ᐅ Site Layout – Issues with the Building Plan

Thank you very much for the responses!

Perhaps I shouldn’t have sent the drafts along, as they are just rough layouts mixed together and, as mentioned, will still be changed.
My main concern is how to best arrange the house (with photovoltaics), garage, terrace, and garden on the plot.
We might purchase the building plot and currently have no idea how to most efficiently place the items mentioned. We will probably need to consult an architect in advance after all.

tuerlich schrieb:

I’m mainly interested in the best way to arrange the house (with photovoltaics), garage, terrace, and garden on the plot.

There are countless options—it's just a matter of whether it’s ultimately allowed. And it depends on the house itself.

tuerlich schrieb:

We are considering purchasing the building plot.

Is there no zoning plan / development plan? How should that be understood?

tuerlich schrieb:

how to place it most sensibly.

What do you mean by sensible? What is the priority?
- Short distances outside the house from the car (which of course must be parked warm in the double garage) to the house?
- Orientation of the terrace
- Natural light in the rooms
- Cost-effective site access
- Favorable site grading
and so on.

nordanney schrieb:

There are countless possibilities – the question is whether they are allowed in the end. It depends on the house.

And there is no building permit / planning permission? How should that be understood?

The development plan dates back to 1993, and during the period of zero interest rates, several new buildings have popped up in the neighborhood that do not follow it in the slightest.
A family friend built 20 meters (65 feet) away, and from the roof pitch, fencing, number of floors to the brick color, nothing complies with the development plan, yet it was still approved. This applies to five new buildings – all not according to plan.

nordanney schrieb:


What does "meaningful" mean? What has priority?
- short paths outside the house from the car (which of course must be parked warm inside the double garage) to the house?
- orientation of the terrace
- light in rooms
- cost-effective site access
- cost-effective ground shaping
and so on.

Priorities are:
- space for two mid-sized cars (as mentioned, it doesn’t matter if it’s a garage, carport, or both; the main thing is that it stays reasonably dry)
- if no garage, then an additional storage room for bicycles, garden tools, etc.
- as short as possible paths from garage to house, street to front door, but it does not need to be directly on the street (because of the wedge)
- my wife would like a “U”-shaped terrace covering east-south-west if feasible, but it’s not a must
- we want to arrange the living areas accordingly, but that would be planned individually
- the access distance within the property does not matter
- the 1.5m (5 feet) slope doesn’t look too severe in reality; I can’t quite imagine it with a building on it. A plan would of course be great, but I’m not sure how to realize it (as mentioned, the neighbors to the east suggested a retaining wall solution, but it’s been said that this is nonsense)

A must is the 3 meters (10 feet) distance to the south and north; that’s what the city requires.

I don’t need finalized designs but just wanted to ask how one could possibly design it (if everything were allowed).

tuerlich schrieb:

A minimum distance of 3 meters (10 feet) to the south and north is mandatory, as required by the city. [...]
The development plan dates back to 1993, and during the period of zero interest rates, several new buildings have sprung up in the neighborhood that do not comply with it in the slightest.
A family friend built 20 meters (65 feet) away, and from the roof pitch and fencing to the number of floors and brick color, nothing matches the development plan—yet it was still approved. This applies to five new buildings—none of them according to plan.

This contradiction between a very relaxed attitude toward deviations across the street but two unjustified points being untouchable seems to urgently require clarification to me.

tuerlich schrieb:

- My wife would ideally like a "U"-shaped terrace on the east-south-west sides if feasible, but it’s not a must
- We want to arrange the living spaces accordingly, but we would have that planned individually
- The distance for access roads within the property doesn’t matter

Do you have unlimited budget and floor area ratio (FAR) limits?

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Without a development plan, elevation details, and a cadastral excerpt, it is difficult to say much. However, I would orient it more like this.

tuerlich schrieb:

how it could be designed (if everything were allowed).

But not everything is permitted. There is a zoning plan / building plan.

tuerlich schrieb:

The zoning plan is from 1993

And even though some houses look different, you first need to know the zoning plan to understand what the municipality emphasizes or what you can rely on if you want to submit a building permit / planning application that deviates from the zoning plan.

tuerlich schrieb:

A family friend built 20 meters (65 feet) away, and from the roof pitch, the fencing, the number of floors to the brick color, nothing complies with the zoning plan, yet it was approved. This concerns five new buildings – all not according to plan.

How many (full) floors do they have in excess of what the zoning plan allows?

tuerlich schrieb:

but it was already said that this is nonsense)

No, many questions were asked, including what is permitted. Simply planning retaining wall blocks can be problematic if such modeling is not desired by the authorities. And yes, it would clearly be unreasonable. These are often extreme modifications.

And yes, you won’t get far here without an architect. You also have to engage with the property. Simply starting without rules as if there were no laws won’t work and is a waste of time or just a game.
Even if it looks like a lawless area to a layperson where everyone can do whatever they want.

tuerlich schrieb:

this is my first post, so please don’t lynch me 🙂

You won’t be lynched, and lack of knowledge is not a problem—that’s what forums are for.
But building a house is more than just a game and requires more than the assumption that you can do anything you want with the plot. Such assumptions can become costly. So: if there is a zoning plan, it should be mentioned here.

And: Rule number one for building a house: first comes the plot, then you choose a type of house or have a house designed according to the plot requirements.

Tip: Draw the property to scale and create templates for garage/carport (per parking space 3 x 6 meters (10 x 20 feet)), house (approx. 10 x 12 meters (33 x 39 feet)), and terrace (3.5 x 5 meters (11.5 x 16 feet)) and move them around yourself. Read the state building regulations and the zoning plan beforehand.