ᐅ Location of a city villa or detached single-family house on a 500 m² rectangular plot
Created on: 17 Jan 2020 18:03
T
Tolentino
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.
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:
Then parking space might be tricky, right?
Or upright like this?
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
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.
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:
Then parking space might be tricky, right?
Or upright like this?
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
kaho674 schrieb:
The question is how strictly they enforce the 5m (16 ft) strip in front of the house. It’s quite odd that no parking space is allowed there. Was there any explanation given?
Just doing it anyway isn’t that simple. You have to provide proof during construction, and it definitely won’t be allowed at the front. Yes, well, in my version I would put it next to the house anyway, because I would move the house backward, not forward.
Though it doesn’t really make much difference with the side orientation. It’s just those two meters (6.5 ft). The hedge also takes up some space. With a 3m (10 ft) strip, you might not be able to do anything at all. With a 5m (16 ft) strip, maybe a greenhouse? Although with the 2m (6.5 ft) hedge, it probably wouldn’t get much light either, right?
hmm
Oh, regarding the reason: From the real estate agent/builder side: To ensure the building permit / planning permission goes smoothly.
Why Berlin requires this: No idea...
But from what I can see on Google Maps, the immediate neighbor even with a solid structure definitely doesn’t respect the 5m (16 ft) rule. It would still need to be checked if something could be done about that. It’s not an existing old building.
kaho674 schrieb:
Hmm, so in this case we might need the exact zoning plan including the neighboring buildings to explore all options. Escroda could probably help more with that.As I said, there is no detailed zoning plan, only up to the other side of the street. However, that one is strict. It doesn’t even allow exceedances for terraces and parking spaces within the floor area ratio.There is an ongoing zoning plan process for the area including the plot, but it only concerns retail.
And how do we get @Escroda in here? *wink*
Tolentino schrieb:
There is no development planSo where do the floor area ratio, plot ratio, building boundaries, parking exclusion outside buildable area, and height restrictions come from? Well, Berlin is quite unique because there is a legally disputed plan there that is something between a land use plan and a development plan. But without clear information about the planning regulations, in my opinion, discussing location does not make much sense.Tolentino schrieb:
What I still don’t understand (or maybe I just have a different opinion) is why it’s better to have two smaller strips in front of and behind the house rather than one slightly larger area in front.I can only speak from my personal living experience:
At the back of the house, I’m away from the street, feeling sheltered in a private nook.
In front of the house, I notice much more of what’s happening on the street, including traffic noise.
If I have a private conversation in the backyard, maybe the immediate neighbors can hear it, but not every stranger walking on the sidewalk.
How visible the area is depends on the location and height of neighboring buildings and whether you have a fence or hedge. A hedge also takes a long time to grow tall and dense enough to provide real privacy.
In addition, your lot orientation is actually ideal for placing a terrace at the back where you can enjoy the morning sun (and shade in midsummer from afternoon to evening) and a southwest terrace for sun from midday until evening.
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