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
S
Schorsch_baut30 Sep 2024 15:2211ant schrieb:
Talking to the building authority will probably not be necessary (since the plan is clear on this and does not require any exemptions), so it makes little sense, as the neighbors are the ones you will need to talk to (and the building authority can only share your contact details with them, not the other way around). Network among yourselves; it’s not difficult.
The usual suspects have this well worked out—that’s why the models are so similar. The best thing for children, besides having age-appropriate friends on the same street, is parents who are not kept awake by mortgage payments for a fancy, castle-like home. What Jürgen Rüttgers once bluntly called “children instead of high earners” essentially requires residential construction companies to offer homes for families that sustain retirees' wealth. An economy cannot live off a handful of wealthy elites. 140 sqm (1500 sq ft) for a family of five is not “social housing,” but straightforward, practical architecture for everyone. Affordable housing costs and luxurious fixtures are “natural enemies.” I basically agree with you, but the access to the second bathroom and the designated storage space remind me of floor plans from the 1980s, when people owned only about a third of the clutter they have today.
trose69 schrieb:
Great – thanks! That definitely makes the west-facing plot more attractive – if it weren’t for the $140k price difference. No, quite the opposite. Did I express myself unclearly?
Schorsch_baut schrieb:
I basically agree with you, but the access to the second bathroom and the designated storage space remind me of floor plans from the 1980s, when people only owned about a third of the stuff they do today. Interestingly, in the example from post #30 (@nordanney: where does that come from?), the "bathroom 2" is even equipped with a bidet – which is unusual for this type of home and, in my opinion, definitely not just clutter.
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ypg schrieb:
No, quite the opposite. Did I express myself incorrectly? ypg schrieb:
The floor area ratio refers to the living area of full floors. Attic conversions are possible, but if it’s not a full floor, they don’t count.
If you divide your 7 x 12 meters (23 x 39 feet) cleverly, you can create a good parent’s floor in a 30-degree roof. Note that the ridge direction is prescribed there. So the roof will be stretched over the 12 meters (39 feet). I assume you don’t necessarily need dormers since you have gable ends. I’ll paraphrase you and my understanding—then you can check if that’s correct:
So: If we had the money, that would be a great option. But adding 140k makes it difficult. And yes, with that the plot unfortunately falls out despite the unexpectedly better situation. Could I have figured that out on my own with some thought? Of course.
You are referring to the small plot—I did indeed misread that several times.
11ant schrieb:
Well, there has to be a penalty, if only for the obviously very sloppy research:
... because you will find exactly the required model promoted everywhere as a bestseller. Although it is a classic non-detached semi-detached house, having one more window side is no disadvantage. The usual suspects are mostly general contractors, but in the projects suitable as models here, they are mostly (only) build-to-order.
I can easily imagine this seemingly detached semi-detached house, as it will probably just be an offset third twin to the semi-detached houses standing directly next to it (however, in the zoning plan section, I do not see either boundary lines or clearly recognizable land use templates). I agree with the assumption that the garage is practically a twin clone of the neighbor’s garage – and also that the roof pitches of the main roofs are to be adopted and coordinated with the neighbors of the adjacent semi-detached house. This is usually the case with the usual suspects’ projects as well, so you will be able to visit dozens of examples of actual implementations. And you will probably have to read the “goalkeeper” thread in full after all. I had hoped that someone could finally pick out just the successful house design. Sorry @goalkeeper. OK. That was... an exciting / intimidating 300 pages – at least with a happy ending. I think we’ll just pitch a tent on our lawn in front of the rental building.
N
nordanney30 Sep 2024 22:2211ant schrieb:
Interestingly, in the example from post #30 (@nordanney: where does that come from?), "Bathroom 2" is even equipped with a bidet – which is unusual (not just) for this type of house and definitely not something trivial in my opinion.LOL – actually the first floor plan that Dr. Google showed when searching for "semi-detached house many rooms." I was too lazy to look at floor plans from our clients.