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
Is it really that unusual to review invoices that turn out to be significantly higher than expected?
Last week, I received the change order invoice from my general contractor for the earthworks (soil replacement). It was about 20% higher than anticipated (1000 EUR) and more than 100% higher than the original quote. Naturally, I asked for an explanation.
Beforehand, after the geotechnical survey, the offer for soil replacement was based on the understanding that more than the 30cm (12 inches) specified in the construction contract would need to be replaced. At that time, they estimated 70cm (28 inches), so I was being charged for an additional 40cm (16 inches). During the replacement, I was called to the site because the excavator discovered that it actually had to be 1 meter (39 inches). I quickly did the math in my head—okay, that’s an extra three-quarters on top—unfortunately. In the end, it was even more. I was later told that after demolition, the surrounding ground around my building plot was 20cm (8 inches) lower, so they had to add fill to my site as well.
Unfortunate, but these things happen. That’s not the issue.
What surprises me is that I was subtly and sometimes directly criticized for questioning the costs.
How do you handle it when something suddenly costs 1000 EUR more than planned (and keep in mind, we’re talking about additional costs just getting more expensive)?
I know, this happens often during house construction, but is it not allowed to ask why? Should we just smile, nod, and even say thank you while getting stripped of our last shirt and pants?
Last week, I received the change order invoice from my general contractor for the earthworks (soil replacement). It was about 20% higher than anticipated (1000 EUR) and more than 100% higher than the original quote. Naturally, I asked for an explanation.
Beforehand, after the geotechnical survey, the offer for soil replacement was based on the understanding that more than the 30cm (12 inches) specified in the construction contract would need to be replaced. At that time, they estimated 70cm (28 inches), so I was being charged for an additional 40cm (16 inches). During the replacement, I was called to the site because the excavator discovered that it actually had to be 1 meter (39 inches). I quickly did the math in my head—okay, that’s an extra three-quarters on top—unfortunately. In the end, it was even more. I was later told that after demolition, the surrounding ground around my building plot was 20cm (8 inches) lower, so they had to add fill to my site as well.
Unfortunate, but these things happen. That’s not the issue.
What surprises me is that I was subtly and sometimes directly criticized for questioning the costs.
How do you handle it when something suddenly costs 1000 EUR more than planned (and keep in mind, we’re talking about additional costs just getting more expensive)?
I know, this happens often during house construction, but is it not allowed to ask why? Should we just smile, nod, and even say thank you while getting stripped of our last shirt and pants?
Yes, unfortunately it is like this.
Invoices that you dispute and that have been reviewed and reduced by the general contractor (GC) cause frustration for the GC and rightly raise your suspicion of surcharges in future invoices.
The GC is motivated to build a house for you, but if they can charge an additional xx000 €, they feel more comfortable.
So, if it seems justified, pay.
However, increased excavation due to slope angles cannot be calculated proportionally.
Invoices that you dispute and that have been reviewed and reduced by the general contractor (GC) cause frustration for the GC and rightly raise your suspicion of surcharges in future invoices.
The GC is motivated to build a house for you, but if they can charge an additional xx000 €, they feel more comfortable.
So, if it seems justified, pay.
However, increased excavation due to slope angles cannot be calculated proportionally.
Yes, after the explanation it made sense, and it is true that the fine grading is raised above the surrounding terrain. I also transferred the payment early this morning. But there is an undertone in the communication suggesting that I should have known this beforehand and questioning how I dare to review the invoice. That bothers me somehow. They would certainly do the same with their incoming invoices if they suddenly turned out 20% higher.
Anyway, moving on.
Anyway, moving on.