Dear Building Enthusiasts
I’ve been browsing the forum, but the combination of challenges – and opportunities – seems quite rare. I’ve been racking my brain for months (!) and hope you might have some advice and ideas… I’ll try to keep it brief, but it’s really complicated! (A drawing at the very end.)
Location:
I’ve fallen in love with a plot of land in Bremen near the Weser dike. It’s located within the city, with dense development. The plot is long and narrow (10 m, total 800 sqm (8,611 sq ft)). Neighboring buildings are close and tall (2 stories plus roof). I bought the plot, which was probably a mistake, but now I own it and want to keep it. I don’t want to give up on the idea that there could be a smart and affordable solution…
Site: On a slope!
Northeast side faces the Weser River, then a large green area, then a narrow street, then my long plot with a southwest-facing garden. Because of the slope, the garden is about one story lower than street level!
There is currently an old, dilapidated house here (it’s sliding toward the garden, post-war construction, soft ground…), so I have to demolish it; renovation is not worthwhile.
Building regulations:
I am allowed to build quite far into the plot.
On the sides facing neighbors, I must either keep a 3 m (10 ft) setback (then windows are allowed, but the house will be narrow) or build fire protection walls without windows. With fire protection walls, the distance to neighbors can be more flexible. Actually, building up to the property line is required, but there are many “alley” access paths to the gardens, which I could use. And I would like to have such a path.
The existing building is shown in turquoise here.
Another problem:
The "house to be demolished" is set very far back, leaving a large front garden. The neighbor on the right side has installed a vertical row of windows at the level of my front garden. Possibly not legal, but I don’t want to confront him and would prefer to find a solution that also satisfies him to some extent. So ideally, I don’t want to block his windows.
House design & considerations:
Space requirement: about 100 sqm (1,076 sq ft), for one to two occupants
Plot width: 10.5 m (34 ft). Subtracting the garden access path leaves 9 m (30 ft).
At a house width of 7.5 m (25 ft), windows would be possible on one side.
The plot has a bend, so it wouldn’t be too simple otherwise...
I’m 50 years old and want/need to build barrier-free. A bungalow seems suitable. My plot is large enough but mostly long and narrow. If no windows are allowed on the sides, light must enter the building a different way – but how?
Nice view: From the ground floor, you can only see the upper part of the dike and the trees behind the street toward the river. From an upper floor, there would probably be a great view of the Weser. (So maybe a bungalow with a tower?)
I also considered adding a rental apartment, but the extra costs for the additional space probably won’t pay off until I’m very old...
Basement:
This was my first thought, since it would provide great living space directly connected to the garden. Experts warn that it would be expensive (60,000) due to the tight surroundings and uneven ground conditions. It would be cheaper to raise the soil and build without a basement. (Can anyone confirm this?) Then it would mean building a raised terrace off the living room and stairs down to the garden from there.
Budget: The plot was not a bargain, I’m also budgeting 20,000 for demolition, and the foundation will be considerably more expensive than for a normal house. If building can be done within a maximum of 200,000, it could work.
Here is my attempt to position a bungalow with a side entrance on the building regulation plan. The entrance is placed further inside so windows can still be positioned on the side. (At least that’s what I thought.)
I would be very grateful for any ideas or advice!
I’ve been browsing the forum, but the combination of challenges – and opportunities – seems quite rare. I’ve been racking my brain for months (!) and hope you might have some advice and ideas… I’ll try to keep it brief, but it’s really complicated! (A drawing at the very end.)
Location:
I’ve fallen in love with a plot of land in Bremen near the Weser dike. It’s located within the city, with dense development. The plot is long and narrow (10 m, total 800 sqm (8,611 sq ft)). Neighboring buildings are close and tall (2 stories plus roof). I bought the plot, which was probably a mistake, but now I own it and want to keep it. I don’t want to give up on the idea that there could be a smart and affordable solution…
Site: On a slope!
Northeast side faces the Weser River, then a large green area, then a narrow street, then my long plot with a southwest-facing garden. Because of the slope, the garden is about one story lower than street level!
There is currently an old, dilapidated house here (it’s sliding toward the garden, post-war construction, soft ground…), so I have to demolish it; renovation is not worthwhile.
Building regulations:
I am allowed to build quite far into the plot.
On the sides facing neighbors, I must either keep a 3 m (10 ft) setback (then windows are allowed, but the house will be narrow) or build fire protection walls without windows. With fire protection walls, the distance to neighbors can be more flexible. Actually, building up to the property line is required, but there are many “alley” access paths to the gardens, which I could use. And I would like to have such a path.
