Hello everyone,
We have already read through much of the forum but would now like to get your feedback directly applicable to our situation.
Plot:
- 707 sqm (square meters) according to the land registry
- 17.5 m (57.4 feet) wide and 39.5 m (129.6 feet) long (doesn’t calculate correctly, but it’s listed like this in the property description)
- §34 (Section 34) building eligibility
- fenced with driveway on the right side
Existing structures on the plot:
- solid small one-and-a-half-family house with garage
- ready for demolition
New house:
- two-story urban villa
- 9 x 9 m (29.5 x 29.5 feet)
- with a future large gate garage or double carport with two parking spaces in front
Cadastral map:
- No. 12
- oriented to north
- existing house marked in dark
- garage marked lighter
- street marked in white
Situation:
We have reserved a plot that meets all our requirements except for the orientation. The plot is oriented northeast to south.
For the plot data, we are initially relying on the width and length measures, especially the width.
The current situation is that there is an existing house on the plot which will be demolished. In theory, a new house could also be built in the same place, according to inquiries at the building authority, since §34 applies and because some houses on the street were built either "facing front" or "at the back." The problem with building on the east side of the plot, where the existing house now stands, is the high cost factor. Early research shows that extensive soil compaction and surveys are required, which could easily run into the tens of thousands—costs we neither want nor can afford.
Therefore, our alternative is to position the house on the west side, i.e., facing the street with appropriate setback. This has the advantage that the house would screen the garden. This would result in a northeast-to-south orientation, though rather east and north-south on the sides. According to Sonnenverlauf.de, the sun would shine on the terrace until about 1 p.m. and then would hardly reach it for the rest of the day, except when the shadow of the house clears, falling on the rear part of the plot. We have also considered extending the terrace around the house, but the plot does not seem wide enough for that, especially considering a future garage.
From the street side, the driveway is on the right, where the garage to be demolished currently stands. Here, we have also considered building a large gate garage or a spacious double carport along the boundary later, with about 5 m (16.4 feet) distance from the gate so that cars can still park in front. However, this raises another “problem” since the garage would then be on the south side, which means that as the sun moves more to the west later in the day, it will cast a shadow. Because of this, we might need to plan the house further inside the plot, for example starting where the garage ends. This is something you often see.
Initial considerations: plot width is 17.5 m (57.4 feet). After setbacks to neighbors, 14.5 m (47.6 feet) remains. The house is 9 m (29.5 feet) wide, leaving 5.5 m (18 feet) to the other neighbor. With boundary construction, the garage or carport could be built there later. Is 5.5 m (18 feet) wide enough or too small? It seems rather narrow, right?
We would appreciate your assessment regarding the orientation and interior layout. The floor plan meets our ideas, but we are unsure how sensible the partitioning is given the orientation.
As you can see, we have many questions and haven’t really found answers so far. Sorry for this wall of text, but now you should have all the available information.
Maybe some of you have ideas or suggestions on optimal use and design.
Many, many thanks in advance!
We have already read through much of the forum but would now like to get your feedback directly applicable to our situation.
Plot:
- 707 sqm (square meters) according to the land registry
- 17.5 m (57.4 feet) wide and 39.5 m (129.6 feet) long (doesn’t calculate correctly, but it’s listed like this in the property description)
- §34 (Section 34) building eligibility
- fenced with driveway on the right side
Existing structures on the plot:
- solid small one-and-a-half-family house with garage
- ready for demolition
New house:
- two-story urban villa
- 9 x 9 m (29.5 x 29.5 feet)
- with a future large gate garage or double carport with two parking spaces in front
Cadastral map:
- No. 12
- oriented to north
- existing house marked in dark
- garage marked lighter
- street marked in white
Situation:
We have reserved a plot that meets all our requirements except for the orientation. The plot is oriented northeast to south.
For the plot data, we are initially relying on the width and length measures, especially the width.
The current situation is that there is an existing house on the plot which will be demolished. In theory, a new house could also be built in the same place, according to inquiries at the building authority, since §34 applies and because some houses on the street were built either "facing front" or "at the back." The problem with building on the east side of the plot, where the existing house now stands, is the high cost factor. Early research shows that extensive soil compaction and surveys are required, which could easily run into the tens of thousands—costs we neither want nor can afford.
Therefore, our alternative is to position the house on the west side, i.e., facing the street with appropriate setback. This has the advantage that the house would screen the garden. This would result in a northeast-to-south orientation, though rather east and north-south on the sides. According to Sonnenverlauf.de, the sun would shine on the terrace until about 1 p.m. and then would hardly reach it for the rest of the day, except when the shadow of the house clears, falling on the rear part of the plot. We have also considered extending the terrace around the house, but the plot does not seem wide enough for that, especially considering a future garage.
From the street side, the driveway is on the right, where the garage to be demolished currently stands. Here, we have also considered building a large gate garage or a spacious double carport along the boundary later, with about 5 m (16.4 feet) distance from the gate so that cars can still park in front. However, this raises another “problem” since the garage would then be on the south side, which means that as the sun moves more to the west later in the day, it will cast a shadow. Because of this, we might need to plan the house further inside the plot, for example starting where the garage ends. This is something you often see.
