ᐅ Site planning Corner plot Town center without a formal zoning plan (Section 34)

Hello everyone, I’ve been following this forum for a while now and am impressed by the high level of participation. I hope you can help me with my questions.

Initially, I want to focus on the site planning without going into the floor plan in detail. In other words, what is the most sensible way to develop the plot, and which orientation and location of the building(s) make the most sense.

The plot is located in the town center and currently has an old small corner detached house (year of construction unknown, 19th century) that my partner and I currently live in. In the middle area, there is a semi-open shed/stable that currently serves only as a carport. This is fully bricked facing the neighbor. In the rear (westernmost) part of the plot, there was a barn until about 15 years ago, which has since been demolished. Currently, there is only a carport and an old metal garage here. The street to the east is the main street of the village (30 km/h (18.6 mph) zone) and is quite busy during rush hour. Additionally, a tram runs here (stop right next to the plot). The street to the north is less busy but still well frequented.

Since we are slowly planning to start a family, we want to change our living situation. The existing house would need a complete renovation and has an unfavorable floor plan. Therefore, and because of the unfavorable street location for us, our idea is to demolish the shed in the middle of the plot and build a detached house roughly in that location. During construction, we can continue living in the old house. Afterwards, the old residential building could be demolished to build a second house with two residential units as noise protection.

Now to the questionnaire:

Development Plan / Restrictions

- State: Baden-Württemberg

- Plot size: 445m2 (approx. 10 x 45m (33 x 148 feet))
- Slope: No
- Site coverage ratio / floor area ratio: No development plan available
- Building window, building line, and boundary: Generally, new buildings must observe setback distances to the neighbor (at least 2.5m (8 feet)). There are no setback requirements toward the streets. The plot can be built over the entire width from east to west.
- Edge development: It is conceivable to discuss mutual building obligations with the neighbor to the south. We have already informally explored this in a short discussion.
- Number of parking spaces: There is a parking regulation requiring 1.5 parking spaces per housing unit.
- Number of stories: According to neighboring buildings: 2 full stories with basement and converted attic
- Roof shape: No restrictions
- Architectural style: No restrictions
- Orientation: No specifications, but natural daylight should be sufficient.
- Maximum height / limits: According to neighboring buildings: eaves height approx. 7.5m (25 feet)

Requirements of the builders

- Style, roof shape, building type: Classic, simple, cubic shape, pitched roof
- Basement, stories: No basement, 2 full stories plus attic (storage/possible expansion)
- Number of people, age: Currently 2 adults (28 + nearly 32) with plans for 2 children
- Space requirements: Ground floor: kitchen with pantry, dining, living room, utility/storage room, small shower bathroom. First floor: 3 bedrooms + bathroom. Attic: expansion reserve, storage.
- Balcony, roof terrace: Not desired as there is a garden.

Site concept:
Origin of the plan: own ideas.

What do you particularly like? Why?
Optimal use of space. A lot of living area can be created. Noise protection through the two-unit house. Possible rental income that could finance the new two-unit house itself. Entrance to the detached house from the courtyard, so children don’t step directly onto the street. Direct, ground-level access to the garden.

What do you dislike? Why?
No sunlight from the south in the detached house, little light from the east. There is a risk that, due to the building obligation, a house could be attached to the south side of the detached house, extending the building mass 2–3 meters (6.5–10 feet) to the west, resulting in less light inside.

Personal budget limit for the detached house including equipment: Ideally about €350,000, but probably not feasible.

Why is the concept like it is now? There are generally two considerations that we are dealing with:

1. Building with or without setback from the southern neighbor?
Pros setback:
- Light also from the south, as windows are possible
- No building obligation → neighbor must also observe setbacks when building
Pros direct boundary construction:
- Neighbor cannot look directly into the house/garden
- No narrow garden strip that is hardly usable
- Larger garden area
- Better use of space
- Noise protection from the main street

2. In the middle of the plot or towards the western neighbor:
Pros west:
- The shed can remain
Pros middle:
- Noise protection from the main street
- Neighbor can’t look directly into the house/garden
- Western sunlight in the garden

What is the most important/fundamental question about the planning, summarized in 130 characters?
What do you think about the planned development with the front two-unit house? What’s your opinion on building on the boundary?

Best regards, Gunnar.