Hello dear house building community!
We are planning to build a semi-detached house soon, which requires some creativity due to limited space but is definitely feasible.
The basic conditions are as follows, and I would really appreciate some opinions:
Question: Is it possible to divide the plot so that the boundary line is not straight? That is, the house would still be divided in the middle, but the dividing line would shift one meter (3 feet) to the east afterward, thus splitting the gardens into two equal parts?
I would really appreciate it if you could give me feedback (despite the complex explanation) on whether such a design is legally possible and generally sensible.
Many best regards,
yours, hans3
We are planning to build a semi-detached house soon, which requires some creativity due to limited space but is definitely feasible.
The basic conditions are as follows, and I would really appreciate some opinions:
- The plot is located in the city, surrounded by other residential houses (so no fields, forests, or similar)
- Plot size is 27 by 16.60 meters (89 by 54.5 feet)
- The 27 meters (89 feet) run north-south, the 16.60 meters (54.5 feet) east-west
- The house is set back from the street (backyard development); on the north side, there is a shared driveway for us and our neighbor
- The house dimensions are planned to be 12 by 12 meters (39 by 39 feet)
- There are setback requirements of three meters (10 feet) on each side. We have agreed with our neighbor on the west side (who is also building) that he will give us two meters (6.5 feet) of his setback area. This means he keeps five meters (16.5 feet) distance to the property line, allowing us to build two meters (6.5 feet) closer to the boundary on that side, so we only have to maintain 1.30 meters (4.3 feet) instead of 3.30 meters (10.8 feet). On the east side, the distance remains 3.30 meters (10.8 feet). This allows us to have a 12-meter-wide (39 feet) house on a 16-meter-wide (52.5 feet) plot.
- A garage will be integrated into the house on the west side, and another garage will be built next to the house on the east side
- Now it gets a bit complicated: Due to the different distances to the property boundaries, the house is not centered on the plot. However, since both halves of the house are the same size, there is no problem with the living space so far.
- It is different with the garden. Due to the different setback areas, the west half would be 7.30 meters (24 feet) wide (6 meters house + 1.30 meters setback), while the east half would be 9.30 meters (30.5 feet) wide (6 meters house plus 3.30 meters setback).
- This would result in two gardens of different sizes, which we would like to avoid.
Question: Is it possible to divide the plot so that the boundary line is not straight? That is, the house would still be divided in the middle, but the dividing line would shift one meter (3 feet) to the east afterward, thus splitting the gardens into two equal parts?
- I have also attached a rough plan to illustrate this better
I would really appreciate it if you could give me feedback (despite the complex explanation) on whether such a design is legally possible and generally sensible.
Many best regards,
yours, hans3
Good morning everyone!
So many helpful people here, that’s fantastic! Thank you all in advance for your feedback!
The plan is for my father to live on the west side (left) of the house, and for me, eventually with my family of four, to live on the east side. The house consists of a basement, ground floor, and finished attic (it is required that the roof slope begins after 5 meters (16 feet)).
Since my father lives there with one other person, the space would be sufficient, even though there is a garage inside the house. For four people, it would be possible but probably uncomfortably tight.
He wouldn’t mind having a larger garden. And that extra meter in width makes a noticeable difference. That’s why I thought about slightly offsetting the division.
If this half were ever rented out or sold, the value would naturally be higher with a larger garden.
We haven’t decided yet where the entrance should be, but one possibility would be to place an entrance centrally on the west side. You’re right that a parking space on the north side would be quite tight if the entrance is also there.
By the way, the garage inside the house is planned to be a standard garage; a duplex garage would only be considered on the east side next to the house.
So many helpful people here, that’s fantastic! Thank you all in advance for your feedback!
The plan is for my father to live on the west side (left) of the house, and for me, eventually with my family of four, to live on the east side. The house consists of a basement, ground floor, and finished attic (it is required that the roof slope begins after 5 meters (16 feet)).
Since my father lives there with one other person, the space would be sufficient, even though there is a garage inside the house. For four people, it would be possible but probably uncomfortably tight.
He wouldn’t mind having a larger garden. And that extra meter in width makes a noticeable difference. That’s why I thought about slightly offsetting the division.
If this half were ever rented out or sold, the value would naturally be higher with a larger garden.