The existing building is shown in turquoise here.
Another problem:
The "house to be demolished" is set very far back, leaving a large front garden. The neighbor on the right side has installed a vertical row of windows at the level of my front garden. Possibly not legal, but I don’t want to confront him and would prefer to find a solution that also satisfies him to some extent. So ideally, I don’t want to block his windows.
House design & considerations:
Space requirement: about 100 sqm (1,076 sq ft), for one to two occupants
Plot width: 10.5 m (34 ft). Subtracting the garden access path leaves 9 m (30 ft).
At a house width of 7.5 m (25 ft), windows would be possible on one side.
The plot has a bend, so it wouldn’t be too simple otherwise...
I’m 50 years old and want/need to build barrier-free. A bungalow seems suitable. My plot is large enough but mostly long and narrow. If no windows are allowed on the sides, light must enter the building a different way – but how?
Nice view: From the ground floor, you can only see the upper part of the dike and the trees behind the street toward the river. From an upper floor, there would probably be a great view of the Weser. (So maybe a bungalow with a tower?)
I also considered adding a rental apartment, but the extra costs for the additional space probably won’t pay off until I’m very old...
Basement:
This was my first thought, since it would provide great living space directly connected to the garden. Experts warn that it would be expensive (60,000) due to the tight surroundings and uneven ground conditions. It would be cheaper to raise the soil and build without a basement. (Can anyone confirm this?) Then it would mean building a raised terrace off the living room and stairs down to the garden from there.
Budget: The plot was not a bargain, I’m also budgeting 20,000 for demolition, and the foundation will be considerably more expensive than for a normal house. If building can be done within a maximum of 200,000, it could work.
Here is my attempt to position a bungalow with a side entrance on the building regulation plan. The entrance is placed further inside so windows can still be positioned on the side. (At least that’s what I thought.)
I would be very grateful for any ideas or advice!
J
j.bautsch25 Oct 2016 08:28At my in-laws’, a company actually comes once a year. How much something like that costs, I have no idea.
B
Bauexperte25 Oct 2016 13:36Hello @Bremediana,
I think you should quickly let go of the fixed idea of building a bungalow on your plot. You won’t be able to implement it practically, even with the most creative architect. Besides, a bungalow would simply get lost among the existing buildings in this area. I rather see a variant of a long house with a basement on your plot; however, you will need to increase your budget for that – which, in my opinion, you would have to do anyway, since bungalows aren’t inexpensive.
Why a basement: You bought a sloped plot; bringing in fill soil will almost certainly cost about the same as building a basement, and I don’t know anything yet about the soil conditions.
Why a long house: the plot allows it, and it's much easier to plan than a design where the lighting has to be “patched together” due to restrictions.
I’m also quite sure that the neighbor to the right (standing in front of the plot) didn’t install blacked-out windows. A three-family house usually requires a formal building permit / planning permission, and its execution is closely monitored by the building authority.
Suggestion: consider a long house; accessibility can also be achieved with a reasonably wide staircase. Living space (with a view of the garden – why would you leave this highlight unused?), kitchen, and utility room in the basement; bedrooms and bathroom on the ground floor. We once planned something similar for a self-employed beautician; unfortunately, I can’t find those designs right now. But I have at least something in my archive to help illustrate what I mean.
Please disregard the rear extension and the back staircase. Imagine the floor plan rotated – work space in the front (which I would designate as a utility/laundry room) and living areas in the back. The width limited to 6.94 m (23 feet) even allows for a light well in front of the guest WC and kitchen, which is no problem at the rear anyway. Then you can have bedrooms and bathroom on the ground floor with separate access downstairs via the staircase. A good architect – and there are certainly plenty in Bremen – will show you many other possibilities. Your plot is not easy, but it is definitely a challenge to plan it so it doesn’t get lost between two- and three-story buildings.
Regards, Bauexperte
I think you should quickly let go of the fixed idea of building a bungalow on your plot. You won’t be able to implement it practically, even with the most creative architect. Besides, a bungalow would simply get lost among the existing buildings in this area. I rather see a variant of a long house with a basement on your plot; however, you will need to increase your budget for that – which, in my opinion, you would have to do anyway, since bungalows aren’t inexpensive.
Why a basement: You bought a sloped plot; bringing in fill soil will almost certainly cost about the same as building a basement, and I don’t know anything yet about the soil conditions.
