ᐅ Demolition of 270-Year-Old House and Construction of a Modern Multi-Use Building

To bring some truly relevant content back into the BUILDForum... 😉

Here are my initial unstructured thoughts on my current construction project.

I am planning to demolish my old house 😱
The reason: We are desperately looking for office space nearby, which is simply not available. Further development areas in the vicinity are only expected in a few years, and the chance of getting anything there will be very low. Renovation is out of the question due to the building's structure. So demolition and new construction.

Thoughts...
Temporary relocation space needed for at least 1 year from the start of construction -> possible with many restrictions
No zoning plan -> so § 34 Building Code applies
Boundary construction (again) on three sides -> absolutely necessary again as the plot is only 298m² (3208 sq ft)!
If boundary construction is not possible -> sale of the property 🙄
Parking requirements not clear yet, but likely achievable (“basement” or underpassable ground floor)
Demolition costs about 25-30K including disposal of oil tanks (initial estimate from architect), we had expected 50K 😀
Plan budget with around 100K buffer 😡
Construction costs are obviously a concern, but it probably won’t get any cheaper.
Slope in the building area approximately 1.5m (5 ft) hence (again) something like a basement / semi-basement -> underpassable ground floor (from the “right”) with parking spaces for car, bike, and garbage bins, also serves as delivery entrance for goods
Extra access road (5-10K?) through existing small flower bed (belongs to municipality) so about 5m (16 ft) paved area + lowered curb etc.

Goal:
Modern multifunctional building with 2 full floors as office space
A recessed top floor as penthouse / apartment or additional office space (for rent)
Our company will move into the ground floor and part of the first floor as tenant; the rest will be rented out (currently and conservatively estimated at a minimum of €9 cold rent for office or apartment)

The building’s footprint will likely be around 13x13m (43x43 ft)
Only on the front side (office entrance) and right side can windows be installed on the ground floor, first floor, and attic.
“Back” and “left” sides of the ground floor probably difficult to impossible for windows due to boundary construction. With a 13x13m footprint that leaves a lot of space without natural light on the ground floor.

Initial discussion with the bank regarding financing went very well. It will probably work (the estimates from both the bank and the architect are around €2500 per m²). For your info: in North Rhine-Westphalia / rural Münsterland

A trusted architect will clarify some framework conditions by the weekend (what can / may be built regarding boundary and height)
Decision must be made by this Christmas... then, if approved, one year for planning & building permit application plus one year construction time...

Sketches coming next week

Alright, your turn 😉

I am rather skeptical about a new build in this case. Windows typically provide natural light up to about 6 m (20 feet) deep. So, with 13 m (43 feet), it’s borderline at best—let alone calling it a penthouse.

Please upload the site plan of the surrounding area.

Is the development zone a mixed-use area?

The window issue should only affect the basement and ground floor; from the upper floors, windows will be possible in all directions.
A change of use for a large part of the building was already made in 1996. It is not a mixed-use area, so only office and residential use is allowed, as per the current usage. No "manufacturing business" is permitted (which is also not desired).

I will try to complete the plans and hand sketches over the next few days and the weekend and will gladly share them here.

Tearing down a house from 1750 just because you can't get office space – that really breaks my heart. Is renovation truly not an option?

Hello, it really pains me as well. That’s why I struggled so much with it and didn’t start this process ten years ago. Especially since the house has been in the family since it was built. But everyone—without exception, family members and consulted experts—rules out a renovation if the result is to remain at least somewhat affordable. If money were no object, a renovation might be possible. The additional costs to get close to the desired goal were estimated at around a quarter of a million. 😱

Maybe you can preserve part of the facade or incorporate its style into the new house. It’s good for the “soul” and gives the new house character.