Hello!
We might have a (rather rare) chance locally in the bidding process to secure a well-located plot in a new development area (edge location, quiet, green views, strategic position for school access, affordable...).
I have attached a section of the development plan (no significant slope – only 0.5m (1.6 feet) incline along both axes).
The problem: We are a family of five with three children. In principle, we could build 2.5 stories (possibly with a basement if needed), but the single-family house building footprint is like a "cut-off semi-detached house" measuring 12m by 7m (39 feet by 23 feet).
We need three children’s bedrooms and a study. Preferably small (10m² (108 square feet)).
Question: Is this at all reasonable on such a small plot (or building footprint)? I’m asking to avoid convincing ourselves it works when it might not. The location is very good for us (the children could stay at their current schools). However, I have never seen a comparably narrow and tall single-family house in a new development. The only thing I found to get a rough visual idea was the Citline 2 model from Allkauf Haus (and that one is longer).
Many thanks!
Development plan / restrictions (see photo)
Plot size: 350m² (3,767 square feet)
Slope: No. 0.5m (1.6 feet) incline short axis, 0.5m (1.6 feet) incline long axis
Site coverage ratio: 0.35
Floor area ratio: 0.7
Building footprint, building line, and boundary: see plan, 12m x 7m (39 feet x 23 feet)
Number of floors: should be 2.5 or 2 with basement
Roof shape: gable (or hip) 30–42° (15–20°)
Orientation: NW to SE
Maximum height limits: 154/160 (presumably centimeters or regulations – please clarify)
Client requirements
Architectural style, roof shape, building type: urban villa, gable roof
Basement, floors: residential basement & attic conversion?
Number of occupants, ages: 5 (45, 45, 13, 11, 10 years)
Space needs on ground and upper floors: 70m² (750 square feet), 70m² (750 square feet) (+ additional space for 3 children's rooms in attic/basement)
Office: family use or home office? 1 office
We might have a (rather rare) chance locally in the bidding process to secure a well-located plot in a new development area (edge location, quiet, green views, strategic position for school access, affordable...).
I have attached a section of the development plan (no significant slope – only 0.5m (1.6 feet) incline along both axes).
The problem: We are a family of five with three children. In principle, we could build 2.5 stories (possibly with a basement if needed), but the single-family house building footprint is like a "cut-off semi-detached house" measuring 12m by 7m (39 feet by 23 feet).
We need three children’s bedrooms and a study. Preferably small (10m² (108 square feet)).
Question: Is this at all reasonable on such a small plot (or building footprint)? I’m asking to avoid convincing ourselves it works when it might not. The location is very good for us (the children could stay at their current schools). However, I have never seen a comparably narrow and tall single-family house in a new development. The only thing I found to get a rough visual idea was the Citline 2 model from Allkauf Haus (and that one is longer).
Many thanks!
Development plan / restrictions (see photo)
Plot size: 350m² (3,767 square feet)
Slope: No. 0.5m (1.6 feet) incline short axis, 0.5m (1.6 feet) incline long axis
Site coverage ratio: 0.35
Floor area ratio: 0.7
Building footprint, building line, and boundary: see plan, 12m x 7m (39 feet x 23 feet)
Number of floors: should be 2.5 or 2 with basement
Roof shape: gable (or hip) 30–42° (15–20°)
Orientation: NW to SE
Maximum height limits: 154/160 (presumably centimeters or regulations – please clarify)
Client requirements
Architectural style, roof shape, building type: urban villa, gable roof
Basement, floors: residential basement & attic conversion?
Number of occupants, ages: 5 (45, 45, 13, 11, 10 years)
Space needs on ground and upper floors: 70m² (750 square feet), 70m² (750 square feet) (+ additional space for 3 children's rooms in attic/basement)
Office: family use or home office? 1 office
H
hanghaus202330 Sep 2024 12:20I guess you’re having trouble interpreting the development plan. The plots are suitable for building. Even on the west side, eaves allow for a knee wall. This makes it quite feasible to build.
