ᐅ Building a house on a narrow lot? There is already a three-family house on the property.
Created on: 30 Jun 2016 22:50
B
bentek
Hello,
I own a property, a three-family house, and I now want to build a house for myself on the quite large plot of land. The width of the plot is only 9.5 meters (31 feet), but the length is over 70 meters (230 feet). The regulation states that there must be at least 3 meters (10 feet) between the new building and the property boundary, but when I look at the existing houses, none of them comply with the 3-meter (10 feet) rule at all. Could there be special regulations?
Regards
I own a property, a three-family house, and I now want to build a house for myself on the quite large plot of land. The width of the plot is only 9.5 meters (31 feet), but the length is over 70 meters (230 feet). The regulation states that there must be at least 3 meters (10 feet) between the new building and the property boundary, but when I look at the existing houses, none of them comply with the 3-meter (10 feet) rule at all. Could there be special regulations?
Regards
B
Bauexperte1 Jul 2016 10:06@bentek
It looks like you will have to comply with the setback requirements on both sides, as is the case in almost all situations. In my opinion, the only way to build right on the boundary would be to have a formal easement or burden from the neighbor. An interesting question is whether the building authority and the neighbor would agree to this.
Are you sure that the plot in question is only 9.50 m (31 feet) wide?
Bauexperte
It looks like you will have to comply with the setback requirements on both sides, as is the case in almost all situations. In my opinion, the only way to build right on the boundary would be to have a formal easement or burden from the neighbor. An interesting question is whether the building authority and the neighbor would agree to this.
Are you sure that the plot in question is only 9.50 m (31 feet) wide?
Bauexperte
Unfortunately, yes, I measured the width of the plot by hand yesterday. It is actually only 9.50 meters (31 feet) wide from the house’s terrace. However, the plot is slightly wider in front, about 13 meters (43 feet).
I had feared this. So, you would have to keep a 2.5-meter (8 feet) setback on each side, leaving only about 4.5 meters (15 feet) of width, which is a bit narrow. Although the plot is quite long (about 70 meters / 230 feet), it is still not ideal.
Do you have any other ideas?
I had feared this. So, you would have to keep a 2.5-meter (8 feet) setback on each side, leaving only about 4.5 meters (15 feet) of width, which is a bit narrow. Although the plot is quite long (about 70 meters / 230 feet), it is still not ideal.
Do you have any other ideas?
Hello, bentek!
Try talking to the owners of 111a and 113a. Together, you can develop the rear area—no one can manage it alone without easements or significant restrictions.
You can bring up the topic of easements, but you probably won’t get approval because the building potential on 111a and 113a would be almost lost, which basically means the easement would have to be very costly. If I were the owner of 113a, I would expect roughly €6,000 per year (estimate depending on the land value) for the easement. In my opinion, your property could never generate that extra income, so your project would effectively be dead.
So, land consolidation and redivision is the only way to make this work, in my opinion. If you get both neighbors on board, you could also approach the owner of 109—that would be really good, because then the development costs can be shared and the usable area can be optimized much better.
Best regards
Dirk Grafe
Try talking to the owners of 111a and 113a. Together, you can develop the rear area—no one can manage it alone without easements or significant restrictions.
You can bring up the topic of easements, but you probably won’t get approval because the building potential on 111a and 113a would be almost lost, which basically means the easement would have to be very costly. If I were the owner of 113a, I would expect roughly €6,000 per year (estimate depending on the land value) for the easement. In my opinion, your property could never generate that extra income, so your project would effectively be dead.
So, land consolidation and redivision is the only way to make this work, in my opinion. If you get both neighbors on board, you could also approach the owner of 109—that would be really good, because then the development costs can be shared and the usable area can be optimized much better.
Best regards
Dirk Grafe