ᐅ Demolition of 270-Year-Old House and Construction of a Modern Multi-Use Building
Created on: 17 Nov 2021 10:10
I
i_b_n_a_n
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 😉
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 understand the demolition part. At some point, there’s nothing left to preserve.
You have heritage protection that might impose restrictions. You have fire protection regulations, which could, for example, cause problems with the windows. As your neighbor, I would definitely object. Then there’s Section 34.
Is it a rural area? Find your way to the local town hall. We involved the town hall very early on, and they literally rolled out the "red carpet" for us. Building lines, ridge direction, and so on—our house stands out from the rest.
Include more in your budget for the demolition. Demolition within built-up areas is more difficult and expensive. On top of that, you’re dealing with time pressure. Always assume the worst disposal category when you receive the first quotes.
You have heritage protection that might impose restrictions. You have fire protection regulations, which could, for example, cause problems with the windows. As your neighbor, I would definitely object. Then there’s Section 34.
Is it a rural area? Find your way to the local town hall. We involved the town hall very early on, and they literally rolled out the "red carpet" for us. Building lines, ridge direction, and so on—our house stands out from the rest.
Include more in your budget for the demolition. Demolition within built-up areas is more difficult and expensive. On top of that, you’re dealing with time pressure. Always assume the worst disposal category when you receive the first quotes.
Fortunately, the building is not subject to any historic preservation restrictions. Windows on property boundaries are always challenging, so I immediately hired a trusted architect who is familiar with the topic (he lives in an old school building that he renovated himself and owns several other older and newer properties). Additionally, he is now part of an architectural firm that brings together even more experience. Initially, we exchange consulting services, but later I will have to pay 😳
On the right side is a shared street (play street), where a partial or full closure is probably possible. On the left is a green area or the neighbor’s carport—not ideal but manageable. At the back, there is only one meter (3 feet) to the neighboring building, which will make excavation and scaffolding very tight.
No facade matches the dimensions of the future building even remotely, and none remain in their original condition anyway. There are only internal "features" left that frustrate me more than please me.
Section 34 [§34] is more positive than detrimental. Surrounding new buildings (after demolition of the old structures) are also built in a continuous development style with two full stories plus a recessed top floor. Buildings across the street are similarly tall, with only a few older exceptions that will likely disappear eventually.
On the right side is a shared street (play street), where a partial or full closure is probably possible. On the left is a green area or the neighbor’s carport—not ideal but manageable. At the back, there is only one meter (3 feet) to the neighboring building, which will make excavation and scaffolding very tight.
No facade matches the dimensions of the future building even remotely, and none remain in their original condition anyway. There are only internal "features" left that frustrate me more than please me.
Section 34 [§34] is more positive than detrimental. Surrounding new buildings (after demolition of the old structures) are also built in a continuous development style with two full stories plus a recessed top floor. Buildings across the street are similarly tall, with only a few older exceptions that will likely disappear eventually.
The second meeting with the architect revealed the following: There is actually a (very old) development plan specifying a 0.6 floor area ratio / 0.8 building coverage for continuous building. This results in about 185m² (1990 sq ft) across two full floors on a 231m² (2486 sq ft) plot, plus a recessed top floor of approximately 60-??m² (645-?? sq ft). So, not too far from the desired 250m² (2691 sq ft). Additionally, there would be a basement that could serve as a delivery entrance, server room, and storage area. If no office space is rented out to third parties, it’s likely that the building classification would be favorable, potentially avoiding requirements for full accessibility and enhanced fire protection.
Next week, I’m supposed to obtain the building file from the local authority and copy all relevant documents. I’ll also need to check the register of public easements to see if anything is recorded there. Additionally, I’m trying to acquire a narrow strip about one meter wide (around 3 feet) between my property and the neighbor’s at the back, which actually belongs to the neighbor on the other side (a strange boundary layout…). This would support the required continuous building style and give me a few extra square meters, allowing a more favorable placement of the building on the plot.
I just don’t see any chance of breaking even for the next 10 years with the estimated total volume of investment.
The plan is to take advantage of the 20% repayment subsidy from KfW during a 10-year period of minimal principal repayment, and then sell the entire property as a “pension supplement.” Since the building, if all goes well, wouldn’t be ready before at least two years from now, that would be my ideal scenario. At 250m² (2691 sq ft) with a base rent of 10€ per square meter, after taxes I’d probably have to top up about 500€ per month, which I originally didn’t want to do. This will need to be reviewed to see a) whether the bank agrees to this and b) whether the expected return (with some optimistic guessing) would make it worthwhile...
Next week, I’m supposed to obtain the building file from the local authority and copy all relevant documents. I’ll also need to check the register of public easements to see if anything is recorded there. Additionally, I’m trying to acquire a narrow strip about one meter wide (around 3 feet) between my property and the neighbor’s at the back, which actually belongs to the neighbor on the other side (a strange boundary layout…). This would support the required continuous building style and give me a few extra square meters, allowing a more favorable placement of the building on the plot.
I just don’t see any chance of breaking even for the next 10 years with the estimated total volume of investment.
The plan is to take advantage of the 20% repayment subsidy from KfW during a 10-year period of minimal principal repayment, and then sell the entire property as a “pension supplement.” Since the building, if all goes well, wouldn’t be ready before at least two years from now, that would be my ideal scenario. At 250m² (2691 sq ft) with a base rent of 10€ per square meter, after taxes I’d probably have to top up about 500€ per month, which I originally didn’t want to do. This will need to be reviewed to see a) whether the bank agrees to this and b) whether the expected return (with some optimistic guessing) would make it worthwhile...
In der Ruine22 Nov 2021 06:57i_b_n_a_n schrieb:
Hello, it breaks my heart as well. That’s why I found it so difficult and didn’t start the renovation 10 years ago. Especially since it has been family-owned since it was built. Is it possible to take a look at the old gem? Houses that old are quite rare to see.
Thank you.
… as you can see, there is nothing worth preserving. Gable with scaffolding during renovation in 2008, now covered with floor/ceiling boarding made of larch. The “large” side was DIY with lapped cladding in larch about a year later.
At that time, a new oil condensing boiler was also installed. Last refuel was 3000 liters (about 793 gallons), which only lasts for approximately one year 😡
On the right side of the house (when standing in front, it’s the back) there is a one-meter (3.3 feet) narrow path that belongs to the neighbor on the left.
At that time, a new oil condensing boiler was also installed. Last refuel was 3000 liters (about 793 gallons), which only lasts for approximately one year 😡
On the right side of the house (when standing in front, it’s the back) there is a one-meter (3.3 feet) narrow path that belongs to the neighbor on the left.
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