Hello everyone,
My father lives in a house on a plot of about 1050m² (11,300 sq ft) located in a town east of Cologne. Since building plots are very scarce here and the prices correspondingly high (land value index ≥650€/m²), we have decided to build another house on his property. We are considering constructing it to the west of the existing building. An informal inquiry with the city referenced §34 (there is no zoning plan) and was answered with "generally seems feasible, legal clarification through a building permit pre-application or approval planning."
Regarding the pictures: north is aligned with the top edge of the plan.
The separated parcel would be about 410m² (4,410 sq ft) in size. Access would most sensibly be from the street to the south. In light blue, I have marked a potential building area, with a 3m (10 ft) setback from the northern neighbor, 3m (10 ft) from the assumed boundary to my father’s property, and 3m (10 ft) from the street to the south (which is a dead-end).
Should I go directly to an architect for the building permit pre-application, or is there a way to proceed effectively on my own? I am currently quite inexperienced when it comes to building matters. If you have any ideas on how to position things on the plot, I am open to all suggestions. The only thing I would prefer to avoid is placing a garage directly on the property line next to my father’s house.
Thank you very much for your input.
My father lives in a house on a plot of about 1050m² (11,300 sq ft) located in a town east of Cologne. Since building plots are very scarce here and the prices correspondingly high (land value index ≥650€/m²), we have decided to build another house on his property. We are considering constructing it to the west of the existing building. An informal inquiry with the city referenced §34 (there is no zoning plan) and was answered with "generally seems feasible, legal clarification through a building permit pre-application or approval planning."
Regarding the pictures: north is aligned with the top edge of the plan.
The separated parcel would be about 410m² (4,410 sq ft) in size. Access would most sensibly be from the street to the south. In light blue, I have marked a potential building area, with a 3m (10 ft) setback from the northern neighbor, 3m (10 ft) from the assumed boundary to my father’s property, and 3m (10 ft) from the street to the south (which is a dead-end).
Should I go directly to an architect for the building permit pre-application, or is there a way to proceed effectively on my own? I am currently quite inexperienced when it comes to building matters. If you have any ideas on how to position things on the plot, I am open to all suggestions. The only thing I would prefer to avoid is placing a garage directly on the property line next to my father’s house.
Thank you very much for your input.
I would also prefer if my 76-year-old father moved into a living situation that suits him better. But that won’t happen. What happens with the other house is secondary and doesn’t matter to me for now. As part of the division, my brother will probably receive the house with the remaining land – with appropriate compensation to me.
Regarding the garden, the situation looks like this based on the preliminary building inquiry. The house on the right will then have the garden facing south.
Regarding the garden, the situation looks like this based on the preliminary building inquiry. The house on the right will then have the garden facing south.
naKruul schrieb:
What happens with the other house is secondary to me for now.Seriously? As I see it, you are blocking the terrace and balcony for your father or his successor. It would be interesting to know how the rooms in the old house are currently oriented. Is a south-facing terrace easily possible? Would renovations be necessary for that? If so, who would cover the costs?
Apart from that, doesn’t your planned house with its southwest corner fall within the setback area?
A south-facing terrace is easily possible there, and the living room is also located in that area. The balcony faces west, is adjacent to the two children's bedrooms, and was practically never used. The kitchen is in the northwest corner, with the dining room below it. Below that, in the southwest corner, there is an outdoor seating area. Overall, I believe this arrangement is manageable.
What is the purpose of the wall by the street?
Will the architect’s initial positive response to the request be reversed by the authorities?
Or was the architect’s question formulated differently?
I find it surprising that the required setback distances are simply not being respected. I would have rejected that at first as well.
This is how I would have approached it.
Will the architect’s initial positive response to the request be reversed by the authorities?
Or was the architect’s question formulated differently?
I find it surprising that the required setback distances are simply not being respected. I would have rejected that at first as well.
This is how I would have approached it.
naKruul schrieb:
The south-facing terrace is easily possible there; the living room is also located there. The balcony faces west, adjoins the two children's bedrooms, and was actually never used. In the northwest corner is the kitchen, with the dining room below it. Below that, in the southwest corner, is a covered outdoor seating area. Overall, I think this is manageable. That's what I suspected. So the kitchen will be completely dark. I would be very upset about that and far from calling it "manageable." But for the little boy... well, that's different. Normally, the old house would need to be redesigned and rebuilt, and that would be your responsibility.
The earth embankment – no idea, the parents just did it that way back then. Maybe they didn’t know what to do with the excavated soil. It’s a dead-end street with little traffic. A hedge would have served the same purpose.
The city did not reject it because of setback requirements; building up to the middle of the street is allowed (§6 Building Code NRW 2018, paragraph 2). The reason for rejection is the designation as an outer development area and the undesired precedent it would set for the remaining lots further along the street.
The city did not reject it because of setback requirements; building up to the middle of the street is allowed (§6 Building Code NRW 2018, paragraph 2). The reason for rejection is the designation as an outer development area and the undesired precedent it would set for the remaining lots further along the street.
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