Hello everyone,
My father lives in a house on a plot of about 1050m² (11,300 sq ft) located in a town east of Cologne. Since building plots are very scarce here and the prices correspondingly high (land value index ≥650€/m²), we have decided to build another house on his property. We are considering constructing it to the west of the existing building. An informal inquiry with the city referenced §34 (there is no zoning plan) and was answered with "generally seems feasible, legal clarification through a building permit pre-application or approval planning."
Regarding the pictures: north is aligned with the top edge of the plan.
The separated parcel would be about 410m² (4,410 sq ft) in size. Access would most sensibly be from the street to the south. In light blue, I have marked a potential building area, with a 3m (10 ft) setback from the northern neighbor, 3m (10 ft) from the assumed boundary to my father’s property, and 3m (10 ft) from the street to the south (which is a dead-end).
Should I go directly to an architect for the building permit pre-application, or is there a way to proceed effectively on my own? I am currently quite inexperienced when it comes to building matters. If you have any ideas on how to position things on the plot, I am open to all suggestions. The only thing I would prefer to avoid is placing a garage directly on the property line next to my father’s house.
Thank you very much for your input.
My father lives in a house on a plot of about 1050m² (11,300 sq ft) located in a town east of Cologne. Since building plots are very scarce here and the prices correspondingly high (land value index ≥650€/m²), we have decided to build another house on his property. We are considering constructing it to the west of the existing building. An informal inquiry with the city referenced §34 (there is no zoning plan) and was answered with "generally seems feasible, legal clarification through a building permit pre-application or approval planning."
Regarding the pictures: north is aligned with the top edge of the plan.
The separated parcel would be about 410m² (4,410 sq ft) in size. Access would most sensibly be from the street to the south. In light blue, I have marked a potential building area, with a 3m (10 ft) setback from the northern neighbor, 3m (10 ft) from the assumed boundary to my father’s property, and 3m (10 ft) from the street to the south (which is a dead-end).
Should I go directly to an architect for the building permit pre-application, or is there a way to proceed effectively on my own? I am currently quite inexperienced when it comes to building matters. If you have any ideas on how to position things on the plot, I am open to all suggestions. The only thing I would prefer to avoid is placing a garage directly on the property line next to my father’s house.
Thank you very much for your input.
K a t j a schrieb:
I figured as much. So the kitchen will be pitch dark. I would be very upset about that and far from being able to "cope" with it. But for the little son... well, that’s a different matter. Normally, the old house should be redesigned and rebuilt as well, and that would be your responsibility. That reduces the residual value of the existing property, so the buyout for the brother will be lower. 😉
naKruul schrieb:
The reason for rejection is related to the outer area regulations and the unwanted precedent it would set for the remaining plots further along the street.It is very difficult to find arguments against this. Do you have any?The areas behind are all privately owned. The section at the western boundary adjacent to the planned site belongs to my aunt. The other, much larger part belongs to a neighbor. He also wants to create a building plot there for his son (for a single-family house), while my aunt has no interest in building there (over 80 years old). The current discussion revolves around a rounding ordinance or easements and/or building encumbrances in favor of the city, which stipulate that the northern part of the street may only be built up to the boundary of the development on the southern side of the street, and of course, to what extent. This would correspond to a maximum of two additional houses.
K a t j a schrieb:
It’s hard to find arguments against it. Do you have any?I would argue using the three-point support system on the opposite side. Otherwise, section 34 hardly allows the construction project, since the house is the last one on the street side before the open land.Is there a land use plan from which the open land area on the property is derived?
gutentag schrieb:
Is there a land use plan that defines the outdoor area on the property?Property? There is a land use plan that was updated two years ago. The entire area is designated as residential land. However, the existence of the land use plan alone does not grant a legal right to build.
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