Good evening,
I have been a silent reader for some time.
A few weeks ago, we applied for several plots in a new residential development. Unfortunately, our initial application was unsuccessful. Now we have the opportunity to apply for the remaining plots within the next few days.
Development Plan / Restrictions
Site coverage ratio: 0.4
Floor area ratio: 0.8
Number of stories: 2 full floors (an additional recessed floor is allowed)
Roof style: flat roof
Energy standard: at least KFW 55
Energy sources: photovoltaic system and air-to-water heat pump or ground-to-water heat pump
We plan to build a house of about 140-155 m² (1507-1670 sq ft) for ourselves (2 adults, 2 children). Plots larger than 500 m² (5382 sq ft) are unfortunately excluded as they would exceed our total budget.
We have reviewed the plots as follows:
F1.1:
Plot size: 18.0 x 23.7 meters (59 x 78 feet)
Building envelope: 15.0 x 12.0 meters (49 x 39 feet)
Setbacks: the typical 3 meters (10 feet) on the sides and 8.7 meters (29 feet) to the southern street
- Houses to the south are about 20 meters (66 feet) away
- Access must be from the south
- Long routes for service lines; technical room possibly located on the south side?
- Fencing still to be clarified: Front yard may only be max. 1.20 meters (4 feet) deep … is this considered a front yard?
+ Flexible positioning of the house possible
+ No direct building to the west
-/+ Adjacent public neighborhood square (with some trees and benches)
F1.2:
Plot size: 17.0 x 23.8 meters (56 x 78 feet)
Building envelope: 17.0 x 12.0 meters (56 x 39 feet)
Setbacks: the typical 3 meters (10 feet) on the sides and 8.7 meters (29 feet) to the southern street
- Houses to the south about 20 meters (66 feet) away
- Access must be from the south
- Long routes for service lines; technical room possibly on the south side?
- Fencing still to be clarified: Front yard may only be max. 1.20 meters (4 feet) deep … is this considered a front yard?
F1.3:
Plot size: 17.4 x 23.8 meters (57 x 78 feet)
Building envelope: 14.4 x 12.0 meters (47 x 39 feet)
Setbacks: the typical 3 meters (10 feet) on the sides and 8.7 meters (29 feet) to the southern street
- Houses to the south about 20 meters (66 feet) away
- Access must be from the south
- Long routes for service lines; technical room possibly on the south side?
- Fencing still to be clarified: Front yard may only be max. 1.20 meters (4 feet) deep … is this considered a front yard?
- Adjacent public parking spaces could be a potential disturbance (cars arriving/leaving, doors opening and closing)
+ Very quiet in the farthest corner of the development
F1.4:
Plot size: 14.7 x 26.8 meters (48 x 88 feet)
Building envelope: 11.7 x 12.0 meters (38 x 39 feet)
Setbacks: the typical 3 meters (10 feet)
- Houses to the south about 17 meters (56 feet) away
- Uncertain if a garage can be built on the east side outside the building envelope and directly adjacent to the street
F1.5:
Plot size: 14.0 x 26.8 meters (46 x 88 feet)
Building envelope: 14.0 x 12.0 meters (46 x 39 feet)
Setbacks: the typical 3 meters (10 feet)
- Houses to the south about 17 meters (56 feet) away
F1.6:
Plot size: 14.7 x 26.8 meters (48 x 88 feet)
Building envelope: 11.7 x 12.0 meters (38 x 39 feet)
Setbacks: the typical 3 meters (10 feet)
- Houses to the south about 17 meters (56 feet) away
+ No direct building to the west
-/+ Adjacent public neighborhood square (with some trees and benches)
F2.1:
Plot size: 15.5 x 24.0 meters (51 x 79 feet)
Building envelope: 12.5 x 13.0 meters (41 x 43 feet)
Setbacks: the typical 3 meters (10 feet)
+ Distance to the opposite house (E5) is about 33 meters (108 feet) (11 meters (36 feet) garden + 11 meters (36 feet) green strip on each side)
- A row of three townhouses with a recessed floor (balcony facing southwest) will be built at the height of E5
- Adjacent public parking spaces could be a potential disturbance (cars arriving/leaving, doors opening and closing)
- Access to the neighborhood with 23 houses
F3.2-5:
Plot size: 18.6 x 26.8 meters (61 x 88 feet)
Building envelope: 18.6 x 15.0 meters (61 x 49 feet)
Setbacks: the typical 3 meters (10 feet) plus 5 meters (16 feet) to the southern street and 6.8 meters (22 feet) to the northern property boundary
+ 11 meters (36 feet) green strip (plus a cycle path) to the north
+ Flexible positioning of the house possible
- North-facing garden
-/+ Alternatively, about 7 meters (23 feet) wide garden strips to the north, west, and south, each with a length of 26.8 meters (88 feet), plus the green strip
Maybe in the end, we will conclude that none of the remaining plots are really ideal.
Which plots would you prefer or consider less optimal?
I look forward to your feedback.
I have been a silent reader for some time.
A few weeks ago, we applied for several plots in a new residential development. Unfortunately, our initial application was unsuccessful. Now we have the opportunity to apply for the remaining plots within the next few days.