Why a long house: the plot allows it, and it's much easier to plan than a design where the lighting has to be “patched together” due to restrictions.
I’m also quite sure that the neighbor to the right (standing in front of the plot) didn’t install blacked-out windows. A three-family house usually requires a formal building permit / planning permission, and its execution is closely monitored by the building authority.
Suggestion: consider a long house; accessibility can also be achieved with a reasonably wide staircase. Living space (with a view of the garden – why would you leave this highlight unused?), kitchen, and utility room in the basement; bedrooms and bathroom on the ground floor. We once planned something similar for a self-employed beautician; unfortunately, I can’t find those designs right now. But I have at least something in my archive to help illustrate what I mean.
Please disregard the rear extension and the back staircase. Imagine the floor plan rotated – work space in the front (which I would designate as a utility/laundry room) and living areas in the back. The width limited to 6.94 m (23 feet) even allows for a light well in front of the guest WC and kitchen, which is no problem at the rear anyway. Then you can have bedrooms and bathroom on the ground floor with separate access downstairs via the staircase. A good architect – and there are certainly plenty in Bremen – will show you many other possibilities. Your plot is not easy, but it is definitely a challenge to plan it so it doesn’t get lost between two- and three-story buildings.
Regards, Bauexperte
Bauexperte schrieb:
Option for a country house _with_ a basement on your propertyThe first time I read "country house"... the second time I read "country house"... but you really voiced exactly what I feel about a country house.
I completely agree – and only with an architect!
I see the situation with the neighbor’s windows similarly – they are not randomly placed in the recessed part of the building. The likelihood of an illegal construction here is very low.
Of course, you could check by contacting the local building authority. Your legitimate interest in reviewing the building permits of both neighbors is established by owning the property. On the other hand, this might not be necessary since you will need an architect to submit your own building application, who should also roughly review the neighboring developments and base the new construction plan on that.
Best regards
Dirk Grafe
Of course, you could check by contacting the local building authority. Your legitimate interest in reviewing the building permits of both neighbors is established by owning the property. On the other hand, this might not be necessary since you will need an architect to submit your own building application, who should also roughly review the neighboring developments and base the new construction plan on that.
Best regards
Dirk Grafe
Bremediana29 Oct 2016 15:39@Bauexperte @ypg and @Dirk Grafe Thank you for the feedback!
I can understand everything: the bungalow gets lost among the other houses, I want to respect the neighbors’ windows anyway, and I also think it’s a pity to skip the basement.
Maybe a half-basement would do...
It’s also unfortunate to give up the upper floor and the beautiful Weser view. But you can’t have everything...
A longhouse is a nice idea. I will meet an architect in mid-November and suggest it to her.
Regarding the budget, I guess I have to bite the bullet – it’s somehow frustrating: you pay an incredible amount of money, go into debt that might last a lifetime, and still don’t get everything you wish for... (That’s why I initially wanted to just renovate, despite the uneven floors).
I can understand everything: the bungalow gets lost among the other houses, I want to respect the neighbors’ windows anyway, and I also think it’s a pity to skip the basement.
Maybe a half-basement would do...
It’s also unfortunate to give up the upper floor and the beautiful Weser view. But you can’t have everything...
A longhouse is a nice idea. I will meet an architect in mid-November and suggest it to her.
Regarding the budget, I guess I have to bite the bullet – it’s somehow frustrating: you pay an incredible amount of money, go into debt that might last a lifetime, and still don’t get everything you wish for... (That’s why I initially wanted to just renovate, despite the uneven floors).
Bremediana schrieb:
In terms of budget, I guess I have to bite the bullet – it’s somehow unsatisfying: you pay an insane amount of money, go into debt beyond your lifetime, and still don’t have everything you wished for… (That’s why I initially only wanted to renovate, despite the uneven floors).Hello Diana,
No offense intended, but if I remember your estimated cost correctly, you made a purchase driven by personal preference. Discussing the “insane amount” of money at this point is (almost) pointless, unless you actually risk falling into unmanageable debt from the build. You will only be able to determine that in cooperation with your bank and an architect. However, since the situation has already unfolded, I would take it easy because there are two exit options:
1. Put the property, including the house as it is, back on the market. Real estate prices are currently strong enough that this is worth considering, and with a bit of luck, you might break even or close to it.
2. Demolish the house and offer the now vacant land for sale. But discuss this option with your architect before demolition. You will probably need some time to reach your overall target price, but both options have an advantage:
In the end, you won’t be financially ruined.
Best regards,
Dirk Grafe
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