ᐅ Location of a city villa or detached single-family house on a 500 m² rectangular plot

Created on: 17 Jan 2020 18:03

Dear all,

after sharing the floor plans of my possible hamster cage with you in the other thread , here comes the next thread (thanks again for all the constructive suggestions there).
Just so you know, the semi-detached house is not off the table yet, as this plot of land is highly sought after and it’s not clear whether it will work out. But this one would be my favorite.

Now to this plot. For now, I’m mainly concerned with where and roughly how the house should be positioned on this plot.

Development plan / restrictions
Plot size: 500 m² (5400 sq ft)
Slope: none
Site coverage ratio: 0.2
Floor area ratio: 0.4
Building envelope, building line and boundary: 5 m (16 ft) from the street, 3 m (10 ft) from neighbors
Edge development: allowed for garages and sheds, none existing on the plot
Number of parking spaces: 1-2
Number of floors: 1.5–2.5
Roof shape: no preference
Architectural style: no preference
Orientation: aligned parallel to the street
Maximum heights / limits: ridge height max. 9 m (30 ft)

Below are the site plans I created myself based on the details from the listing.

This is a rough overview of the plot with building boundaries and dimensions.

Site plan: green center outlined by red frame, street names on the left and compass top left.

My question is: where to put the house?
The broker suggests placing it towards the back, since you already have the 5 m (16 ft) setback at the front and would “gain” about 3 m (10 ft) of garden. My partner doesn’t like this because of the visibility from the street. I say: privacy screen! But I also think, a fence too high might create a prison-yard feel.

But even if you follow this suggestion, I wonder if a more square floor plan (-> town villa style) would be better?

Like this, for example:

Floor plan: street on the left, orange buffer zones, green area, central grey building (100 m²).

Then parking space might be tricky, right?

Or upright like this?

Floor plan of a plot with orange buffer zones, green yard and grey building block.

I really want as much of a west-facing view and garden as possible. I tend to be an evening person and that side is less built up, due to the road. So I think more light comes through.
But the narrow floor plan caused lots of problems with the semi-detached house already. Well, here you could build longer instead.

What do you think?

Best regards

Tolentino

ypg17 Jan 2020 19:17

Tolentino schrieb:

My partner isn’t too keen on it because of visibility from the street. I say: privacy screen! But I also think, hmm, if the fence is too high, it could feel like a prison yard.

Phew... so what does she want then with the semi-detached house?

Keep in mind: 100 square meters (1,076 square feet) floor area ratio, which includes the terrace.
And check whether you have the “second floor area ratio” for the courtyard and parking space.

kaho67417 Jan 2020 19:21

Is a parking space enough for you?

ypg17 Jan 2020 19:27

A parking space next to the edge of the building area on the plan (is that allowed? What does the orange area mean?)
And one diagonally next to the entrance (to be created later as an official lawn or gravel bed)

House about 8 x 10 meters (26 x 33 feet) or so.

kaho67417 Jan 2020 19:49

#10

What rights does the neighbor have over the attic space? Do only the pipes run through there, or is it also the access route?

Tolentino17 Jan 2020 20:27

#11

ypg schrieb:

Phew... so what does she want to do with the semi-detached house then?

Location, and she likes the three floors. I explained to her that she can also convert the attic here...

ypg schrieb:

Remember: 100 sqm (1076 sq ft) floor area ratio, including the terrace.
And check whether you have the “second floor area ratio” for the courtyard and parking space.

Yes, we have an allowed exceedance of up to 0.23 according to the sales rep, whose boss is supposedly buddies with the head of the planning authority.

kaho674 schrieb:

Is one parking space enough for you?

Yes, we only have one car, and it might get bigger but not more. If they ever get their own, they'll just have to park on the street.

ypg schrieb:

One parking space at the top edge of the plan (is that allowed? What does the orange area mean?)

The orange zones represent the required setback distances. (3 m (10 ft) from neighbors, 5 m (16 ft) from the street)
I can’t build directly on the boundary at the very top of the plan due to pedestrian, vehicle, and utility access rights for the rear neighbor (whose property borders on the right of the plan). Otherwise, it should be possible as long as it’s not fully sealed (impervious surface).

ypg schrieb:

And one diagonally next to the entrance (to be created later and officially lawn or gravel bed)

I don’t think I understood that. Could you mark it with Paint or something?

ypg schrieb:

House around 8 x 10 meters (26 x 33 feet) or so.

Will there be enough space inside then? You remember the 5 kids, right...?

kaho674 schrieb:

What rights does the neighbor at the top of the plan have? Is it just the utility lines running through or also the access driveway?

Pedestrian, vehicle, and utility access rights, unfortunately.

ypg17 Jan 2020 21:13

#12

Tolentino schrieb:

At the very top boundary, I’m not allowed to place any building due to a right of way for pedestrian and vehicle access to the neighbor’s property behind (which borders to the right).

So you cannot put anything at the top boundary, not even paving. No carport or parking space.
After subtracting 5 meters (16 feet 5 inches) for parking depth, that leaves you 8.30 meters (27 feet 3 inches) in width for the house.
So 8.30 by 12 meters (27 by 39 feet), if the authorities are lenient with the terrace since you plan to have little additional paving.

The question is: can you afford the house?

ᐅ Location of a city villa or detached single-family house on a 500 m² rectangular plot

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