ᐅ Bungalow – does building one on this type of plot make sense?
Created on: 10 Oct 2019 10:21
N
Niriach
Hello Forum,
I just signed up and would appreciate your thoughts on the following:
We have the opportunity to acquire a plot of land near Cologne, about 650 sqm (approximately 7,000 sq ft) in size (see sketch).
It is currently developed but would need to be demolished, so we would have to build anew.
The zoning plan requirements are:
Single-storey, base height max. 0.3 m (1 ft), eaves height above base max. 3.50 m (11.5 ft), floor area ratio 0.7, roof pitch 25-30°, detached building.
Do you think it’s possible to fit a practical bungalow for a family of four within these limits? A basement—well, that would be great, but probably too expensive...
Can you quickly think of any contractors who are good at delivering this kind of project? The idea is also to preserve some outdoor space on the plot.
Do you need any additional information to answer this? I can try to provide it.
Thank you
I just signed up and would appreciate your thoughts on the following:
We have the opportunity to acquire a plot of land near Cologne, about 650 sqm (approximately 7,000 sq ft) in size (see sketch).
It is currently developed but would need to be demolished, so we would have to build anew.
The zoning plan requirements are:
Single-storey, base height max. 0.3 m (1 ft), eaves height above base max. 3.50 m (11.5 ft), floor area ratio 0.7, roof pitch 25-30°, detached building.
Do you think it’s possible to fit a practical bungalow for a family of four within these limits? A basement—well, that would be great, but probably too expensive...
Can you quickly think of any contractors who are good at delivering this kind of project? The idea is also to preserve some outdoor space on the plot.
Do you need any additional information to answer this? I can try to provide it.
Thank you
kbt09 schrieb:
with a maximum knee wall height of about 70cm (28 inches)Is 70cm (28 inches) all that's left?
Then add dormers everywhere until there’s no space left.
Seriously: put the parents’ area on the ground floor, then that will be enough.
Thank you very much for the initial comments.
Yes, the information comes from the development plan. As a layperson, I find it quite difficult to understand, but I will try to answer all the open questions. Regarding the dimensions, I can’t say much more than what I see in the excerpt. After reviewing it, my father-in-law mentioned that the possible building area would be 15m x 15m (50ft x 50ft). However, if we come to a conclusion about the feasibility, I would definitely make an appointment with the building authority.
The floor area ratio is 0.4. We would aim for around 140-160 sqm (1500-1700 sqft) if we could implement additional storage space in the form of a basement. I didn’t actually consider the attic as a bedroom given the specified requirements. I admit it’s hard for me to imagine what that would look like, which is why I’m asking for your input. There is already a garage, and there is definitely one car.
Regarding the plan itself: the blue-red area is the building envelope, yes. The plan is oriented to the north. Access is only possible from the street at the top (so, to the north). On the right-hand side of the property boundary, there is another house directly adjacent.
Going upwards... as I said, I thought that made little sense.
Regarding the dormers from the textual regulations:
Dormer windows are allowed up to a maximum of 1.10 m (3.6 ft) above the finished roof surface. The minimum distance from the verge is 1.50 m (5 ft) for detached houses, as well as semi-detached and terraced houses, measured from the free-standing gable. The maximum height of the dormers is 2.00 m (6.6 ft) from the top edge of the floor to the underside of the dormer ceiling, but no more than 1.10 m (3.6 ft) above the finished roof surface.
So, is it better to consider the combination of “this property” and the development plan regulations? The price per square meter is currently 390 Euro.
Yes, the information comes from the development plan. As a layperson, I find it quite difficult to understand, but I will try to answer all the open questions. Regarding the dimensions, I can’t say much more than what I see in the excerpt. After reviewing it, my father-in-law mentioned that the possible building area would be 15m x 15m (50ft x 50ft). However, if we come to a conclusion about the feasibility, I would definitely make an appointment with the building authority.
The floor area ratio is 0.4. We would aim for around 140-160 sqm (1500-1700 sqft) if we could implement additional storage space in the form of a basement. I didn’t actually consider the attic as a bedroom given the specified requirements. I admit it’s hard for me to imagine what that would look like, which is why I’m asking for your input. There is already a garage, and there is definitely one car.
