Hello.
I have a plot of land with a slight slope; the height difference from the front to the back is about 1.5m (5 feet).
For cost reasons, I would prefer to forgo a basement and have as much as possible on the ground floor level. The upper floor is intended to be used either by the children or possibly rented out later, depending on what the children decide to do.
I expect that building upwards with an additional upper floor will provide more flexibility than building downwards with a basement, which is usually less pleasant to live in compared to the same area at ground level.
A large double garage will be built on the east boundary. The neighboring property on that side only has frosted bathroom windows, and the owner (a relative) has also agreed to an easement if the garage is somewhat larger.
Development Plan / Restrictions
Plot size: 814m² (8,761 sq ft)
Slope: approx. 1.5m (5 feet) across the entire area
Floor area ratio (FAR): 0.4
Plot ratio / floor space index: 0.7
Maximum number of floors: 2
Roof style: gable, 30 degrees
Ridge orientation: east to west
Maximum heights / limits: none, the development plan dates from 1980, and various roof and building shapes can be found in this area
Owner Requirements
Style, roof shape, building type: definitely no flat roof, no bay windows or dormers
Preferably solid construction (masonry)
Guest toilet on every floor
Basement still undecided, 2 floors possible
Walk-in (level-access) shower preferred, bathtub not necessary
Flexible use for one large or two small families in the future should be possible.
House Design
Based on consultation with a licensed general contractor (GC) from the region
The shell construction will be provided by the contractor, while I will do the interior finishing myself, including electrical work, plumbing, water installations, flooring, interior plastering, etc., as I am a professional. I plan to organize and subcontract the remaining work to experienced local companies.
There is no rush, so the complete interior finishing can take some time.
Preferred heating technology:
District heating connection supplied 100% with renewable energy
Why does the design look the way it does?
The design was created by the architect after consultation based on our ideas.
What do you think of the design? What would you change?
Since the terrain needs to be adjusted and the foundation slab filled to compensate for the slight slope, how much would you estimate the additional cost for a basement? The planner suggests that a basement should be considered with a height difference between 1.5m and 2m (5 to 6.5 feet).
Do you have any other thoughts? Once you commit to a design, it’s easy to become a bit blind to alternatives...
Thank you and best regards!
Contour lines
Aerial image with dimensions and boundaries
Overview of neighboring plots
Ground Floor (GF)
Upper Floor (UF)
Front view
Front view
Rear view
I have a plot of land with a slight slope; the height difference from the front to the back is about 1.5m (5 feet).
For cost reasons, I would prefer to forgo a basement and have as much as possible on the ground floor level. The upper floor is intended to be used either by the children or possibly rented out later, depending on what the children decide to do.
I expect that building upwards with an additional upper floor will provide more flexibility than building downwards with a basement, which is usually less pleasant to live in compared to the same area at ground level.
A large double garage will be built on the east boundary. The neighboring property on that side only has frosted bathroom windows, and the owner (a relative) has also agreed to an easement if the garage is somewhat larger.
Development Plan / Restrictions
Plot size: 814m² (8,761 sq ft)
Slope: approx. 1.5m (5 feet) across the entire area
Floor area ratio (FAR): 0.4
Plot ratio / floor space index: 0.7
Maximum number of floors: 2
Roof style: gable, 30 degrees
Ridge orientation: east to west
Maximum heights / limits: none, the development plan dates from 1980, and various roof and building shapes can be found in this area
Owner Requirements
Style, roof shape, building type: definitely no flat roof, no bay windows or dormers
Preferably solid construction (masonry)
Guest toilet on every floor
Basement still undecided, 2 floors possible
Walk-in (level-access) shower preferred, bathtub not necessary
Flexible use for one large or two small families in the future should be possible.
House Design
Based on consultation with a licensed general contractor (GC) from the region
The shell construction will be provided by the contractor, while I will do the interior finishing myself, including electrical work, plumbing, water installations, flooring, interior plastering, etc., as I am a professional. I plan to organize and subcontract the remaining work to experienced local companies.
There is no rush, so the complete interior finishing can take some time.
Preferred heating technology:
District heating connection supplied 100% with renewable energy
Why does the design look the way it does?
The design was created by the architect after consultation based on our ideas.
What do you think of the design? What would you change?
Since the terrain needs to be adjusted and the foundation slab filled to compensate for the slight slope, how much would you estimate the additional cost for a basement? The planner suggests that a basement should be considered with a height difference between 1.5m and 2m (5 to 6.5 feet).
Do you have any other thoughts? Once you commit to a design, it’s easy to become a bit blind to alternatives...
Thank you and best regards!
Contour lines
Aerial image with dimensions and boundaries
Overview of neighboring plots
Ground Floor (GF)
Upper Floor (UF)
Front view
Front view
Rear view
I tried placing the building envelopes under the image.
I noticed that the plot next door on the right has a different boundary line in the development plan; it used to be a larger plot.
The house next door on the right also does not conform to the building envelope, but I’m not sure what the chances are regarding that.
In favor of the neighbors’ photovoltaic systems, I would consider positioning the house slightly further back.
In my opinion, the planners at the general planning companies (GÜs) are competent (more or less), but I want to think about it more before the next meeting. What changes I could still make in Version C.
The GÜs are planning the house, but I want to further optimize the interior layout.
@katja, what would you change?
Perhaps someone with Photoshop skills could overlay the actual buildings and the building envelopes to see to what extent the other structures had to comply. The actual buildings have a white background that could possibly be set to transparent and then the building envelope and development plan could be placed on top.
Thanks!
I noticed that the plot next door on the right has a different boundary line in the development plan; it used to be a larger plot.
The house next door on the right also does not conform to the building envelope, but I’m not sure what the chances are regarding that.
In favor of the neighbors’ photovoltaic systems, I would consider positioning the house slightly further back.
In my opinion, the planners at the general planning companies (GÜs) are competent (more or less), but I want to think about it more before the next meeting. What changes I could still make in Version C.
The GÜs are planning the house, but I want to further optimize the interior layout.
@katja, what would you change?
Perhaps someone with Photoshop skills could overlay the actual buildings and the building envelopes to see to what extent the other structures had to comply. The actual buildings have a white background that could possibly be set to transparent and then the building envelope and development plan could be placed on top.
Thanks!
H
hanghaus202323 Dec 2023 09:31Ralf1980 schrieb:
I tried to place the building boundaries under the image. I actually showed you that a few posts ago.
Ralf1980 schrieb:
I noticed that the lot next door has a different property line according to the development plan; it used to be a larger plot. I’ve noticed that a long time ago too. You’re just ignoring important points.
Ralf1980 schrieb:
The house next door also does not follow the building boundaries, but I don’t know what the chances are. There are quite a few other deviations from the development plan in the area. However, that doesn’t mean you can simply disregard the development plan. Deviations from the development plan require approval through a building permit inquiry. You should have very strong reasons. In my opinion, the chances are quite good.
Ralf1980 schrieb:
In favor of the neighbors’ photovoltaic systems, I would move the house slightly further back. That’s honorable, but it’s not a valid reason to deviate from the development plan. I would be more concerned about my own photovoltaic system.
You are aware, though, that this could cause you a disadvantage costing five figures.
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