ᐅ Orientation, Location, and Shape of a New Build: Square or Rectangular?
Created on: 26 Aug 2018 15:32
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imsi123Hello, we were able to secure a plot of land (with an existing house). We live and work very close by, so we are very happy that it worked out. However, it was quite surprising for us that it happened so quickly, so we are rather unprepared and already not making progress after the first preliminary discussions with four architects we approached. We have now applied for demolition first (it can take up to 3 months for the permit/planning permission to be granted) and postponed choosing an architect. The plot is difficult to build on, so we initially only asked the architects to put their vision of a house (for 3-4 apartments, maximum allowable development) on paper. None of those designs suit us. However, we now have a better idea of what we need/want... at least.
About the plot:
- The original plot includes 13/1, 34/1, 33/1, and we additionally acquired 31 (which is flat and has a garden shed on it). The plot is basically only usable up to the red line; the height difference to the street edge is marked in red. There is a steep slope, currently connected by a steep staircase in the middle of the plot between the upper and lower parts. The lower plot should be usable and accessible in the future.
- The plot is planned to be fully developed, meaning a small basement apartment in the underground garage (possible due to the steep slope) (4-5 parking spaces + shared cellar) connected with the ground floor, 2 apartments on the first floor, penthouse, elevator, with a total gross floor area of about 500 m² (about 5,400 sq ft).
I will live with 4 children in the ground floor + basement + garden (which will already be tight with a gross floor area of around 160-180 m² [1,700-1,940 sq ft] across ground floor and basement). The first floor will be rented out and my parents will move into the penthouse.
- The driveway to the underground garage and the main entrance must be on the east side so that the south/west side can be used as a garden;
- The house must be positioned as far north (north/east) towards the slope as possible to leave space in front for the garden, as that area is otherwise not usable.
- These two points were clear and logical for us from the start, but apparently not for the architects.
The fundamental question (all floor plans are bad, but that’s our own fault for not giving clear guidelines to the architects; still, the question remains how you can plan just a 2-meter (6.5 feet) wardrobe space for 6 people...) is whether the house should be rather:
- Narrow (about 11 x 16 m [36 x 52 ft]): I find this visually appealing, not so common here, with pure west orientation, then a nice large living room facing south/west; lots of space on the west side to create a practical staircase down to the lower garden; problem: the two apartments on the first floor would be arranged one behind the other, with the rear apartment facing west/north, which is rather unfavorable;
- Rectangular (e.g., 13 x 14 m [43 x 46 ft]): south/west orientation; the first floor gets two apartments with south-facing balconies. The problem I see is that the living room would become too wide and would have to be separated towards the east. Which room should go there? One draft wanted to place the parents’ bedroom with access from the living room, which is absolutely not acceptable.
What do you think?
Regards, Benjamin
About the plot:
- The original plot includes 13/1, 34/1, 33/1, and we additionally acquired 31 (which is flat and has a garden shed on it). The plot is basically only usable up to the red line; the height difference to the street edge is marked in red. There is a steep slope, currently connected by a steep staircase in the middle of the plot between the upper and lower parts. The lower plot should be usable and accessible in the future.
- The plot is planned to be fully developed, meaning a small basement apartment in the underground garage (possible due to the steep slope) (4-5 parking spaces + shared cellar) connected with the ground floor, 2 apartments on the first floor, penthouse, elevator, with a total gross floor area of about 500 m² (about 5,400 sq ft).
I will live with 4 children in the ground floor + basement + garden (which will already be tight with a gross floor area of around 160-180 m² [1,700-1,940 sq ft] across ground floor and basement). The first floor will be rented out and my parents will move into the penthouse.
- The driveway to the underground garage and the main entrance must be on the east side so that the south/west side can be used as a garden;
- The house must be positioned as far north (north/east) towards the slope as possible to leave space in front for the garden, as that area is otherwise not usable.
- These two points were clear and logical for us from the start, but apparently not for the architects.