We haven’t decided yet where the entrance should be, but one possibility would be to place an entrance centrally on the west side. You’re right that a parking space on the north side would be quite tight if the entrance is also there.
By the way, the garage inside the house is planned to be a standard garage; a duplex garage would only be considered on the east side next to the house.
B
Bauexperte30 Jul 2014 10:37Hello Hans,
As long as two families live side by side who know each other well, are related or friends, this might not be a problem. But what happens if the good relationship sours for whatever reason? Do you want to have a constant “fence guest” about 1.50 meters (4.9 feet) from your living room window?
Furthermore: Prefabricated garages with a width of 3.30 meters (10.8 feet) are considerably more expensive compared to the standard (2.96 m (9.7 feet) wide, with 0.04 m (1.6 inches) clearance usually required by manufacturers to set the garage down). I would rather recommend opting for a standard garage, perhaps 3.00 x 9.00 meters (9.8 x 29.5 feet), and allocate the saved 0.30 meters (1 foot) to the neighboring property, making a “normal,” centrally placed property division. Either way, you can’t treat the future neighbor quite fairly if this involves loss of living space and extra costs from integrating the garage.
Whether a duplex garage can be placed directly on the property boundary should also be clarified in discussion with the building planning authority before planning. In any case, I find the access angle to your garage (according to your attached drawing) quite tricky. However, this might be misleading since you did not add the surrounding buildings to the drawing.
Regards, Bauexperte
hans3 schrieb:I’m not familiar with the bureaucratic procedures in Bavaria, but before you consider reducing the required setback a done deal, I would recommend checking with the relevant building planning authority. In North Rhine-Westphalia, 5.00 m (16.4 feet) setbacks are rather rare but do occur, and it is usually difficult to reduce this requirement even with neighbor approval.
- There are setback requirements to be observed, three meters on each side. We have agreed with our neighbor on the west side (who is also building) that he will cede 2 meters of setback to us. This means he keeps a 5-meter (16.4 feet) distance from the property line, allowing us to build 2 meters closer to the boundary and only have to maintain 1.30 meters (4.3 feet) of setback instead of 3.30 meters (10.8 feet).
hans3 schrieb:Are you aware of the additional costs this will cause the owner, besides the loss of living space?
- On the west side, a garage is to be integrated into the house,
hans3 schrieb:It is possible—but what is the purpose? You will have to work with easements (building encumbrances) and end up with, among other things, a dark corner on the ground floor that can only be used to a limited extent. On the attic or upper floor—depending on how many storeys you plan to build—you will have to accept restrictions regarding dormers or cross gables; not to mention fire protection requirements... this will likely be no different in Bavaria.
Question: Is it possible to divide the property so it is not split in a straight line? Meaning, the house is split in the middle, but then the dividing line shifts one meter to the east, dividing the gardens into two equal halves?
As long as two families live side by side who know each other well, are related or friends, this might not be a problem. But what happens if the good relationship sours for whatever reason? Do you want to have a constant “fence guest” about 1.50 meters (4.9 feet) from your living room window?
Furthermore: Prefabricated garages with a width of 3.30 meters (10.8 feet) are considerably more expensive compared to the standard (2.96 m (9.7 feet) wide, with 0.04 m (1.6 inches) clearance usually required by manufacturers to set the garage down). I would rather recommend opting for a standard garage, perhaps 3.00 x 9.00 meters (9.8 x 29.5 feet), and allocate the saved 0.30 meters (1 foot) to the neighboring property, making a “normal,” centrally placed property division. Either way, you can’t treat the future neighbor quite fairly if this involves loss of living space and extra costs from integrating the garage.
Whether a duplex garage can be placed directly on the property boundary should also be clarified in discussion with the building planning authority before planning. In any case, I find the access angle to your garage (according to your attached drawing) quite tricky. However, this might be misleading since you did not add the surrounding buildings to the drawing.
Regards, Bauexperte
B
Bauexperte30 Jul 2014 10:41Hello Hans,
Regards, Bauexperte
hans3 schrieb:I strongly doubt that, as the limitations in the detached single-family house above ground are quite significant; basement or not.
And if you were to rent or sell this half, the value would naturally be higher with a larger garden.
