ᐅ Narrow Plot Maximum Potential Single-Family Home with Low Knee Walls
Created on: 27 Aug 2019 20:33
S
Subwkloofer
We would like to build a nice, small, somewhat traditional single-family home on the mentioned plot of land.
Due to the dimensions, the width will probably be limited to about 8.50 m (28 feet).
Since I do not have a measurement program, I can only make rough estimates.
The original idea was to build without a basement and still have a guest bathroom with a toilet and a small guest/workroom of around 10 sqm (108 sq ft) on the ground floor.
However, because of the limited width, we were advised against this, and now we are considering whether adding a basement would make more sense to avoid squeezing everything in.
The upper floor is planned to have the usual three bedrooms (possibly with a small dressing room) and a bathroom including a bathtub.
A real challenge at the moment is the knee wall height of 0.5 m (20 inches).
After inquiries at the building authority, it may be possible to submit a preliminary request regarding a two-story construction.
Maybe you have some good advice or suggestions about what makes the most sense regarding cost-effectiveness.
We are completely open regarding heating technology and ventilation systems.
Underfloor heating is fixed.
Unfortunately, we have not yet found the perfect floor plan. (Preferably, the living rooms would face south, and the kitchen and guest WC would be on the north side.)
Is our plan feasible with this plot? What should be especially considered when working with an architect or builder?
Development plan/restrictions
Plot size: 509 sqm (5,476 sq ft)
Building window, building line, and boundary: generally 3 m (10 feet)
Number of floors: 1.5 floors
Roof type: pitched roofs with 30–50° slope
Open building style
Ridge: parallel to the plot
Knee wall height: 0.5 m (20 inches) from the top of the finished floor to the top of the wall plate
Maximum eaves height: 4 m (13 feet)
Plinth height: 0.70 m (28 inches)
Client requirements
Brick facade is on the wish list.
Possibly a basement, 1.5 or 2 floors
Number of people planned: 2 adults, 2 children (1–3 years)
Space requirements on the ground floor: kitchen, guest WC including shower, dining room, living room, study (without basement + utility room)
Space requirements on the upper floor: bathroom with bathtub and three bedrooms (possibly dressing room)
Kitchen should be open, max. with a movable partition
Carport with tool shed
Due to the dimensions, the width will probably be limited to about 8.50 m (28 feet).
Since I do not have a measurement program, I can only make rough estimates.
The original idea was to build without a basement and still have a guest bathroom with a toilet and a small guest/workroom of around 10 sqm (108 sq ft) on the ground floor.
However, because of the limited width, we were advised against this, and now we are considering whether adding a basement would make more sense to avoid squeezing everything in.
The upper floor is planned to have the usual three bedrooms (possibly with a small dressing room) and a bathroom including a bathtub.
A real challenge at the moment is the knee wall height of 0.5 m (20 inches).
After inquiries at the building authority, it may be possible to submit a preliminary request regarding a two-story construction.
Maybe you have some good advice or suggestions about what makes the most sense regarding cost-effectiveness.
We are completely open regarding heating technology and ventilation systems.
Underfloor heating is fixed.
Unfortunately, we have not yet found the perfect floor plan. (Preferably, the living rooms would face south, and the kitchen and guest WC would be on the north side.)
Is our plan feasible with this plot? What should be especially considered when working with an architect or builder?
Development plan/restrictions
Plot size: 509 sqm (5,476 sq ft)
Building window, building line, and boundary: generally 3 m (10 feet)
Number of floors: 1.5 floors
Roof type: pitched roofs with 30–50° slope
Open building style
Ridge: parallel to the plot
Knee wall height: 0.5 m (20 inches) from the top of the finished floor to the top of the wall plate
Maximum eaves height: 4 m (13 feet)
Plinth height: 0.70 m (28 inches)
Client requirements
Brick facade is on the wish list.
Possibly a basement, 1.5 or 2 floors
Number of people planned: 2 adults, 2 children (1–3 years)
Space requirements on the ground floor: kitchen, guest WC including shower, dining room, living room, study (without basement + utility room)
Space requirements on the upper floor: bathroom with bathtub and three bedrooms (possibly dressing room)
Kitchen should be open, max. with a movable partition
Carport with tool shed
Escroda schrieb:
Therefore my assumption is that the building authority will allow full-floor dormers.Oops, I thought/read that the original poster already found that out. That was just you, right?
Ah, it will be fine. I can see a nice house on the plot.
Subwkloofer28 Aug 2019 17:37Strahleman schrieb:
What does the development plan say about the maximum number of stories? We are building on a similar plot size (7.8x11.8m (26x39 feet)) with a knee wall height of 0.00m. In a few rooms, we have planned large dormers (almost Bauhaus style), which especially raises the entire bathroom to full ceiling height. That should also be possible for you if 0.5m (1.6 ft) knee wall and a 50° roof pitch aren’t sufficient.
Thanks for the encouragement.
Because of the long eaves sides, with 50cm (1.6 ft) knee wall height a lot of living space/children’s rooms (wardrobes and such) are lost.
I’m interested in your idea with the dormer and how you arranged the layout. Is your floor plan posted somewhere in this forum?
According to the development plan, only one full story is allowed. For a possible exception to allow two stories, you would need to get written consent from all adjacent property owners first. Only then would the building authority consider an exception.
We are not necessarily convinced about building two full stories, as this would, first, be more expensive, and second, reduce potential storage space in the attic.
The basement is another matter. It is not planned, but if it becomes absolutely necessary (for utility room and storage), we will have to address it.
Escroda schrieb:
Exactly here. The house must have its gable end facing the street, The other way around would be much worse.
Escroda schrieb:
Take my plan from #6 and reduce it slightly; so 8.5m * 12m (28ft * 39ft) is definitely possible, and in my opinion 14m (46ft) depth works too. Hmm, if it's that tight, exact dimensions would be helpful. A plan with 9m * 11.5m (30ft * 38ft) can be quite different from 8.5m * 12m (28ft * 39ft). Especially on the upper floor, every centimeter counts.
kaho674 schrieb:
The other way around would be much worse.Visually, maybe, but not in terms of usability.S
Strahleman29 Aug 2019 16:57Subwoofer schrieb:
Is your floor plan available here in the forum?Yes, I have posted it here. But please don’t be surprised, it’s a semi-detached house, not a detached single-family home. However, it should be adaptable.
https://www.hausbau-forum.de/threads/Doppelhaushälfte-ca-145qm-mit-satteldach-verbesserungspotential-im-Bad.32108/
I also quickly checked on Google. You’re building in North Rhine-Westphalia, right? Apparently, the definition of a “full storey” was updated there in 2018:
“(6) Full storeys are above-ground storeys with a clear height of at least 2.30 m (7.5 ft). A storey is only considered a full storey if it has the height mentioned in sentence 1 over more than three-quarters of the floor area of the storey below.” (§2, Building Code NRW 2018; source: recht.nrw.de)
That means quite a bit should be possible even with a pitched roof and dormers on the upper floor. But I would definitely clarify this again. As I said, I only found this through Google.
Strahleman schrieb:
We have planned large dormers (almost in Bauhaus style) in a few rooms,Oh dear. Dormers / almost Bauhaus style ??? :-(I actually see more OBI than Hornbach *grins*
https://www.hausbau-forum.de/threads/Doppelhaushälfte-ca-145qm-mit-satteldach-verbesserungspotential-im-Bad.32108/
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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