Development Plan / Restrictions
Plot size 537 sqm (5780 sq ft)
Slope no
Site coverage ratio 0.35
Floor area ratio
Building area, building line and boundary 14.42/15.00 × 13.52/17.56 meters (47.3/49.2 × 44.4/57.6 feet)
Edge development Garages are allowed within the side setback areas
Number of parking spaces 3
Number of floors 2
Roof type gable roof
Architectural style modern, simple
Orientation south
Maximum height/limits ridge height 10.5 m (34.4 ft)
Clients’ Requirements
Architectural style, roof type, building type 2 full floors, classic gable roof
Floors 2
Number of occupants 2 adults over 40 + 2 children (3 and 16), separate apartment: 1 person under 70
Ground floor room requirements: living/dining + L-shaped kitchen, guest toilet, utility/technical room
Upper floor: 3 bedrooms, 2 offices, 2 bathrooms, laundry room
Separate apartment 3 rooms: living/dining, kitchen, bathroom, bedroom, small guest room
Office: 2 home offices
Overnight guests per year: separate apartment 10 times
Open or closed architecture
Conservative or modern design
Open kitchen with island: semi-open, not directly visible from living area
Number of dining seats 6
Fireplace no
Music/soundproof wall no
Balcony, roof terrace
Garage, carport at least 1, preferably 2
Utility garden, greenhouse desired
Additional wishes/special features/daily routine separate terraces; both want sunlight
House Design
Designer: Architect
What is particularly liked? The bright kitchen in the separate apartment
What is disliked? Long narrow hallway, living/dining area in the main residence
Estimated cost according to architect/planner: 650
Personal price limit for the house, including fixtures: 700
Preferred heating technology: heat pump
If you have to give up something, which details/extensions
- can be foregone: the second garage
Hello everyone,
After reading a lot here and planning for three months now, I’m trying to get some help.
The plot is complicated, maybe a bit narrow to also fit a separate apartment on the ground floor.
We are unsure how to “split” the plot.
Who should get the west or east side?
Which street should the house face?
The 5.5 m (18 ft) setback area on the north side suggests itself as the driveway/parking area. Also, no one wants a north-facing garden.
We all want sunlight somehow, but with further construction progress on other houses (marked in red) and the low sun angle, hardly any sun reaches the southern area.
The separate apartment really only needs a sunny terrace (because mowing the lawn will get harder with age).
I’ve simply added the architect’s two drafts here.
Plot size 537 sqm (5780 sq ft)
Slope no
Site coverage ratio 0.35
Floor area ratio
Building area, building line and boundary 14.42/15.00 × 13.52/17.56 meters (47.3/49.2 × 44.4/57.6 feet)
Edge development Garages are allowed within the side setback areas
Number of parking spaces 3
Number of floors 2
Roof type gable roof
Architectural style modern, simple
Orientation south
Maximum height/limits ridge height 10.5 m (34.4 ft)
Clients’ Requirements
Architectural style, roof type, building type 2 full floors, classic gable roof
Floors 2
Number of occupants 2 adults over 40 + 2 children (3 and 16), separate apartment: 1 person under 70
Ground floor room requirements: living/dining + L-shaped kitchen, guest toilet, utility/technical room
Upper floor: 3 bedrooms, 2 offices, 2 bathrooms, laundry room
Separate apartment 3 rooms: living/dining, kitchen, bathroom, bedroom, small guest room
Office: 2 home offices
Overnight guests per year: separate apartment 10 times
Open or closed architecture
Conservative or modern design
Open kitchen with island: semi-open, not directly visible from living area
Number of dining seats 6
Fireplace no
Music/soundproof wall no
Balcony, roof terrace
Garage, carport at least 1, preferably 2
Utility garden, greenhouse desired
Additional wishes/special features/daily routine separate terraces; both want sunlight
House Design
Designer: Architect
What is particularly liked? The bright kitchen in the separate apartment
What is disliked? Long narrow hallway, living/dining area in the main residence
Estimated cost according to architect/planner: 650
Personal price limit for the house, including fixtures: 700
Preferred heating technology: heat pump
If you have to give up something, which details/extensions
- can be foregone: the second garage
Hello everyone,
After reading a lot here and planning for three months now, I’m trying to get some help.
The plot is complicated, maybe a bit narrow to also fit a separate apartment on the ground floor.
We are unsure how to “split” the plot.
Who should get the west or east side?
Which street should the house face?
The 5.5 m (18 ft) setback area on the north side suggests itself as the driveway/parking area. Also, no one wants a north-facing garden.
We all want sunlight somehow, but with further construction progress on other houses (marked in red) and the low sun angle, hardly any sun reaches the southern area.
The separate apartment really only needs a sunny terrace (because mowing the lawn will get harder with age).
I’ve simply added the architect’s two drafts here.
Arauki11 schrieb:
In my experience, someone who can no longer climb any stairs at all usually can’t even leave the house on their own anymore. That’s true, and by then, one might start considering a different living arrangement.
Unfortunately, it has often sounded here as if anyone over 60 or 70 already needs to move into an apartment the size of a care facility.
In my circle, many people over 70 are still in the prime of their lives.
Or they have long since passed away...
Arauki11 schrieb:
And in the end, things turn out differently anyway. Absolutely.
