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
ypg schrieb:
But what I actually wanted to say with my post #21: a parking space for one car! If you have a subway connection, then maybe one car per household would be enough, right?
If two cars are absolutely necessary, then building a duplex is not really the best idea! We use public transport and have only one car. Still, we had to build two parking spaces (according to the land-use plan). Without the land-use plan, the parking regulations would have applied, and we would have had to provide three parking spaces plus six bicycle parking spaces.
Munich and the surrounding area simply have a parking problem in public spaces.
Would it be possible to coordinate with the neighbors to see if it might make sense to place the parking spaces entirely along the northern boundary and position the shared driveway in front of them?
Apart from that:
We currently live in a 6x12m (20x39 feet) row house. Where would a garage fit here?
We probably wouldn’t have a kitchen anymore... I’d really like to see that plan!
Apart from that:
We currently live in a 6x12m (20x39 feet) row house. Where would a garage fit here?
We probably wouldn’t have a kitchen anymore... I’d really like to see that plan!
Good morning everyone!
Regarding the setback area: it must be registered as a building encumbrance in the land registry to ensure it is permanently respected. This has already been clarified.
I think that 6 by 12 meters is not exactly small (of course, it depends on the requirements). But even with about 15 sqm (160 sq ft) for a garage, there are still 57 sqm (613 sq ft) of ground floor space left. Plus a first floor and a finished basement – I actually think that’s quite livable, right?
The idea of an integrated garage with the entrance on the side came from wanting to possibly have an additional parking space next to the garage on the north side (essentially a parallel parking space). Also, we wanted to keep the garden area on the south side as large as possible and position the house as far north as possible, because this area is basically “dead space.” But it is also possible to move one meter (3 feet) further south if that makes sense from a living perspective...
But as I said, it’s really tricky.
Wishing you all the best,
yours, Hans
Regarding the setback area: it must be registered as a building encumbrance in the land registry to ensure it is permanently respected. This has already been clarified.
I think that 6 by 12 meters is not exactly small (of course, it depends on the requirements). But even with about 15 sqm (160 sq ft) for a garage, there are still 57 sqm (613 sq ft) of ground floor space left. Plus a first floor and a finished basement – I actually think that’s quite livable, right?
The idea of an integrated garage with the entrance on the side came from wanting to possibly have an additional parking space next to the garage on the north side (essentially a parallel parking space). Also, we wanted to keep the garden area on the south side as large as possible and position the house as far north as possible, because this area is basically “dead space.” But it is also possible to move one meter (3 feet) further south if that makes sense from a living perspective...
But as I said, it’s really tricky.
Wishing you all the best,
yours, Hans
Regarding the parking spaces and the positioning of the front door, I do think that swapping the parking spot with the common pathway would make sense. You might lose half a meter to a meter of garden space, but in return, you would have a better floor plan inside the house and a more comfortable living environment...
However, only a professional can really say for sure in the end.
BUT do not underestimate the space requirements on the ground floor. You need space for the kitchen, dining area, living room, stairs, guest toilet, and entrance with wardrobe. Some would also like to have a storage room or a pantry. In that case, 57 sqm (613 sq ft) is quite tight. And don’t forget: that’s 57 sqm (613 sq ft) of floor area. From that, you have to subtract the exterior and interior walls. If you’re lucky, you might be left with around 45 sqm (485 sq ft) usable space! If at all!
Therefore, consult a specialist and have them plan this for you. Otherwise, the project might fail during implementation, and all your effort will have been in vain.
However, only a professional can really say for sure in the end.
BUT do not underestimate the space requirements on the ground floor. You need space for the kitchen, dining area, living room, stairs, guest toilet, and entrance with wardrobe. Some would also like to have a storage room or a pantry. In that case, 57 sqm (613 sq ft) is quite tight. And don’t forget: that’s 57 sqm (613 sq ft) of floor area. From that, you have to subtract the exterior and interior walls. If you’re lucky, you might be left with around 45 sqm (485 sq ft) usable space! If at all!
Therefore, consult a specialist and have them plan this for you. Otherwise, the project might fail during implementation, and all your effort will have been in vain.
B
Bauexperte1 Aug 2014 10:38Hello Yvonne,
hello Hans,
If the garage is really going to be on the ground floor, the actual living area on this level will be about 40 sq m (430 sq ft), assuming the garage is 15 sq m (161 sq ft) in size. This means there is just enough space for a toilet, hallway, possibly a small cloakroom, the kitchen, maybe a small pantry, as well as the stairwell, and all other rooms will have to be located in the basement or attic. In my opinion, if age-appropriate living is a consideration, this option is not suitable.
Best regards, Bauexperte
hello Hans,
ypg schrieb:
6 x 12 with about 35cm (14 inches) exterior walls -> 5.3 x 11.3 results in less than 60 sq m (645 sq ft). Subtracting 15 sq m (161 sq ft) for the garage leaves 45 sq m (484 sq ft) of living space (without interior walls)... And then the additional costs for this garage...
If the garage is really going to be on the ground floor, the actual living area on this level will be about 40 sq m (430 sq ft), assuming the garage is 15 sq m (161 sq ft) in size. This means there is just enough space for a toilet, hallway, possibly a small cloakroom, the kitchen, maybe a small pantry, as well as the stairwell, and all other rooms will have to be located in the basement or attic. In my opinion, if age-appropriate living is a consideration, this option is not suitable.
Best regards, Bauexperte
Similar topics