Regarding the plan itself: the blue-red area is the building envelope, yes. The plan is oriented to the north. Access is only possible from the street at the top (so, to the north). On the right-hand side of the property boundary, there is another house directly adjacent.
Going upwards... as I said, I thought that made little sense.
Regarding the dormers from the textual regulations:
Dormer windows are allowed up to a maximum of 1.10 m (3.6 ft) above the finished roof surface. The minimum distance from the verge is 1.50 m (5 ft) for detached houses, as well as semi-detached and terraced houses, measured from the free-standing gable. The maximum height of the dormers is 2.00 m (6.6 ft) from the top edge of the floor to the underside of the dormer ceiling, but no more than 1.10 m (3.6 ft) above the finished roof surface.
So, is it better to consider the combination of “this property” and the development plan regulations? The price per square meter is currently 390 Euro.
Nordlys showed you the "basement," and if you Google Schwörerhaus Plan E15-244.1, you will see a finished version.
Just search for houses with a gable roof and knee wall up to 70cm (28 inches). Check out the various major companies.
I wouldn’t say the plot is no good. What are the alternatives?
Just search for houses with a gable roof and knee wall up to 70cm (28 inches). Check out the various major companies.
I wouldn’t say the plot is no good. What are the alternatives?
kbt09 schrieb:
What is your approximate space requirement in square meters?What about rooms besides the bedrooms? Office? Etc.Niriach schrieb:
I can’t really say much about the measurements That’s not a big problem, since some dimensions are given and you could measure yourself. Unfortunately, you chose the section so that either the reference points are cut off or the text has been obscured and is unreadable.
Niriach schrieb:
Father-in-law estimated, 15m x 15m The building plot doesn’t look square. I’d guess about 16m x 14.5m (52.5ft x 48ft). With a floor space index of 0.4, there’s enough room even for a bungalow. Whether a bungalow makes sense here and fits the yet unknown budget might still become clear.
Niriach schrieb:
Not intended as a bedroom. How about children’s rooms? As a potential advisor, one misses a completed questionnaire here. Small children play on the floor, so slightly lower sloped ceilings are not a big issue.
Niriach schrieb:
Regarding the plan itself: the blue-red area is the building plot Usually, red marks a building line where construction must occur, and blue marks building boundaries that must not be crossed. Perhaps there is a legend confirming this.
Niriach schrieb:
On the right at the property boundary there is another house directly adjacent. Is that the garage or the main house? If the latter, definitely check the register of building encumbrances (a good idea in any case). Is it attached to the existing rundown building?
Niriach schrieb:
Going upwards... as mentioned, I thought that made little sense. With a 30° roof pitch and a clever floor plan, that can make a lot of sense—especially if you want to preserve garden space. Is the ridge direction fixed? The roof style? What do the neighbors have? Only bungalows?
Niriach schrieb:
So better keep distance from the combination “this property” and zoning plan requirements? The zoning plan dates roughly from the 1960s. Some exemptions should be possible. So take a look around the area and don’t hesitate to schedule
Niriach schrieb:
an appointment with the building authority 
Niriach schrieb:
So would you prefer distance from the combination of "this plot" and zoning plan requirements? The price per square meter is currently 390 euros.That would probably be my clear favorite. Although the drawing shows little detail, I immediately notice several issues: I see slopes and wonder where the maximum 30 cm (12 inches) base height could be measured in an unfavorable spot; I see a probable building area and a building line, in front of which an existing garage is off to the side—without an additional "Ga" building area for its replacement. This doesn’t seem to be a zoning plan from the 1960s, but rather a new zoning plan that derives the building areas from existing main buildings in a district originally developed in the 1960s. Therefore, my main takeaway from this plot offer is distance. I assume being close to Cologne partly explains the price. Otherwise, the bungalow house type does not appear to be the first choice for a traditional full family; in my opinion, bungalows for more than singles or couples (without or after children) require more land—or at least larger building areas.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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