ᐅ Building a 150-160 sqm Single-Family Home in Parents’ Garden – Feeling Overwhelmed!
Created on: 24 Jun 2021 16:15
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GnortiNRW
Hello everyone,
My partner and I are planning to build a single-family house of about 150-160 square meters (1,615-1,722 square feet) in my parents’ garden. The plot we want to use is around 500 square meters (5,382 square feet).
It is a vacant lot, designated as a residential area in the land use plan, but there is no binding development plan. It is directly adjacent to the street, so it is serviced, and the neighboring houses vary greatly in color, height, and orientation.
Now to our problems.
We would, of course, like to build as close to the street as possible to avoid wasting garden space. However, the houses on both sides are set quite far back. (Attachment plot 70)
We will need to submit a building permit inquiry to find out where our house can be positioned.
When I called the building authority, I couldn’t even get a clear answer about whether we are allowed to build at all.
Person A said yes, person B claimed it is an outer area where building is not permitted, and person C said they cannot give me any information by phone, and so on.
Problem 2: The soil on our site seems to be problematic in terms of infiltration (hardly possible).
Therefore, before planning the floor plan or anything else, we need to have a geotechnical report done.
But this can only work once we know where the house is supposed to be placed… which we only find out after the building permit inquiry.
And now I don’t even know if building is allowed at all if water cannot infiltrate on the property.
So we definitely have to start with the building permit inquiry, which will cost about 800 € (approx. $850) with an architect.
After that, we would commission the geotechnical report (quotes range from 2,100 € to 2,600 € / approx. $2,230-$2,760), which might then show that building is impossible due to lack of infiltration options on the soil.
Then we would have spent about 3,600 € (approx. $3,780) and maybe achieved nothing.
To sum up: I somehow can’t make any progress without the other things and feel a bit stuck in a loop—
Could you please share your assessment and advice on the best way to proceed?
My partner and I are planning to build a single-family house of about 150-160 square meters (1,615-1,722 square feet) in my parents’ garden. The plot we want to use is around 500 square meters (5,382 square feet).
It is a vacant lot, designated as a residential area in the land use plan, but there is no binding development plan. It is directly adjacent to the street, so it is serviced, and the neighboring houses vary greatly in color, height, and orientation.
Now to our problems.
We would, of course, like to build as close to the street as possible to avoid wasting garden space. However, the houses on both sides are set quite far back. (Attachment plot 70)
We will need to submit a building permit inquiry to find out where our house can be positioned.
When I called the building authority, I couldn’t even get a clear answer about whether we are allowed to build at all.
Person A said yes, person B claimed it is an outer area where building is not permitted, and person C said they cannot give me any information by phone, and so on.
Problem 2: The soil on our site seems to be problematic in terms of infiltration (hardly possible).
Therefore, before planning the floor plan or anything else, we need to have a geotechnical report done.
But this can only work once we know where the house is supposed to be placed… which we only find out after the building permit inquiry.
And now I don’t even know if building is allowed at all if water cannot infiltrate on the property.
So we definitely have to start with the building permit inquiry, which will cost about 800 € (approx. $850) with an architect.
After that, we would commission the geotechnical report (quotes range from 2,100 € to 2,600 € / approx. $2,230-$2,760), which might then show that building is impossible due to lack of infiltration options on the soil.
Then we would have spent about 3,600 € (approx. $3,780) and maybe achieved nothing.
To sum up: I somehow can’t make any progress without the other things and feel a bit stuck in a loop—
Could you please share your assessment and advice on the best way to proceed?
GnortiNRW schrieb:
So we definitely have to start with the preliminary building inquiry, which will cost around €800 with an architect.At least you can save those €800 and submit the preliminary building inquiry yourself. This can be done with simple sketches, like the ones you have already shared here. Although you still need to add dimensions and specify exactly what you want to build, once you have written this down and sketched it (for example, an 8 m x 10 m (26 ft x 33 ft) urban villa without a basement, with a double garage, or a house like your neighbor XY’s), I would take it to the building authority and see what happens.G
GnortiNRW28 Jun 2021 11:27Georgie schrieb:
That is correct what @Tassimat writes.
For a preliminary building enquiry, you don’t need an architect. A simple sketch showing the location on the plot and measurements is sufficient. The lady from the building authority told me over the phone that an architect is absolutely required for the preliminary enquiry.
I was actually planning to submit a sketch as you described.
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Myrna_Loy28 Jun 2021 12:12GnortiNRW schrieb:
The woman from the building authority told me on the phone that an architect is definitely required for the preliminary inquiry.
I actually intended to submit a sketch as you described..Do you have that in writing? For a preliminary building inquiry, you don’t need an authorized building professional. For a building permit application/planning permission application, of course you do. You don’t even have to own the land; having an interest in purchasing it is sufficient.G
GnortiNRW28 Jun 2021 13:56Myrna_Loy schrieb:
Do you have that in writing? You do not need an authorized building submitter for a preliminary building inquiry. For a building permit application, of course, you do. You don’t even have to own the property; having an interest in purchasing it is sufficient. No, I don’t have that in writing. As I said, I spoke with the lady on the phone, and she told me that.
But I will now simply submit a basic preliminary building inquiry and see if anyone responds.
GnortiNRW schrieb:
But I will just submit a simple preliminary building enquiry now and see if anyone replies. Then make sure you only ask questions that do not require a certified design professional authorized to submit building applications.