The fundamental question (all floor plans are bad, but that’s our own fault for not giving clear guidelines to the architects; still, the question remains how you can plan just a 2-meter (6.5 feet) wardrobe space for 6 people...) is whether the house should be rather:
- Narrow (about 11 x 16 m [36 x 52 ft]): I find this visually appealing, not so common here, with pure west orientation, then a nice large living room facing south/west; lots of space on the west side to create a practical staircase down to the lower garden; problem: the two apartments on the first floor would be arranged one behind the other, with the rear apartment facing west/north, which is rather unfavorable;
- Rectangular (e.g., 13 x 14 m [43 x 46 ft]): south/west orientation; the first floor gets two apartments with south-facing balconies. The problem I see is that the living room would become too wide and would have to be separated towards the east. Which room should go there? One draft wanted to place the parents’ bedroom with access from the living room, which is absolutely not acceptable.
What do you think?
Regards, Benjamin
I would use the old building line on the hill and keep the old wall as a retaining wall and slope protection (that's what we did).
I like the elongated shape, that’s what we wanted as well.
It then became more square.
Do you really want to have rental apartments in your house?
I like the elongated shape, that’s what we wanted as well.
It then became more square.
Do you really want to have rental apartments in your house?
imsi123 schrieb:
(Floor plans are all rubbish,Especially invisible ones ;-)https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
-The existing house is positioned too far forward (south) on the plot. The space behind the house is wasted (especially since we also bought the lower part of the property), and there isn’t enough room on the south side. We have good load-bearing soil, so it shouldn’t be a big problem to move closer to the edge (without going over it).
-Tenants: obviously not ideal, but we already live in a prime location; meaning the land is expensive... so you really have to make the most of it. The whole project will be costly enough, so it should generate some return. The apartments will go to my siblings, but they won’t be moving in immediately. I prefer renting out two “small” apartments rather than one large one, and it doesn’t matter if there is only one or two tenants.
-I’ll share floor plans once we’ve agreed on a design/architect. So far, none of the proposals have been good; it’s pointless otherwise. The architects also didn’t have enough information from us.
-But I’m already looking forward to discussing these here.
Ben
-Tenants: obviously not ideal, but we already live in a prime location; meaning the land is expensive... so you really have to make the most of it. The whole project will be costly enough, so it should generate some return. The apartments will go to my siblings, but they won’t be moving in immediately. I prefer renting out two “small” apartments rather than one large one, and it doesn’t matter if there is only one or two tenants.
-I’ll share floor plans once we’ve agreed on a design/architect. So far, none of the proposals have been good; it’s pointless otherwise. The architects also didn’t have enough information from us.
-But I’m already looking forward to discussing these here.
Ben
Then there will also be good rental returns.
No matter how stable the slope is (maybe not with rock), it must be supported and secured during the construction phase. Removing the old wall and leaving the slope as is, even if it would hold, is not an option.
That was one of the reasons we didn’t build further into the slope. Supporting the slope, disposing of the excavation, no guarantee that the steep slope won’t slip afterwards – possibly damaging the road running above it, and the outdoor area requiring even more retaining walls. Our slope seems steeper than yours and it is very stable – not a sand dune.
Plan for a larger buffer in the five-figure range. I’ve seen what additional costs came up later in our project. The structural engineer was involved from the start – even before demolition. Even then, additional requirements came up (thicker slab, thicker slope-side wall, much more reinforcement). At one point the rock was so solid that a jackhammer had to be used. It all adds up.
I’m curious to see the floor plans.
No matter how stable the slope is (maybe not with rock), it must be supported and secured during the construction phase. Removing the old wall and leaving the slope as is, even if it would hold, is not an option.
That was one of the reasons we didn’t build further into the slope. Supporting the slope, disposing of the excavation, no guarantee that the steep slope won’t slip afterwards – possibly damaging the road running above it, and the outdoor area requiring even more retaining walls. Our slope seems steeper than yours and it is very stable – not a sand dune.
Plan for a larger buffer in the five-figure range. I’ve seen what additional costs came up later in our project. The structural engineer was involved from the start – even before demolition. Even then, additional requirements came up (thicker slab, thicker slope-side wall, much more reinforcement). At one point the rock was so solid that a jackhammer had to be used. It all adds up.
I’m curious to see the floor plans.
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