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
Tolentino schrieb:
Do you have any other ideas regarding the entrance from the parking side? I'm afraid that would ruin everything. I’m not even sure if I still have the file anywhere. It’s quite strange. Usually, the entrance always has to be at the front – symmetrical, bright, and welcoming. This time it is like that, and immediately the original poster wants the entrance from the left side.Tolentino schrieb:
I believe they communicate regularly; they studied together. The head of the office and my construction manager...
And now this as well. Collusion.
kaho674 schrieb:
And now this too. Messing around. hehe.
I’m actually hoping for some advantages from this. At least in terms of speed, that was promised to me (four instead of eight weeks). However, now with Corona, any processing time will have to be accepted. They can just blame everything on Corona...
The banks are the same. I’m waiting for the currency confirmation from my current bank for my new bank (refinancing with a better interest rate), and they keep delaying and asking for understanding... After they had already refused to cancel the contracts before Corona, so that cost unnecessary time.
Well. Hopefully this will make some progress soon.
Good luck
Tolentino
Tolentino schrieb:
I don’t really see much sense in this, except maybe being considered a “difficult client” by my site manager.For me, the (parking) situation on this plot is a reason not to buy it or, at least, not compatible with your requirements.
You might not see a problem with having to maneuver every time, but after a tough day at work, I might just end up hitting the neighbor’s gate because it gets too frustrating.
Tolentino schrieb:
I’m convinced it’s not that bad.If you feel differently, I hope you think it through carefully.
I also thought it was all just backroom dealings... as I said before: when I want something, I don’t rely on that kind of triangle relationship.
kaho674 schrieb:
I’m afraid that will ruin everything. I’m not even sure if I still have that file anywhere. It’s strange. Usually, the entrance has to be at the front – symmetrically bright and welcoming. This time it is, yet the original poster wishes for the entrance to be on the left. Too bad. Honestly, I don’t really know why I insist so much that the entrance should be at the back. It just feels better that way. Plus, it allows for the possibility of adding a covered carport and a porch.
ypg schrieb:
For me, the (parking) situation on this property is a reason not to buy it, or at least not compatible with your wishes. Maybe you don’t see a problem with having to maneuver every time. I would probably end up hitting the neighbor’s gate after a bad day at work because it just gets too frustrating. Yes, we already discussed general space issues in the earlier thread. In Berlin, you simply develop different expectations or tolerance levels. In general, I’m not the kind of impulsive person who damages someone else’s property on a bad day.
ypg schrieb:
If you see it differently, I hope you are thinking clearly. We tested it on paper with scale-accurate models and turning circles taken from datasheets, as well as in reality (though with a small car) by marking the areas on the Kaufland parking lot. It even works without any maneuvering. The main problem is the long reverse driving either when entering or exiting. But you don’t have to do it at 30 km/h (18 mph), you can go at walking speed. Then it all works out. Parallel parking in tight spaces is something you learn quickly in big cities. And if we might need to reverse with a larger car in the future, then so be it.
ypg schrieb:
I also thought about favoritism... as I said: if I want something, I don’t rely on this kind of triangle relationship. Okay, I can understand why “favoritism” might have a negative connotation in connection with “connections.” But seriously, favoritism implies that they agree among themselves to their advantage and to my disadvantage. What would be the supposed advantage for them in this case? Whether the house is angled or straight makes no difference to them personally. On the contrary, if angled, they could claim more effort under some pretext and charge more. She gains no advantage from a straight alignment and no disadvantage from angled, unless the neighborhood development makes the angled position too conflicting and thus disrupts the overall appearance. According to the cadastral map, it is quite clear that a street alignment has so far been desired. So the verbal refusal makes a lot of sense to me. I will call anyway; the clerk on the phone probably won’t immediately say that the unusual Tolentino doesn’t trust his construction manager. And you are right that I shouldn’t be discouraged by a phone call for a project costing over half a million.
Does anyone have any input on the shafts (#122 et seq.)? Can the house simply be built over them with pipes routed in/on/under, or in the case of the well, around them? Or do they need to be demolished and filled in? They are concrete, about 1.5 m (5 feet) deep each.
Thanks and best regards
Tolentino
Tolentino schrieb:
Okay, I can understand why the term "connections" might have some negative connotations. But seriously, "clique" implies that they are somehow conspiring to your disadvantage in order to gain an advantage. What exactly would that supposed advantage be in this case? I don’t see it as that dramatic. Usually, having a good relationship with the authorities is beneficial. On the other hand, it can sometimes become such a close-knit team that your general contractor (GC) preemptively avoids pushing your requests and instead always represents the authority’s position. This gives the impression that the two are building “their” little town the way they want.
If a street orientation or building line isn’t specified in any development plan (zoning plan/planning scheme), then it effectively doesn’t exist. Sure, Section 34 (regulation) suggests that the new build should align with neighboring properties. But whether that includes the orientation of the house is debatable—and could even be taken to court if necessary. If this is extremely important to you, you might want to raise the issue. If it’s not a big deal for you, I wouldn’t recommend suing the authority right at the start.
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