ᐅ Floor Plan Design and Orientation of an Urban Villa with Two Residential Units
Created on: 13 Oct 2020 21:31
8
8asti86
Hello,
I plan to build a city villa with two residential units with Dennert.
The location is Neustadt, Marburg-Biedenkopf district, parcel 20, plot 16/2.
You can view it in the Hessen geodata system. The property would be split almost equally in half. It is not yet decided which half we will use ourselves; the younger sister will take the other half.
I’m unsure how to position the house so that, for example, a balcony above the garage could be used, possibly facing south-southwest.
Could you possibly help me with this?
The property is listed on Immobilienscout24 with Scout-ID: 70642775 (just enter the Scout ID on Google).
I know that without a building permit/planning permission it may not help much, but the property has not been purchased yet. See my related question in Land for Building, Contracts, Building Law Tips.
The neighboring development is set back 3 meters (10 feet) from the property, but there is an old house directly on the property boundary. Therefore, I would suggest planning the building plot at least 3 meters (10 feet) away from the property line.
Building Permit/Restrictions
Property size: divided into 1962 by 900 (units not specified)
Slope: none
Site coverage ratio
Floor space index
Building envelope, building line and boundary: possibly 3 meters (10 feet) from the road
Edge construction: garage yes
Orientation: this is the question, what is best?
Maximum heights/limits: neighboring houses have eaves heights over 7 meters (23 feet)
No building permit/planning permission available yet
Client Requirements
City villa
No basement
Parents, 60 and 63 years old, on the ground floor; sister, 37, with child 7 and second child 17 (who does not live there regularly) on the upper floor
Approximately 90 square meters (970 square feet) per residential unit
Ground floor definitely with a guest room
Very open architecture
Modern construction
Open kitchen, kitchen island: both yes
Number of dining seats: 8 on ground floor, 6 on upper floor
Balcony, roof terrace: possibly a balcony above the double garage
Garage, carport: double garage with door to the utility room
House Design
Planning by:
- Do-it-Yourself
Personal budget for house including fittings: 400,000
Preferred heating technology: air-to-water heat pump, eligible for BAFA funding, with ventilation system and photovoltaic system with storage
If you had to give up something, which details/upgrades
- you could give up: KfW40+ standard if it doesn’t make sense, balcony above garage, garage itself if necessary, possibly sourcing sanitary fixtures independently
- you could not give up:
Why was the design chosen as it is? For example, what makes it particularly good or bad in your eyes? Discussed with parents and sister about their wishes.
What is the most important/fundamental question about the floor plan summarized in 130 characters?
Whether it is feasible and whether the location on the property is okay. Also, suggestions for improvements and possibly help to properly save the floor plan in a file format, not Paint (sorry, I’m not good at this).
It would be great if someone here could help me!
I plan to build a city villa with two residential units with Dennert.
The location is Neustadt, Marburg-Biedenkopf district, parcel 20, plot 16/2.
You can view it in the Hessen geodata system. The property would be split almost equally in half. It is not yet decided which half we will use ourselves; the younger sister will take the other half.
I’m unsure how to position the house so that, for example, a balcony above the garage could be used, possibly facing south-southwest.
Could you possibly help me with this?
The property is listed on Immobilienscout24 with Scout-ID: 70642775 (just enter the Scout ID on Google).
I know that without a building permit/planning permission it may not help much, but the property has not been purchased yet. See my related question in Land for Building, Contracts, Building Law Tips.
The neighboring development is set back 3 meters (10 feet) from the property, but there is an old house directly on the property boundary. Therefore, I would suggest planning the building plot at least 3 meters (10 feet) away from the property line.
Property size: divided into 1962 by 900 (units not specified)
Slope: none
Floor space index
Building envelope, building line and boundary: possibly 3 meters (10 feet) from the road
Edge construction: garage yes
Orientation: this is the question, what is best?
Maximum heights/limits: neighboring houses have eaves heights over 7 meters (23 feet)
No building permit/planning permission available yet
Client Requirements
City villa
No basement
Parents, 60 and 63 years old, on the ground floor; sister, 37, with child 7 and second child 17 (who does not live there regularly) on the upper floor
Approximately 90 square meters (970 square feet) per residential unit
Ground floor definitely with a guest room
Very open architecture
Modern construction
Open kitchen, kitchen island: both yes
Number of dining seats: 8 on ground floor, 6 on upper floor
Balcony, roof terrace: possibly a balcony above the double garage
Garage, carport: double garage with door to the utility room
House Design
Planning by:
- Do-it-Yourself
Personal budget for house including fittings: 400,000
Preferred heating technology: air-to-water heat pump, eligible for BAFA funding, with ventilation system and photovoltaic system with storage
If you had to give up something, which details/upgrades
- you could give up: KfW40+ standard if it doesn’t make sense, balcony above garage, garage itself if necessary, possibly sourcing sanitary fixtures independently
- you could not give up:
Why was the design chosen as it is? For example, what makes it particularly good or bad in your eyes? Discussed with parents and sister about their wishes.