Development Plan / Restrictions
Site coverage ratio: 0.4
Floor area ratio: 0.8
Number of stories: 2 full floors (an additional recessed floor is allowed)
Roof style: flat roof
Energy standard: at least KFW 55
Energy sources: photovoltaic system and air-to-water heat pump or ground-to-water heat pump
We plan to build a house of about 140-155 m² (1507-1670 sq ft) for ourselves (2 adults, 2 children). Plots larger than 500 m² (5382 sq ft) are unfortunately excluded as they would exceed our total budget.
We have reviewed the plots as follows:
F1.1:
Plot size: 18.0 x 23.7 meters (59 x 78 feet)
Building envelope: 15.0 x 12.0 meters (49 x 39 feet)
Setbacks: the typical 3 meters (10 feet) on the sides and 8.7 meters (29 feet) to the southern street
- Houses to the south are about 20 meters (66 feet) away
- Access must be from the south
- Long routes for service lines; technical room possibly located on the south side?
- Fencing still to be clarified: Front yard may only be max. 1.20 meters (4 feet) deep … is this considered a front yard?
+ Flexible positioning of the house possible
+ No direct building to the west
-/+ Adjacent public neighborhood square (with some trees and benches)
F1.2:
Plot size: 17.0 x 23.8 meters (56 x 78 feet)
Building envelope: 17.0 x 12.0 meters (56 x 39 feet)
Setbacks: the typical 3 meters (10 feet) on the sides and 8.7 meters (29 feet) to the southern street
- Houses to the south about 20 meters (66 feet) away
- Access must be from the south
- Long routes for service lines; technical room possibly on the south side?
- Fencing still to be clarified: Front yard may only be max. 1.20 meters (4 feet) deep … is this considered a front yard?
F1.3:
Plot size: 17.4 x 23.8 meters (57 x 78 feet)
Building envelope: 14.4 x 12.0 meters (47 x 39 feet)
Setbacks: the typical 3 meters (10 feet) on the sides and 8.7 meters (29 feet) to the southern street
- Houses to the south about 20 meters (66 feet) away
- Access must be from the south
- Long routes for service lines; technical room possibly on the south side?
- Fencing still to be clarified: Front yard may only be max. 1.20 meters (4 feet) deep … is this considered a front yard?
- Adjacent public parking spaces could be a potential disturbance (cars arriving/leaving, doors opening and closing)
+ Very quiet in the farthest corner of the development
F1.4:
Plot size: 14.7 x 26.8 meters (48 x 88 feet)
Building envelope: 11.7 x 12.0 meters (38 x 39 feet)
Setbacks: the typical 3 meters (10 feet)
- Houses to the south about 17 meters (56 feet) away
- Uncertain if a garage can be built on the east side outside the building envelope and directly adjacent to the street
F1.5:
Plot size: 14.0 x 26.8 meters (46 x 88 feet)
Building envelope: 14.0 x 12.0 meters (46 x 39 feet)
Setbacks: the typical 3 meters (10 feet)
- Houses to the south about 17 meters (56 feet) away
F1.6:
Plot size: 14.7 x 26.8 meters (48 x 88 feet)
Building envelope: 11.7 x 12.0 meters (38 x 39 feet)
Setbacks: the typical 3 meters (10 feet)
- Houses to the south about 17 meters (56 feet) away
+ No direct building to the west
-/+ Adjacent public neighborhood square (with some trees and benches)
F2.1:
Plot size: 15.5 x 24.0 meters (51 x 79 feet)
Building envelope: 12.5 x 13.0 meters (41 x 43 feet)
Setbacks: the typical 3 meters (10 feet)
+ Distance to the opposite house (E5) is about 33 meters (108 feet) (11 meters (36 feet) garden + 11 meters (36 feet) green strip on each side)
- A row of three townhouses with a recessed floor (balcony facing southwest) will be built at the height of E5
- Adjacent public parking spaces could be a potential disturbance (cars arriving/leaving, doors opening and closing)
- Access to the neighborhood with 23 houses
F3.2-5:
Plot size: 18.6 x 26.8 meters (61 x 88 feet)
Building envelope: 18.6 x 15.0 meters (61 x 49 feet)
Setbacks: the typical 3 meters (10 feet) plus 5 meters (16 feet) to the southern street and 6.8 meters (22 feet) to the northern property boundary
+ 11 meters (36 feet) green strip (plus a cycle path) to the north
+ Flexible positioning of the house possible
- North-facing garden
-/+ Alternatively, about 7 meters (23 feet) wide garden strips to the north, west, and south, each with a length of 26.8 meters (88 feet), plus the green strip
Maybe in the end, we will conclude that none of the remaining plots are really ideal.
Which plots would you prefer or consider less optimal?
I look forward to your feedback.
F1.6 would also be my favorite, but there is still the question of whether the garage must be located within the building boundary.
After that, my next choices would be plots 3.2 to 3.5, which have larger building boundaries and might offer more flexibility in house selection.
