ᐅ Enlarging the Living Room / Extending the Concrete Ceiling?

spyfromtheeast schrieb:

Yes, the garage is built directly on the boundary. According to a brief inquiry at the local building authority, a setback of 2.50 m (8 feet) must be maintained from the boundary. Since the garage is about 3.4 m (11 feet) wide, I wouldn’t have even a full meter of clearance in that direction.

Your plan, however, shows roughly double that distance. So if you extend by 90 cm (35 inches) along a depth of 6 m (20 feet) (assumed), that would gain you over 5 m² (54 ft²). That would probably cost as much per extra square meter as properties in central Manhattan.

A more affordable option could be the one-third rule that applies in many states (which state are we actually talking about?): you can build closer to the boundary—often as close as 1.5 m (5 feet)—along one-third of the length of the house if it involves a stairwell or a bay window.

So, for a hypothetical house length of 9 m (30 feet), you could place a lintel over 3 m (10 feet), remove an existing wall, and move the structure about (3.4 m – 1.5 m) = 1.9 m (6 feet) closer to the neighbor. That would add nearly 6 m² (65 ft²). You could even fit the bay window with frosted glass.

What valuable rooms are located in the basement on that side? If in doubt, I would simply close the windows or, since it’s a slope, raise the additional area on stilts to preserve the windows. So, light: probably no; air: yes.

I’m also wondering if I can reduce the setback from the boundary with the neighbor’s permission.

If the neighbor still has more than 2.5 m (8 feet) of space from the boundary, yes. This is called a building encroachment or easement (Baulast). Does your neighbor have 20 meters (65 feet) of space from your boundary? If not, this decreases the value of their land and possibly blocks any future extensions on their side. As a neighbor, I would charge a high price for that—very high!

Regarding the extension shown on the plan towards the top, I would first check the zoning plan (building plan/planning permission) to see if the building boundary even allows this.

Scout schrieb:

Your plan shows almost double the size. So if you extend by about 90cm (35 inches) in depth on 6 m (20 feet) length (assuming), you would gain around 5 m² (54 ft²). Prices per additional square meter would then be like in central Manhattan.

Unfortunately, yes.

Scout schrieb:

The 1/3 rule applied in many federal states (which one are we talking about here?) might be cheaper: you can build up to 1/3 of the house length closer to the property line (often as close as 1.5 m (5 feet)) if it is a stairwell or a bay window.

The plot is in Baden-Württemberg, city center location. That means about €1000+ per m² (10.8+ per ft²). That’s the theory though; in practice there are hardly any plots left.

Scout schrieb:

So, for a hypothetical 9 m (30 feet) long house, you could replace an existing lintel over 3 m (10 feet) length, remove the existing wall, and extend by (3.4 - 1.5) = 1.9 m (6 feet) depth towards the neighbor. That’s nearly 6 m² (65 ft²) gained. You can also use (frosted) glass for the bay window.

The living room as you see it on the plan (existing) is about 5 x 5 m (16 x 16 feet).

Scout schrieb:

What valuable rooms are located in the basement on that side? If in doubt, I’d just close those windows, or since it’s a slope, you could raise the additional area so the windows remain intact. So light: probably no, air: yes.

Standard basement room/hobby room with underfloor heating and carpet.

Scout schrieb:

If there’s more than 2.5 m (8 feet) clearance to the boundary, yes. This is called a building encumbrance (“Baulast”). Does the neighbor still have 20 m (65 feet) clearance to your boundary? If not, this reduces their plot value and might prevent their future extension. As a neighbor, I’d make sure to charge a lot for that—very expensive!
And regarding the extension towards the top of the plan, I’d first check the local zoning plan/building regulations to see if the building setback allows such an extension.

Thanks, I just checked. Yes, a building encumbrance (“Baulast”) is registered on the neighbor’s plot. There is no zoning plan because it’s not a new residential area and basically everything around is already built up.

Apart from the fact that I don’t want to raise your hopes here—at least not for a reasonably cost-effective solution—the floor plans of all three affected floors (preferably not just partial sections), including the one below and the one above, should be made available to the participants. Otherwise, you might as well roll the dice or ask Deep Thought (42).

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11ant schrieb:

Apart from the fact that I don’t want to give you any false hopes here—at least for a somewhat economical solution

There is no economical solution. The money invested in the extension will never be recouped. This is a luxury project. When you accept it as such, it doesn’t hurt as much.

Plan your ideal living room with an architect, then check the price. If it fits your budget, great. If not, work with the architect to find the best possible version of your ideal solution within the given budget.

I agree with [USER=46205]@hampshire.
The project is out of proportion.
I also find the scale of the planned extension a bit odd — it’s no longer just an extension; it’s an expansion possible in every direction. You really need to come back down from the cloud of dreams. Otherwise, you would have known before buying that the space is too small.
How many square meters is the living room? It looks pretty okay... is the room intended for both dining and living areas? Could dining be separated? Is there a possibility elsewhere for a dining area?
I wouldn’t mind cellar windows; if necessary, you could even put windows in the floor of the ground floor, which would be quite original. Otherwise, I’d rearrange the living spaces differently — for example, move books out of the living room and create a separate reading room somewhere else. Also, the mentioned conservatory could be a masonry structure.

I don’t see any issues with the floor slabs now.

11ant schrieb:

Apart from the fact that I don’t want to raise your hopes here—at least for a somewhat cost-effective solution—you should provide the floor plans of all three affected levels (preferably complete, not just partial sections), including the one below and the one above. These should be shared with those participating in the discussion.

I’m not aiming for a cost-effective solution. The money invested here is something I will never see again anyway. Or maybe just a small fraction of it if I sell the property.
The house also has an upper floor, an attic, and a basement. The rooms above and below the living room have the same layout as the living room. I would also like to enlarge the window there at the same time—details below.

hampshire schrieb:

Plan your ideal living room with an architect, then look at the price. If it’s feasible, it’s feasible. If not, then consider with the architect how to get as close as possible to the ideal solution within your budget.

Thanks for the suggestion. As I said, I would be grateful if someone could give a very rough estimate of what something like this might cost. Obviously, it’s not reliable and depends on my preferences.

ypg schrieb:

I find the scale of the planned extension a bit eccentric—it’s not really an extension anymore; it’s an expansion possible in every direction. One should come down from the dream cloud here. Otherwise, you would already have known before the purchase that the room was too small.

Whatever the difference between an expansion and an extension is.

ypg schrieb:

How many square meters is the living room?

Just measured it. About 4.20m by 5.20m, so roughly 22 square meters (237 square feet). As part of the extension, I’d also like to significantly enlarge the window. Currently, it’s just a “normal” window. I would like a floor-to-ceiling glass panel that covers as much of the entire wall as possible, both in width and height.

ypg schrieb:

It looks quite okay to me... is the room used as both dining and living area? Can you separate the dining area? Might it be possible elsewhere?

The dining area is already separated. But that’s not the issue here.

ypg schrieb:

I wouldn’t mind basement windows; if needed, you could put windows in the ground floor floor slab, which is quite original. Otherwise, I would rearrange living spaces differently, for example, move books out of the living room and set up a reading room elsewhere. And yes, the mentioned conservatory could also be a masonry structure.

I’m not too concerned about the basement windows either. But that would be the “cleaner” solution overall.

I hope I have answered everything.
Thanks, spyfromtheeast.