ᐅ Outbuilding (stable) integrated into residential building (including renovation and extension)
Created on: 18 Sep 2020 10:19
R
RambaZambaR
RambaZamba18 Sep 2020 10:19Hello,
I have been reading along for a few weeks now – and unfortunately, I now need some help.
After our dream of building a new house (in a rural development area) fell through yesterday at the building authority due to the absence of a development plan, we are looking for alternatives. An extension to the existing house is not an option (for various reasons). On the property (a total of 1250 square meters (13,455 square feet)) there is an old barn:
9 by 5 meters (29 by 16 feet) footprint (plus a small shed of 2 by 5 meters (6.5 by 16 feet) attached) with a pitched roof. Electricity and water are available (I’m not 100% sure about gas). However, only the roof is insulated.
What the authority said yesterday is that we might have good chances to apply for this to become a residential building so that we could renovate the house and add an extension. Complete demolition and rebuilding is not allowed; at least some walls must remain standing (I can only shake my head at the purpose of this law or regulation).
Therefore my questions:
- Are there companies (in the Hamburg area) that carry out such projects (the entire process)? Ideally, we would want a company that handles planning, execution, and coordination with the trades (for comparison: a new build for us would have been with Viebrockhaus). I am aware that this will be stressful, but I want to minimize this as much as possible. The first company I quickly came across was "Bossmann GmbH."
- What kind of costs could we expect (rough estimate: $100k, $200k, $300k...)? In the end, the building should be roughly 9 by 11 meters (29 by 36 feet) footprint, with two floors plus an attic, approximately 140 square meters (1506 square feet) of living space, 6 rooms and two bathrooms. Could we manage with $400,000?
- What about financing? Could this be handled with a standard home loan?
It would be great if someone has experience and tips.
I have been reading along for a few weeks now – and unfortunately, I now need some help.
After our dream of building a new house (in a rural development area) fell through yesterday at the building authority due to the absence of a development plan, we are looking for alternatives. An extension to the existing house is not an option (for various reasons). On the property (a total of 1250 square meters (13,455 square feet)) there is an old barn:
9 by 5 meters (29 by 16 feet) footprint (plus a small shed of 2 by 5 meters (6.5 by 16 feet) attached) with a pitched roof. Electricity and water are available (I’m not 100% sure about gas). However, only the roof is insulated.
What the authority said yesterday is that we might have good chances to apply for this to become a residential building so that we could renovate the house and add an extension. Complete demolition and rebuilding is not allowed; at least some walls must remain standing (I can only shake my head at the purpose of this law or regulation).
Therefore my questions:
- Are there companies (in the Hamburg area) that carry out such projects (the entire process)? Ideally, we would want a company that handles planning, execution, and coordination with the trades (for comparison: a new build for us would have been with Viebrockhaus). I am aware that this will be stressful, but I want to minimize this as much as possible. The first company I quickly came across was "Bossmann GmbH."
- What kind of costs could we expect (rough estimate: $100k, $200k, $300k...)? In the end, the building should be roughly 9 by 11 meters (29 by 36 feet) footprint, with two floors plus an attic, approximately 140 square meters (1506 square feet) of living space, 6 rooms and two bathrooms. Could we manage with $400,000?
- What about financing? Could this be handled with a standard home loan?
It would be great if someone has experience and tips.
RambaZamba schrieb:
After our dream of building a new house (in a rural development area) fell through yesterday at the building authority due to the absence of a development plan, we are looking for alternatives. An extension to the existing house is not an option (for various reasons). There is still an old barn on the property (total area 1250sqm (13455 sq ft)):
[...] What the authority said yesterday was that we might have good chances to apply for converting this into a residential building. Since this is your first post, we don’t yet know the full background or details of your situation. If I understand correctly, you are planning the second option on the same property. Some of your descriptions suggest that the area might be classified as open countryside, but without clear facts, this is just speculation. How a 11 x 5 m (36 x 16 ft) outbuilding’s change of use could serve as an anchor for a residential building, when no second main building is allowed on the same property (or the same parcel?), requires much more than just a written explanation. Even @Escroda would probably need additional details to successfully make a reasonable assessment based on so little information.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
R
RambaZamba18 Sep 2020 15:06Hello,
sorry for the missing details. Yes, that is exactly the same plot of land and the same parcel. There is no zoning or development plan for the backland area, and one would not be granted for an individual application either.
As I mentioned, the city building authority informed us that this alternative might have a chance (meaning no guarantee) of being approved. I am aware that this is not a guarantee. However, before submitting such an application, I wanted to ask if anyone has experience with how this process typically works.
What do you mean by the “outer area”?
sorry for the missing details. Yes, that is exactly the same plot of land and the same parcel. There is no zoning or development plan for the backland area, and one would not be granted for an individual application either.
As I mentioned, the city building authority informed us that this alternative might have a chance (meaning no guarantee) of being approved. I am aware that this is not a guarantee. However, before submitting such an application, I wanted to ask if anyone has experience with how this process typically works.
What do you mean by the “outer area”?
RambaZamba schrieb:
There is no zoning plan for the rural area, and such a plan would not be issued on an individual application either.
As mentioned, the city building authority informed us that this alternative might have a chance (meaning no guarantee) of being approved. A construction project does not require a zoning plan, and one would not be developed for a single-family house project. Without a zoning plan, Section 34 of the Building Code (requirement for integration into the existing settlement) applies, meaning the existing development and its actual building boundaries determine the framework; or Section 35 (outer area), which aims to prevent urban sprawl. This often involves an imaginary line drawn around the corners of buildings in a settlement cluster (case scenario: a settlement that fictitiously ends where a new house would no longer fit between existing ones), or one must at least be involved in secondary farming activities like quarrying or must be a mouse herder to be allowed to build there at all (typical cases: remote farmstead or forester’s house). !!! Please note these are imprecise simplified examples intended to help laypersons understand !!!
Are you sure you spoke to a qualified person at the building authority? To me, it sounds more like a helpful temporary substitute with a lot of imagination but little knowledge.
With photos, it might be possible to give a much more precise assessment.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
R
RambaZamba19 Sep 2020 08:11Thanks a lot for the detailed description!
Since there are no structures on any of the properties in the surrounding area, building there is not possible. The neighbor (with an almost identical plot) applied twice for this several years ago, and both requests were denied.
This option is not ideal, and as a layperson, I cannot assess the chances. However, considering the prices in and around Hamburg, this is probably the only way for us to obtain property. Therefore, we want to take every possible chance, no matter how small. I can’t comment on the expertise of the person involved, as I’m not a professional.
Hypothetically, if everything goes through as planned: how do things look regarding my questions?
Since there are no structures on any of the properties in the surrounding area, building there is not possible. The neighbor (with an almost identical plot) applied twice for this several years ago, and both requests were denied.
This option is not ideal, and as a layperson, I cannot assess the chances. However, considering the prices in and around Hamburg, this is probably the only way for us to obtain property. Therefore, we want to take every possible chance, no matter how small. I can’t comment on the expertise of the person involved, as I’m not a professional.
Hypothetically, if everything goes through as planned: how do things look regarding my questions?
RambaZamba schrieb:
Hypothetically, if all of this is approved: What about my questions?In practice, considering the large amount of illustrated evidence, I have probably already provided you with too much information. Basically, it is possible to build a 140 sqm (1,507 sq ft) house on an existing plot for 400,000 EUR, even on a 9 x 11 m (30 x 36 ft) footprint. However, I do not yet see how this can be convincingly classified as an "extension" to a 5 x 11 m (16 x 36 ft) shed.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Similar topics