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 you are right about the dimensions and the roads, etc. But that’s exactly the kind of thing I can’t do, and yesterday I even started a thread asking for help with software for floor plan design. The plot can be viewed on Immoscout. You can find the approximate measurements using Google Maps. It’s about 65 x 30 meters (213 x 98 feet).
Nellenburgstraße corner Neue Gartenstraße in 35279 Neustadt
@Hausbesitzer: how do you come to the conclusion that one house would block the other to the south? The plots would be much larger than in typical new housing developments. There is far more space than enough to prevent any house from blocking the sunlight, etc.
Nellenburgstraße corner Neue Gartenstraße in 35279 Neustadt
@Hausbesitzer: how do you come to the conclusion that one house would block the other to the south? The plots would be much larger than in typical new housing developments. There is far more space than enough to prevent any house from blocking the sunlight, etc.
8asti86 schrieb:
However, the listing states that the property can be developed according to the zoning plan. That is definitely not correct; it is actually governed by Section 34. I got this information from the head of the building authority. By the way, the area fully paved over on the other side of the Otterbach stream is the municipal maintenance yard.Ah, that explains the orange vehicles. The seller should also be aware of these facts since she lives directly across the street :-(
8asti86 schrieb:
No apartment buildings will be built there either.
@11ant, what do you mean by the sentence: "When I look at it again in context with the neighboring thread https://www.hausbau-forum.de/threads/grundstueckskauf-ueberschwemmungsgebiet-aufteilung-Grundstück.36765/page-2#post-441043, maybe there are some very simple reasons why developers are not lining up here after all"?I didn’t know about the maintenance yard – otherwise, as a whole area, it would perfectly fit the profile of a developer’s project. But flooding is obviously a major issue for property value; who wants to dream about a flooded underground car park.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
8asti86 schrieb:
The approximate dimensions can be found on Google Maps. They are about 65 x 30 meters (213 x 98 feet)
Nellenburgstraße corner Neue Gartenstraße in 35279 Neustadt 8asti86 schrieb:
But I can’t do exactly that kind of thing Surely you can draw a rectangle of 65 x 30 meters (213 x 98 feet) on graph paper, then, using your regional building code / planning regulations and your geodata or Google Maps, mark and draw the possible building zones, add an N at the top for north, and then calculate how much area could be built on with, for example, a floor area ratio of 0.3. Then add arrows indicating on which sides the access points could be.
Give it a try, you can do it!
8asti86 schrieb:
Could it possibly be very simple reasons why land developers are not lining up here?Try searching “Nellenburgstr Otterbach” on Google, then you will understand why no one wants this plot, even though it is being heavily promoted like hotcakes.
I have looked at the photos and am very familiar with the severe weather and flooding events in Neustadt, as I have been deployed there several times (power supplier). Since this storm, the Otterbach stream has been partially deepened toward the city center, and some culverts have been renewed and enlarged. The photo shows the property. The house is planned to be built at least 10cm (4 inches) above the street level of Nellenburgstraße. In the photo, you are looking from Neuen Gartenstraße toward the property; this street is a few centimeters below Nellenburgstraße. Therefore, it should be outside the 100-year flood zone.