What is the most important/fundamental question about the floor plan summarized in 130 characters?
Whether it is feasible and whether the location on the property is okay. Also, suggestions for improvements and possibly help to properly save the floor plan in a file format, not Paint (sorry, I’m not good at this).
It would be great if someone here could help me!
ypg schrieb:
Still, the listing on IS24 does raise some questions (even considering possible typos). That’s why I see, besides the obvious downside, another issue with this plot. If I consider the “serial number” of the listing, I find the age (the property has been available since July 30, 2013, despite a price of 65 !!! euros per square meter) quite credible and not just a typo. The aerial photo clearly shows "no indication of a development plan": the town center and surrounding area have hardly any larger vacant plots, so it is not an area suited for densification planning. In addition, it appears to be privately owned and without any building obligation. This could make it worthwhile to hold the land as a speculative investment. Next door, there seems to be an imminent commercial brownfield, and combined, this could be an attractive site for a project-specific development plan with four multifamily houses (unless someone decides to uncover the Otterbach stream).
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
Apparently from a private seller, no building obligation: it might be worthwhile to hold the plot as a speculative investment – next door looks like it will soon become commercial wasteland, together that could make a nice project for a site-specific development plan with four multi-family houses (unless someone gets the idea to uncover the Otterbach stream). Looking at it again in context with the neighboring thread https://www.hausbau-forum.de/threads/grundstueckskauf-ueberschwemmungsgebiet-aufteilung-Grundstück.36765/page-2#post-441043, there may be very simple reasons why land developers are not lining up for this plot after all.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
ypg schrieb:
A drawing with measurements, matching the text, would be helpful. I only see rectangles... and yes, they are supposed to be rooms. But honestly, I don’t know what to make of it.
You’re right. The details are quite sparse.
Try marking the existing trees with a green colored pencil, the street in gray, and add some lines with measurements for the plot. And don’t forget north.
There is a well-maintained lawn. North is already indicated.
If this all stays within the family, it’s difficult. One house blocks the southern side of the other.So, the plot is flat and has remained undeveloped until recently because it was used as a horse pasture with two small barns. I can’t say for sure if it has been listed for sale the entire time, but the listing states that it can be developed according to the local development plan. This is definitely not true; development would fall under Section 34. I got this information from the head of the building authority. By the way, the area completely covered with pavement on the other side of the Otterbach River is the municipal public works yard. No multi-family houses will be built there.
@11ant, what do you mean by this sentence: "When I take a closer look at it together with the neighboring thread https://www.hausbau-forum.de/threads/grundstueckskauf-ueberschwemmungsgebiet-aufteilung-Grundstück.36765/page-2#post-441043, maybe there are actually very simple reasons why property developers are not lining up here"?
Basically, once the plot is sold and subdivided, only a building permit / planning permission application would be submitted, which would include a retention proposal to the local water authority, and it would most likely be approved, right? Or am I completely mistaken here?
I am also still waiting for a response from the local water authority.
@11ant, what do you mean by this sentence: "When I take a closer look at it together with the neighboring thread https://www.hausbau-forum.de/threads/grundstueckskauf-ueberschwemmungsgebiet-aufteilung-Grundstück.36765/page-2#post-441043, maybe there are actually very simple reasons why property developers are not lining up here"?
Basically, once the plot is sold and subdivided, only a building permit / planning permission application would be submitted, which would include a retention proposal to the local water authority, and it would most likely be approved, right? Or am I completely mistaken here?
I am also still waiting for a response from the local water authority.
11ant schrieb:
Based on the "serial number" of the listing, I find the age (the property has been listed since July 30, 2013, despite a price of 65 euros per sqm (65 €/m²)) quite credible and not a typo. The aerial photo clearly shows no indication of a development plan: town center and hardly any larger vacant plots in the surroundings, so it’s not an area suited for densification planning. Additionally, it seems to be privately owned, without building obligations: holding the land as a speculation could make sense. Next door looks like an upcoming commercial brownfield, and together, this could become an attractive site for a project-related development plan with four apartment buildings (unless someone tries to uncover the Otterbach stream). I would claim this is a FAKE or already sold long ago. Some real estate agents like to advertise with listings like this.
Hello Basti, do you have contact with the seller?
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