ᐅ Floor Plan and Space Considerations for a Detached Single-Family Home

Development Plan / Restrictions
Plot size: 486 sqm (5232 sq ft)
Slope: flat

Building envelope, building line, and boundary: "Neighborhood development"
However, I can’t really identify a clear pattern here.

Client Requirements
Style, roof type, building type: gable roof, single-family house
Basement, floors: no basement, 1.5 floors
Number of people, age: 2, 24 years old

House Design
Designed by: a civil engineer friend

Hello everyone,
I am new to the forum and would like to get some opinions and maybe suggestions regarding the floor plans.
Unfortunately, the plot is quite narrow and elongated (about 16 m x 27 m [52 ft x 89 ft]).

Currently, there is a house in poor condition on the same spot that needs to be demolished.

The layout is also restricted because no windows are possible on the boundary side, at least on the ground floor.

I look forward to any criticism, objections, and tips.

Have you already discussed the buildability with the planning authority? Eaves streets were common until the 19th century, but today they are almost always prohibited. So, either you build on the property line, or you maintain setback areas, or – which I consider unlikely – the authority grants you an exception. The same applies to the western neighbor: either attach to their building or keep a 5m (16 feet) distance.

Building in old village structures is quite complicated. If your friend is around your age, he will probably have to learn a lot. However, you will be the ones paying for the lessons. In general, you should consider how much the friendship is worth to you. Offering help is good, but I would advise against taking over the entire project.

BastianBW schrieb:

Client Requirements
Style, Roof Type, Building Type: Gable roof, single-family house

I see a house with two 2-room apartments.

This is initially about a preliminary building inquiry.
Since the old house is ready for demolition, I wanted to submit a preliminary building inquiry to make sure I am allowed to rebuild in the same way as the existing structure.
If I have to maintain a 5m (16 feet) distance on both the right and left sides, only 6m (20 feet) would remain.
How is this usually handled when there is no zoning plan / building development plan, and all the other houses on the street are built directly on the boundary line?
For example, the neighbors have their house side directly on the boundary, and an L-shaped barn attached, with the gable also located on the opposite boundary.

Yes, the house should later be potentially divisible if the space is no longer needed.

BastianBW schrieb:

How is this usually handled when there is no building plan / planning permission and all the other houses on the street are built on the property boundary?

In that case, it is considered continuous development and the new building must also be constructed on the boundary. However, your eastern neighbor’s house is not built on the boundary but at a setback that is no longer permitted today. A building feasibility inquiry is the right approach to understand the authority’s position. As mentioned, the planning assessment for existing developments is often complex and frequently leads to deviations from building regulations, which then need to be well justified.

Escroda schrieb:

This means it is a fully enclosed construction, and the new building must also be built up to the property lines. However, your eastern neighbor’s building is not on the boundary but at a distance that is no longer permitted today. The preliminary building inquiry is the right approach to find out the authority’s perspective. As mentioned, the planning assessment of existing buildings is very challenging and often results in deviations from building regulations, which then need to be well justified.

Thank you very much for the information. So the house should rather be built directly on the boundary and not set back like the neighbor’s.

A friend who is a structural engineer has been contacted initially to handle the part of the preliminary building inquiry, so that the old house can be demolished as soon as possible. Its condition is more than worrisome.

The floor plans above are hand-drawn, showing the current position of the existing house. The primary goal is to establish a suitable floor plan (room layout and sizes, etc.). Nothing is final yet, so I’m also open to further suggestions and opinions.