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
Oh man. I sent an email to the site manager and the managing director of the construction company with photos, manufacturer guidelines, and the relevant DIN standards. This evening, I received a response from the head of the structural shell contractor.
Basically, he said there was no other way since the first course of blocks is 30cm (12 inches) deep, which doesn’t match the 36.5cm (14.4 inches) blocks, because otherwise the joints would inevitably line up. However, he assured me this wouldn’t cause any problems and that from the third course onward, this wouldn’t happen anymore.
😀
1. The size difference is only in width; the length is the same! The 30cm (12 inches) block is set back exactly by the difference, so it runs in the same way as a 36.5cm (14.4 inches) block in the wall direction!
2. Even if such alignment of joints did occur, it wouldn’t be the whole course with insufficient overlap; the stagger would gradually even out again over time.
They really think I’m stupid.
The site manager is playing ostrich.
My expert consultant also says this explanation is nonsense, but he doesn’t believe it’s structurally concerning as long as the proper overlapping dimension is observed from now on. He recommends that I request a clearance confirmation from the structural engineer’s office, and then it can be considered resolved.
Elsewhere, I had it confirmed again by building experts that adhering to staggered joints is basically building masonry 101.
I have to say, I’m really quite disappointed. I’ll have to think this over again every day with coffee and pretzels...
Basically, he said there was no other way since the first course of blocks is 30cm (12 inches) deep, which doesn’t match the 36.5cm (14.4 inches) blocks, because otherwise the joints would inevitably line up. However, he assured me this wouldn’t cause any problems and that from the third course onward, this wouldn’t happen anymore.
😀
1. The size difference is only in width; the length is the same! The 30cm (12 inches) block is set back exactly by the difference, so it runs in the same way as a 36.5cm (14.4 inches) block in the wall direction!
2. Even if such alignment of joints did occur, it wouldn’t be the whole course with insufficient overlap; the stagger would gradually even out again over time.
They really think I’m stupid.
The site manager is playing ostrich.
My expert consultant also says this explanation is nonsense, but he doesn’t believe it’s structurally concerning as long as the proper overlapping dimension is observed from now on. He recommends that I request a clearance confirmation from the structural engineer’s office, and then it can be considered resolved.
Elsewhere, I had it confirmed again by building experts that adhering to staggered joints is basically building masonry 101.
I have to say, I’m really quite disappointed. I’ll have to think this over again every day with coffee and pretzels...
Tolentino schrieb:
My expert also thinks the explanation is nonsense, but he doesn’t believe it poses any structural concerns as long as the lap length is observed from now on. He recommends requesting a clearance confirmation from the structural engineering firm, and then letting it rest. In summary, I basically share this view.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Yes, indeed, even if I have the confirmation in front of me, the whole process from the companies means that I will now really have to inspect the construction site with a proverbial magnifying glass, and several times a week. Right now, I’m annoyed that I haven’t yet checked the already visible wall openings. I will probably make up for that tomorrow.
Tolentino schrieb:
he does not believe it poses any structural concernsThe house will not collapse on itself. Just think about it this way: the masons will finish much faster than you expect. It’s annoying, but I wouldn’t get too stressed about it. After that, it actually gets more exciting. 😉
Make sure they build up the rest properly and that all the measurements are accurate. Windows and doors should be installed exactly where they are supposed to be.
What annoys me is not that mistakes happen. What annoys me is how people have dealt with them so far.
The situation is escalating again here.
As I said, I wrote to the structural builder and the site manager that I don’t find their reasoning convincing, but after consulting with my expert, I have no objections as long as the structural engineer’s office issues a certificate of harmlessness.
Now he (i.e., the structural builder) is upset about me trying to explain to him how to build a wall. He is requesting an on-site meeting so I can say it to his face.
I guess I will have to spend money to bring an expert with me for support, since I can’t expect any assistance from the site manager.
The situation is escalating again here.
As I said, I wrote to the structural builder and the site manager that I don’t find their reasoning convincing, but after consulting with my expert, I have no objections as long as the structural engineer’s office issues a certificate of harmlessness.
Now he (i.e., the structural builder) is upset about me trying to explain to him how to build a wall. He is requesting an on-site meeting so I can say it to his face.
I guess I will have to spend money to bring an expert with me for support, since I can’t expect any assistance from the site manager.
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