Initial considerations: plot width is 17.5 m (57.4 feet). After setbacks to neighbors, 14.5 m (47.6 feet) remains. The house is 9 m (29.5 feet) wide, leaving 5.5 m (18 feet) to the other neighbor. With boundary construction, the garage or carport could be built there later. Is 5.5 m (18 feet) wide enough or too small? It seems rather narrow, right?
We would appreciate your assessment regarding the orientation and interior layout. The floor plan meets our ideas, but we are unsure how sensible the partitioning is given the orientation.
As you can see, we have many questions and haven’t really found answers so far. Sorry for this wall of text, but now you should have all the available information.
Maybe some of you have ideas or suggestions on optimal use and design.
Many, many thanks in advance!
The floor plan measurements don’t seem to work to me. See the width of the shower toilet, the guest room door, etc.
I also don’t see any space for a bed in the bedroom.
The orientation is incorrect.
In short: First the plot, then the house design. There is no sugarcoating it with “but we have...”
Therefore: Mark the building plot and sketch where the rooms could go. There are plenty of posts about this, including one of mine that is pinned. Otherwise, please let the architect _do their job_.
I also don’t see any space for a bed in the bedroom.
The orientation is incorrect.
In short: First the plot, then the house design. There is no sugarcoating it with “but we have...”
Therefore: Mark the building plot and sketch where the rooms could go. There are plenty of posts about this, including one of mine that is pinned. Otherwise, please let the architect _do their job_.
ypg schrieb:
Marking the building envelope That’s not possible. It’s according to Section 34.
Ezzpi schrieb:
From the street view, the driveway is on the right Is relocating it to the left not an option? You don’t even have a sidewalk, right? Or is the tree causing an issue?
Ezzpi schrieb:
The next "problem" is that the garage would then be on the south side and would cast a shadow But it’s only about 3m (10 feet) high. The shading impact should be minimal. If you plan windows and doors on only two sides of the living room instead of three, the overhang wouldn’t be particularly large either.
Ezzpi schrieb:
What positioning options do you see? House placed 5m (16 feet) parallel to the street, entrance facing the street, north-facing windows removed from the living room, double garage 5.90m x 9.00m (19.4 feet x 29.5 feet) positioned along the north boundary, 9.5m (31 feet) from the street.
Ezzpi schrieb:
17.5m lot width Given the total area, 17.9m (59 feet) seems more plausible.
Thank you for the feedback!
Extremely inconvenient, as the property is fenced in with a driveway and gate integrated into the fence. The fence is also fixed with a kind of stone foundation. So this would be very labor-intensive.
If in doubt, the width is correct and the length is longer. We’ll probably need to take out a protractor on site and measure. Until the proper survey is done, it’s definitely too early for these plans.
Sorry, maybe I’m missing something, but what exactly do you mean? The garage then further north behind the house built on the boundary? So the house 5m (16 feet) away from the street and then 5.90m (19.3 feet) (garage width) from the neighbor? Assuming the driveway would be on the left (viewed from the street)? Yes, that would then be more ideal, that’s true. The only downside would be the significant costs for replacing the fence. Alternatively, maybe a winding path from the current driveway to the garage on the north/left side. Hmm!
Escroda schrieb:
And moving it to the left isn’t possible? You don’t even have a sidewalk, or is the tree an issue?
Extremely inconvenient, as the property is fenced in with a driveway and gate integrated into the fence. The fence is also fixed with a kind of stone foundation. So this would be very labor-intensive.
Escroda schrieb:
17.9m (59 feet) seems more plausible given the area specification.
If in doubt, the width is correct and the length is longer. We’ll probably need to take out a protractor on site and measure. Until the proper survey is done, it’s definitely too early for these plans.
Escroda schrieb:
House 5m (16 feet) parallel to the street, entrance facing the street, north-facing window in the living room removed, double garage 5.90m x 9.00m (19.3 feet x 29.5 feet) with 9.5m (31 feet) distance to the street on the northern boundary.
Sorry, maybe I’m missing something, but what exactly do you mean? The garage then further north behind the house built on the boundary? So the house 5m (16 feet) away from the street and then 5.90m (19.3 feet) (garage width) from the neighbor? Assuming the driveway would be on the left (viewed from the street)? Yes, that would then be more ideal, that’s true. The only downside would be the significant costs for replacing the fence. Alternatively, maybe a winding path from the current driveway to the garage on the north/left side. Hmm!
Ezzpi schrieb:
It’s definitely too late for these plans before the official survey is done. Go to the land registry office and ask for the plot width. They will check the survey map, and if there are no special circumstances, you will get the exact width down to the centimeter. Alternatively, you can email the land registry office requesting a cadastral map showing the boundary lengths. There is a fee for this service (I estimate around €50).
Ezzpi schrieb:
So the garage then positioned more to the north behind the house by building on the boundary line? Yes.
Ezzpi schrieb:
So the house 5m (16 feet) back from the street, and then 5.90m (19½ feet) from the neighbor? Assuming the driveway is on the left side (viewed from the street)? Yes.
Ezzpi schrieb:
Alternatively, maybe a winding path from the current driveway to the garage to the north/left. No. Better to have 6m (20 feet) length extending to the south. If the southern living room window is removed, there would only be about 1.5m (5 feet) protruding.
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