ᐅ Bungalow – does building one on this type of plot make sense?
Created on: 10 Oct 2019 10:21
N
Niriach
Hello Forum,
I just signed up and would appreciate your thoughts on the following:
We have the opportunity to acquire a plot of land near Cologne, about 650 sqm (approximately 7,000 sq ft) in size (see sketch).
It is currently developed but would need to be demolished, so we would have to build anew.
The zoning plan requirements are:
Single-storey, base height max. 0.3 m (1 ft), eaves height above base max. 3.50 m (11.5 ft), floor area ratio 0.7, roof pitch 25-30°, detached building.
Do you think it’s possible to fit a practical bungalow for a family of four within these limits? A basement—well, that would be great, but probably too expensive...
Can you quickly think of any contractors who are good at delivering this kind of project? The idea is also to preserve some outdoor space on the plot.
Do you need any additional information to answer this? I can try to provide it.
Thank you
I just signed up and would appreciate your thoughts on the following:
We have the opportunity to acquire a plot of land near Cologne, about 650 sqm (approximately 7,000 sq ft) in size (see sketch).
It is currently developed but would need to be demolished, so we would have to build anew.
The zoning plan requirements are:
Single-storey, base height max. 0.3 m (1 ft), eaves height above base max. 3.50 m (11.5 ft), floor area ratio 0.7, roof pitch 25-30°, detached building.
Do you think it’s possible to fit a practical bungalow for a family of four within these limits? A basement—well, that would be great, but probably too expensive...
Can you quickly think of any contractors who are good at delivering this kind of project? The idea is also to preserve some outdoor space on the plot.
Do you need any additional information to answer this? I can try to provide it.
Thank you
Phew. I’m only now able to reply again.
Thanks for the additional feedback. I’ve made some adjustments to the entire plan and am sharing it here. Hopefully, this will provide some clarity.
No, there aren’t only bungalows there – or at least none that look like traditional bungalows to me.
The house directly next door to the east was built on a sold portion of what is still a larger plot on this plan and borders exactly on the property to be demolished. That would have to be clarified anyway. They’re wall-to-wall.
Why are we even considering this? No real estate agent involved, about a 4-minute walk to the regional express station directly to Cologne. The location is really great. These are acquaintances of my in-laws who would subtract the demolition costs from the land value (the house has a basement).
There is currently only one child, but I would plan space for two (the first is just 18 months old), a small office or guest room, a small pantry, and a storage room – if it really stays single-story. But yes, all of that should somehow still stay within a reasonable financial framework, I would say. Of course, you won’t be able to say much without more detailed information yet, but at this point, I’m mainly interested in what could actually be realized there. This Schwörer house would be quite interesting in terms of style.
The measurement of the foundation height would definitely need to be clarified with the authorities, correct?
And regarding the garage: it would have to be built within the building area, if I understand you correctly?
Thanks for the additional feedback. I’ve made some adjustments to the entire plan and am sharing it here. Hopefully, this will provide some clarity.
No, there aren’t only bungalows there – or at least none that look like traditional bungalows to me.
The house directly next door to the east was built on a sold portion of what is still a larger plot on this plan and borders exactly on the property to be demolished. That would have to be clarified anyway. They’re wall-to-wall.
Why are we even considering this? No real estate agent involved, about a 4-minute walk to the regional express station directly to Cologne. The location is really great. These are acquaintances of my in-laws who would subtract the demolition costs from the land value (the house has a basement).
There is currently only one child, but I would plan space for two (the first is just 18 months old), a small office or guest room, a small pantry, and a storage room – if it really stays single-story. But yes, all of that should somehow still stay within a reasonable financial framework, I would say. Of course, you won’t be able to say much without more detailed information yet, but at this point, I’m mainly interested in what could actually be realized there. This Schwörer house would be quite interesting in terms of style.
The measurement of the foundation height would definitely need to be clarified with the authorities, correct?
And regarding the garage: it would have to be built within the building area, if I understand you correctly?
Niriach schrieb:
The construction plan was signed in 1967. Bingo!
I’d like to suggest the following: forget about the zoning plan. They’ve already declared the design regulations non-binding, and the neighboring house was even approved completely outside the building boundary. Make an appointment with the building authority and you’ll see—you’re allowed to build something similar to what’s already standing in the neighborhood. If the municipality needs money, you’ll only have to pay higher fees for the exemptions. These zoning plans should really be abolished, but no one dares to address it or has the time.
By the way, no floor area ratio (FAR) is set, and the plot ratio is 0.4. In my opinion, that’s probably irrelevant here, as mentioned.
Niriach schrieb:
And about the garage: it would also have to be within the building area, if I understand you correctly? If you don’t demolish it, it has existing use rights (grandfathering). And unless explicitly prohibited in the zoning plan, even rebuilding outside of the building boundary shouldn’t be a problem. However, that depends on the local building code and is usually a permissive rule.
Niriach schrieb:
The house directly next door to the east was built on a sold portion of the originally larger plot shown in the plan and borders exactly on the property that is going to be demolished. This would have to be clarified anyway. They stand wall to wall. So, does this mean the plot is being subdivided now? You definitely need to pay attention to the setback requirements. It’s possible that you will have to observe the full setback area on your property towards the east.
... or does this result in an obligation to build an extension?
I think it is possible to build a house here suitable for a family of four. If the knee wall has to be that low, then just one room per gable. The parents could certainly live upstairs as well. And if one gable wall borders the neighboring house, meaning no windows are possible there, then that space could be used as storage. It would definitely be better than a bungalow.
But first, clarify what is actually allowed.
I think it is possible to build a house here suitable for a family of four. If the knee wall has to be that low, then just one room per gable. The parents could certainly live upstairs as well. And if one gable wall borders the neighboring house, meaning no windows are possible there, then that space could be used as storage. It would definitely be better than a bungalow.
But first, clarify what is actually allowed.
Altai schrieb:
Better than a bungalow, definitely. That’s how people from southern Germany are. Shaped by cliffs, gorges, and valleys where the smoke from spruce wood fires hangs in the air, where the fog lingers and lingers, and the humidity rises and rises, they can only imagine living upwards, step by step, brothers toward the sun, toward freedom, brothers toward the light... for them, the bungalow is like a pearl... well, you know the rest. In contrast, the resident of the North German lowlands is different. They spread out across the endless expanse of nearly treeless grass and wheat steppes, cornfields, and meadows... they shelter themselves against the constant west wind, occasionally replaced by the eternal east wind. The bungalow is their natural living form, stairs are their enemy, the horizon their focus, and they love the long hallways in these houses, not shying away even from sizes comparable to sports halls—an ode to the ground floor itself. Karsten
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