With your small building area, this is even possible like this.
without a basement
With your small building area, this is even possible like this.
without a basement
hanghaus2023 schrieb:
The western plot is much better. The knee wall should be 1.2 m (4 feet), and large dormers are also possible. However, with that plot, you'll have at least 140,000 less for the house construction. That's at least 260 m2 (2,800 square feet) more land priced at 500 Euros per m2 (about $47 per square foot), right?
How big is the middle one? Hmm. Can you add a half-story with dormers on top when the allowable gross floor area is basically zero (instead of a bungalow with 1.5 stories)? That would be great, of course. But yes, it will be very tight on the budget (almost impossible). We would only have 530,000 Euros (€) left from our budget. Still, the view and garden are fantastic...
The sizes/prices of the plots:
West: 598 m2 (6,440 square feet), 323,000 Euros (€)
Middle: 391 m2 (4,210 square feet), 211,000 Euros (€)
*Right: 342 m2 (3,680 square feet), 185,000 Euros (€)
hanghaus2023 schrieb:
I assume you’re having trouble interpreting the land use plan. The plots are suitable for building. Even on the west side, building eaves allow for a knee wall. It’s quite feasible to build there.
With your small building envelope, this even works like this.
without a basement Correct assumption – I’m new... But I’m glad to hear that! Thank you very much for the very helpful input! We will contact an architect.
H
hanghaus202330 Sep 2024 13:17For the decision to purchase the plot of land, you will also receive assistance here.
trose69 schrieb:
You could also rent it out without windows. But you are not allowed to (no joke).
trose69 schrieb:
Right now we're considering whether a larger bungalow with a basement living area (maybe similar to a granny flat) could be an option for us. Sorry, but you are getting mixed up with the options. If you don’t have a slope or only an insignificant one, then you have to build your “house with basement” high enough so that the basement can be used as a living space and floor level, meeting the necessary requirements (windows, ceiling height). But even then, the basement becomes a full floor. And a bungalow becomes a house with a barrier because of the steps at the entrance.
A granny flat means you need an additional parking space.
trose69 schrieb:
GF number The floor area ratio refers to the living area of full stories. Loft conversions are possible but do not count if they are not full floors.
If you cleverly divide your 7 x 12 meters (23 x 39 feet) footprint, you can easily create a parents’ floor in a roof with a 30-degree pitch. Keep in mind that the ridge direction is mandated, so the roof will span the 12 meters (39 feet). I think you won’t necessarily need dormer windows since you have gable ends.
trose69 schrieb:
The issue: We are a family of five with three children. In principle, we could build 2.5 stories (also with a basement if necessary), but the single-family house building plot is a “cut-off semi-detached house” measuring 12m x 7m (39 feet x 23 feet). [...] The only thing I found to get a better visual feel is the Cityline 2 from Allkauf Haus (and that one is longer).
Exterior dimensions: 13.04 m x 6.44 m (43 feet x 21 feet) / knee wall 180 cm (6 feet) / roof pitch 28° parallel to the house axis No, no problem. Although some information from the usage template and especially the reference height is missing, I don’t see any difficulties here. You can use the mentioned model as inspiration and adapt it accordingly, or check out the “usual suspects” (see forum search for the keyword “usual suspects”: Brale / Hildmann Traumhaus / Tecklenburg / Weisenburger / Wengerter / Werner) who build the required house type hundreds of times, often even without basements (floor plans can be found there, very similar to the Cityline 2, but with a gable roof perpendicular to the eaves as required here, typically with a roof pitch of 35° or 38°). With three children, the parents sleep in the attic studio, and the storage room above the bathroom becomes their master bathroom. These models are often 12 to 12.5 m (39 to 41 feet) deep and, in my opinion, perfectly suitable as a “template” here. I see you as exactly the target group for such models. So the “problem” actually has a wide range of solutions (even if they only differ marginally). The 11ant basement rule (see external source “With or without basement: a rule as a decision-making tool”) regards a basement here as a luxury, but naturally it eases the building services and storage space situation. The Goalkeeper thread https://www.hausbau-forum.de/threads/reihenendhaus-mit-gue-in-eigenregie-bauen.31198/ can finally serve not as a horror story about poor townhouse construction but as an example of an inspirational design applicable here as well (which pleases me, despite strictly prohibited punctuation emoticons).
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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