Regards, Bauexperte
Hello building expert,
we have already looked into the issue of setback distances; the additional 2 meters for our neighbor must be registered in the land register, then it is possible.
Does an integrated garage actually involve such high extra costs compared to a detached one? I thought it is basically like a room in the house, where instead of a wall at the front there is a door. Therefore, I did not expect significant additional costs in this area.
As long as I live on one side and my father on the other and everything is fine, the garden does not need to be physically divided. If a tenant moves in or if there is another reason to separate the garden with a fence, we thought that the fence could simply be moved one meter further to the east, in order to have two equally sized garden sections. That’s why we came up with the idea of a non-straight division...
we have already looked into the issue of setback distances; the additional 2 meters for our neighbor must be registered in the land register, then it is possible.
Does an integrated garage actually involve such high extra costs compared to a detached one? I thought it is basically like a room in the house, where instead of a wall at the front there is a door. Therefore, I did not expect significant additional costs in this area.
As long as I live on one side and my father on the other and everything is fine, the garden does not need to be physically divided. If a tenant moves in or if there is another reason to separate the garden with a fence, we thought that the fence could simply be moved one meter further to the east, in order to have two equally sized garden sections. That’s why we came up with the idea of a non-straight division...
B
Bauexperte30 Jul 2014 11:38Hello Hans,
Best regards, Bauexperte
hans3 schrieb:Take a look at the Bavarian law, especially the Regulation on the Construction and Operation of Garages as well as on the Number of Required Parking Spaces (GaStellV).
Does an integrated garage really involve such high additional costs compared to a detached one? I thought it is basically just a room in the house where, instead of a wall, I have a door at the front. Therefore, I did not expect significant extra costs at this point.
Best regards, Bauexperte
Since the plot is located within the city, I can well understand the issue with parking spaces for cars.
Having once lived in a terraced house about 6 x 12 meters (20 x 39 feet) myself, I really can’t imagine giving up “a bit of living space” for my car. With all due respect...
What exactly do you mean by “city”? Do you have public transport? Or are you just suggesting that things are simply a bit tighter?
I don’t think a potential tenant or buyer of this western semi-detached house will insist on having the exact same as the front side: they won’t measure the space, and 10 square meters (about 108 square feet) or whatever won’t be decisive in whether they feel comfortable in the property or not. Instead, the house or the granny flat needs to score points with other positive features: numerous easements and tight space tend to deter buyers, while tenants are usually a bit more tolerant if they can rent a small gem with a garden.
That’s why I think you’re overcomplicating things. When you try to have everything that’s not absolutely necessary, you lose out on advantages like aesthetics, spaciousness, and individuality.
You simply can’t expect everything on a city plot that you might have in the countryside. You have to make compromises. Why don’t you build a house with a smaller granny flat? There are designs and ideas similar to a duplex, just not the same size. Another, and better, idea for a (hidden) west-side entrance with a pathway less than one meter (1.30 meters (51 inches) minus the house edging minus the fence area) should be possible.
And your dad will probably understand that too, especially since you haven’t planned any property boundaries.
Having once lived in a terraced house about 6 x 12 meters (20 x 39 feet) myself, I really can’t imagine giving up “a bit of living space” for my car. With all due respect...
What exactly do you mean by “city”? Do you have public transport? Or are you just suggesting that things are simply a bit tighter?
I don’t think a potential tenant or buyer of this western semi-detached house will insist on having the exact same as the front side: they won’t measure the space, and 10 square meters (about 108 square feet) or whatever won’t be decisive in whether they feel comfortable in the property or not. Instead, the house or the granny flat needs to score points with other positive features: numerous easements and tight space tend to deter buyers, while tenants are usually a bit more tolerant if they can rent a small gem with a garden.
That’s why I think you’re overcomplicating things. When you try to have everything that’s not absolutely necessary, you lose out on advantages like aesthetics, spaciousness, and individuality.
You simply can’t expect everything on a city plot that you might have in the countryside. You have to make compromises. Why don’t you build a house with a smaller granny flat? There are designs and ideas similar to a duplex, just not the same size. Another, and better, idea for a (hidden) west-side entrance with a pathway less than one meter (1.30 meters (51 inches) minus the house edging minus the fence area) should be possible.
And your dad will probably understand that too, especially since you haven’t planned any property boundaries.
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