Between F1.1–1.3 and F1.6–F1.4, the gray area is less likely to be a path. Could it be that the utility lines for F1.1–F1.3 are planned to run through this area so that, for example, technical rooms can be positioned on the north side?
After that, my next choices would be plots 3.2 to 3.5, which have larger building boundaries and might offer more flexibility in house selection.
Between F1.1–1.3 and F1.6–F1.4, the gray area is less likely to be a path. Could it be that the utility lines for F1.1–F1.3 are planned to run through this area so that, for example, technical rooms can be positioned on the north side?
kbt09 schrieb:
that the utility lines for F1.1-F1.3 are supposed to be routed here, so that, for example, technical rooms can be located in the north?That would be pointless. Utility connections, unless in extraordinary circumstances, always follow the street or the access road to the property, which can be assumed here in this new development area.
ypg schrieb:
After that come the neighboring plots to consider, F1.5 is quite restrictive in terms of buildability; you can’t build more than 8 x 12 meters (26 x 39 feet) here. Of course, our house size would fit exactly, but there’s not much flexibility if the floor area suddenly needs to be around 160 m² (1,722 sq ft). The lower F1 plots are less suitable, even though the F5 houses would be a bit further away?
ypg schrieb:
Are there that many alternatives where you are? For us, it’s either one or the other… better to have a bird in the hand than... No, there are very few usable plots available on the market here. The supposedly best plots (including F2.3) that we have seen were also considered by other applicants. The same applies to the plots we included in the extended selection (including F2.2). It seems neither we nor the other bidders focused on the plots in F1 and F3.
kbt09 schrieb:
However, there is also the question of whether the garage must be located within the building envelope (also called building area or building footprint). What would be the alternative? Ideally, you place the garage on the east or north side. We were told that the garage should be inside the building envelope. In exceptions, if justified by urban planning reasons, it can be allowed outside the building area on a case-by-case basis.
kbt09 schrieb:
For me, plots 3.2-5 would come next, as their building envelopes are larger and might offer more freedom in house design. Yes, those plots would allow more flexible construction. However, there is only limited possibility for a true south- or west-facing garden here. You could build the house as far as possible along the building envelope’s northeastern edge and then stretch it lengthwise. This way, you’d have about 6.5-7 meters (21-23 feet) of garden space on the south, west, and north sides. Although directly to the west there is the neighboring house (with its garage on the property boundary), and it is uncertain whether that house will be built closer to the southern or northern edge of its building envelope.
kbt09 schrieb:
Between F1.1-1.3 and F1.6-F1.4 – the gray area – I see it less as a path. Could it be that this area is intended for utility lines servicing F1.1-F1.3, for example so that technical rooms can be located in the north? That will be a (private) pedestrian path – for whatever reason they planned it that way. There is no such path in any of the other building zones. The 6 F1 plots will belong to the owners. In my opinion, the square meters could have simply been added to the three northern plots. I reviewed the development plan again. It only mentions “area subject to pedestrian and utility easements.” What exactly the utility easement refers to is unclear. There are (private) access roads (e.g. near F4.5), where it additionally states “in favor of utility providers.”
ypg schrieb:
That would be pointless. Utility connections usually follow the street unless there are extraordinary circumstances. Or via the access to the property, which can be assumed as given in this new development. What confuses me here is that the sales conditions state “vehicle access from the south.” This obviously does not exclude that utility lines could come from the north. On the other hand, the path is not very wide to accommodate utility lines as well as sewage and stormwater pipes. I will inquire about this tomorrow.
If I actually had to choose one up to 500m² (5382 sq ft), I would probably go for the 3.5. Even though it’s a north-facing plot, you still get quite a bit of peace at the back thanks to the bike path and green area. It’s almost like an extension of the garden (unless it’s not a green space). I would likely place the house close to the northern boundary with the terrace facing south, but also include an exit to the north.
The options from 1.4 to 1.5 feel too narrow for me—of course, it also depends on what you want from the house. If the light gray area at the back ends up being some kind of playground, I would be quite disappointed.
The options from 1.4 to 1.5 feel too narrow for me—of course, it also depends on what you want from the house. If the light gray area at the back ends up being some kind of playground, I would be quite disappointed.
kaho674 schrieb:
This is almost like an extension of the garden (unless that is not green space). I would probably place the house close to the northern boundary at most and have the terrace facing south, but also create an exit to the north. Yes, that is an approximately 11-meter (36-foot) wide green strip.
F2.1 also has a green strip. Still not interesting? Because of the parking spaces or the access road to that neighborhood?
We had also considered pushing F3.5 as far as possible to the northern boundary. However, then the south side would only have about 9 meters (30 feet) and the west side about 7 meters (23 feet), with the garage and the house from F3.4 on the west. And unfortunately, it’s uncertain whether the neighbor would align with the southern boundary as well; in that case, there would be no sun in the south and north in the afternoon, and the northwest only again in the evening. With F1.1, the garden layout would be similar, except that you would have the green area to the north and no immediate neighbor to the west. However, it would then be a corner plot.
kaho674 schrieb:
If the light gray area at the end ends up being some kind of playground, I would be quite annoyed. No, the playground is far away.
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