to the garage could still be used as garden space, but we would have to go through the garden gate every time from the garage to reach the house entrance.
In all three options, the pathways to the house entrance are quite long.
Additionally, I have never seen a garage positioned with its back wall facing the side of the house entrance. Usually, the garage door faces the side of the house entrance, or the house entrance is placed on the side adjacent to the garage.
Option 4:
The option we like best is access to the garage via the pedestrian walkway. The walkway was originally planned as a footpath and will be paved 2 meters (6.5 feet) wide during site development. We could widen it by about 1 meter (3 feet), making it a 3-meter (10 feet) wide driveway/walkway that could be used to drive into the garage. We would need to pave that additional meter ourselves and shift the house one meter (3 feet) further, which would not be a problem given the size of the plot. According to the development plan and information from the city, this would be perfectly allowed. We have pedestrian, vehicle access, and utility easements benefiting the residents for this walkway. With this option, we could place the garage directly attached to the house and use the second parking spot in front of the utility room window.
Options 1 to 3 might be possible if the house entrance is placed on the garage side, but then I’m not sure how we would need to change the floor plan.
How would you position the house and garage? Maybe you can help us with some new ideas to move forward.
kaho674 schrieb:
True shade is only on the north side. The sun moves around after all..Well, in our northern region, the east side of the house is in shade during summer evenings.
pp1203 schrieb:
I created a drawing to show our idea.I would move the garage to the opposite end, so to the junction of the driveway.What is the circle in the garden; and what does 1655 represent – a location for electrical/telephone distribution boxes or something similar?
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ypg schrieb:
I have to disappoint you: as you imagine it in the drawing, it won't work.
Here you have a tiny house on a 19-meter (62 feet) wide plot.
You have a 5-meter (16.5 feet) setback on the south side and 1.5 to 2 meters (5 to 6.5 feet) on the north side (who even comes up with this "up to"?). Oh, 5 meters? I thought it was only 3.
So that means a 12-meter (39 feet) wide house is already the maximum built right up to the boundary?
Off-topic: I’m never sure about this—are you allowed to build the terrace outside the building envelope / construction area?
ypg schrieb:
I have to disappoint you: it won’t work the way you imagine it in the drawing.
You have a tiny house on a 19-meter (62-foot) wide plot.
You have a 5-meter (16-foot) setback to the south and 1.5–2 meters (5–6.5 feet) to the north (who even came up with this “up to” distance?).
With your current design, a terrace won’t be possible.
First, think carefully about the driveway and get out pen and graph paper if you have trouble with proportions [emoji2]I don’t understand why this wouldn’t work? The plot depth is 19 meters (62 feet), including the sidewalk it’s 21 meters (69 feet). The width is about 30 meters (98 feet). (Depth or width, depending on how you look at it.) From the sidewalk to the house, about 1.5 meters (5 feet) of clearance is planned. According to our current plan, our city villa will be 9.45 meters (31 feet) deep and 10.45 meters (34 feet) wide.
19 meters (62 feet) from the sidewalk minus 1.5 meters (5 feet) clearance = 17.5 meters (57 feet) minus 9.45 meters (31 feet) house depth = 8.05 meters (26.4 feet) from the back of the house to the fence. A 3 to 4 meter (10 to 13 feet) terrace on the west side, plus still 4 to 5 meters (13 to 16 feet) between the terrace and the fence. And the entire south side remains as open space/garden.
We are the only ones there who bought two plots. Everyone else owns one parcel with 250 to max. 330 square meters (2,690 to 3,550 square feet). In their areas, four semi-detached houses and the rest are planned as detached single-family houses. If our idea isn’t supposed to work, then I wonder how the neighbors plan to fit their houses on those “tiny lots.” At best, a terrace and then a fence right away on all sides. Compared to that, our plot with two parcels is a real luxury in terms of size.
11ant schrieb:
I would move the garage to the opposite end, that is, to the junction of the driveway.
What is the circle in the garden; and: what is 1655 – a location for utility boxes for electricity / telephone or similar?That would of course also work, but then the paths from the garage to the house would be long, which we don’t find very convenient. Especially when coming back with groceries, it gets annoying.
I marked the circle as an open garden area. The entire south side is available for free use.
Plot 1655 is for waste bin storage, which I have already explained in some previous posts.
kaho674 schrieb:
OT: I’m always unsure: is it allowed to build the terrace outside the building envelope?I don’t think they’re that strict about it there. Usually not.
But it’s not very nice to sit on the main terrace at the back end of the plot.
With 9.45m (31 feet), it should fit. However, I find the floor plan quite questionable: everything looks very spacious with dollhouse furniture. But usually, you don’t put dollhouse furniture in; you have other kinds of pieces. Anyway, this is not really about the floor plan here.
I don’t like these standards anyway.
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