Arauki11 schrieb:
What I mean is that, given your situation, I would seriously consider relocating the granny flat to the upper floor and pre-installing connections for a stairlift as a precaution. From above, she would probably have a nice view, and you could plan more freely downstairs. How would that work exactly?
Then she wouldn’t have the entire upper floor for herself, and two staircases would be needed?
I’ve also briefly considered designing the whole thing as semi-detached houses, but that would definitely be more expensive. Would it still make sense to plan with only one heating system then?
ypg schrieb:
You would actually have to adjust everything here just to find out if you can choose the street. Reluctantly, I can’t share everything – otherwise, I might as well give the exact address.
(It’s still a secret project)
Hausmma schrieb:
Reluctantly everything – otherwise, I could just provide the exact address Well, I partly understand that, but partly I don’t.
You would not be the only one to upload the zoning plan here, so that by sharing it, someone willing to help or working together can actually read exactly what needs to be known. There’s no point in spending several days creating a great sketch if certain things aren’t allowed.
First, we assume that a secondary apartment (accessory dwelling unit) is even permitted. Then, for example, there is the question of parking spaces. There should be written regulations about that too: number per dwelling unit and whether it is even allowed to place them in the “front yard” and in what form and at what distance.
The front yard (item 2?) is defined here as needing to be planted according to item 7.7. Does item 1 regulate that at all?
Hausmma schrieb:
I understood it as you may choose one front yard side on a corner lot – with lots of requirements on how the front yard must be landscaped. That would be the west side in your proposal. The garage is allowed in a side setback area – which would then be the north side. This, for example, is your interpretation and at the same time a limitation introduced by you.
ypg schrieb:
We are assuming here, first of all, that a granny flat is even allowed.Of course, two residential units per building are permitted.
ypg schrieb:
Then there is the question of parking spaces. There should also be regulations about this: number per dwelling unit, whether parking is allowed in the front yard, and if so, in what form and at what distance.Two per dwelling unit.
I already detailed that in the original post. That means the garage + driveway + 2 additional parking spaces.
Garages and carports are allowed within the side setback areas.
However, unfortunately, there must be a 1m (3.3 ft) side setback from the street and 5m (16.4 ft) in front of it.
Simple parking spaces can be placed within the front setback area.
That is why it makes sense to use the north side for this.
ypg schrieb:
The front yard (point 2?) is defined here as needing to be planted according to point 7.7. Does point 1 regulate that at all?What exactly do you mean?
Hausmma schrieb:
What exactly do you mean?The textual regulation.. point 1 Hausmma schrieb:
2 per residential unit
I already filled that out in the original post. That means the garage + driveway + 2 additional parking spaces.
Garages and carports are allowed within the side setback areas.
However, unfortunately, there must be a 1m (3.3 ft) side clearance to streets and 5m (16.4 ft) in front of them.
Standard parking spaces are allowed within the front setback area. No, not really. You wrote this under zoning plan/restrictions. Hausmma schrieb:
Number of parking spaces 3 If we take that literally, 3 would be required for your building project. Now you write 2 per residential unit. That definitely makes a difference.
I don’t want to complicate this here, but there is a difference between what is needed, what is mandatory, and what one thinks they need or are allowed to do.
Hausmma schrieb:
Somehow I suspected this would come up.
I’m familiar with those threads. I have actually studied them, which is why I also describe my mother as under 70.
The plot is really similar as well; I liked the latest suggestions too. I would have been very interested to see what came of them – that was in 2022 after all. If you’re not Claudia-Marlen but have already studied her threads, then you should find plenty of opportunities in those discussions to identify the flaws in your planning process and avoid them.
And then I’m happy to make the effort to help you and engage with your planning difficulties:
Given the family situation, approach an independent designer accordingly. The designs shown are not only individually poor, but if they really come from the same planner – and that person isn’t of a split personality – this clearly points to a completely unstructured approach. Simply stuffing rooms into floor plans is very different from designing as a trained architect.
A straight single-flight staircase is a burden for any floor plan. While the house is just wide enough overall for this, the divided ground floor definitely is not. Then all six stakeholders will each see a different design as the better or lesser evil, since many aspects are poorly addressed in different ways. In the “white” version, the mother has an L-shaped kitchen and can enjoy the morning sun indoors and outdoors while having breakfast; in “red,” she constantly moves sideways in the kitchen and only gets morning sun without an outdoor breakfast area. The “red” ground floor could be nice if north were at the top of the plan and your ground floor section was the mother’s apartment – but that’s wishful thinking. As the third child, I would prefer “white” because in “red,” I would get the stepchild’s room. The master bedroom nominally has a comfortable size, but in both layouts offers only one possible arrangement for the bed and nightstand set. The dressing room in “red” is a dance hall without the utility you would expect from its one-and-a-half times bigger size compared to “white”; on the other hand, it is less favorably located relative to the bathroom, so the longer sleeper will definitely be woken by passing traffic. And you could go on endlessly with these unconvincing points.
Hausmma schrieb:
Reluctantly not everything – otherwise I could just give the exact address
(It’s still a secret project anyway) Without you getting wet, we can’t wash you here. An emergency room on the internet doesn’t have separate treatment rooms; treatment takes place in the registration and waiting area. Open consultation literally means exactly that. But you can also go to independent building consultants. I currently have a stop to new clients, but there are several other options as well. I won’t schedule appointments again before the new year, so earliest between carnival and Easter. By the way, your planner should actually be able to interpret the development plan / building permit correctly.
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