ᐅ Location of a city villa or detached single-family house on a 500 m² rectangular plot
Created on: 17 Jan 2020 18:03
T
Tolentino
Dear all,
after sharing the floor plans of my possible hamster cage with you in the other thread , here comes the next thread (thanks again for all the constructive suggestions there).
Just so you know, the semi-detached house is not off the table yet, as this plot of land is highly sought after and it’s not clear whether it will work out. But this one would be my favorite.
Now to this plot. For now, I’m mainly concerned with where and roughly how the house should be positioned on this plot.
Development plan / restrictions
Plot size: 500 m² (5400 sq ft)
Slope: none
Site coverage ratio: 0.2
Floor area ratio: 0.4
Building envelope, building line and boundary: 5 m (16 ft) from the street, 3 m (10 ft) from neighbors
Edge development: allowed for garages and sheds, none existing on the plot
Number of parking spaces: 1-2
Number of floors: 1.5–2.5
Roof shape: no preference
Architectural style: no preference
Orientation: aligned parallel to the street
Maximum heights / limits: ridge height max. 9 m (30 ft)
Below are the site plans I created myself based on the details from the listing.
This is a rough overview of the plot with building boundaries and dimensions.
My question is: where to put the house?
The broker suggests placing it towards the back, since you already have the 5 m (16 ft) setback at the front and would “gain” about 3 m (10 ft) of garden. My partner doesn’t like this because of the visibility from the street. I say: privacy screen! But I also think, a fence too high might create a prison-yard feel.
But even if you follow this suggestion, I wonder if a more square floor plan (-> town villa style) would be better?
Like this, for example:
Then parking space might be tricky, right?
Or upright like this?
I really want as much of a west-facing view and garden as possible. I tend to be an evening person and that side is less built up, due to the road. So I think more light comes through.
But the narrow floor plan caused lots of problems with the semi-detached house already. Well, here you could build longer instead.
What do you think?
Best regards
Tolentino
after sharing the floor plans of my possible hamster cage with you in the other thread , here comes the next thread (thanks again for all the constructive suggestions there).
Just so you know, the semi-detached house is not off the table yet, as this plot of land is highly sought after and it’s not clear whether it will work out. But this one would be my favorite.
Now to this plot. For now, I’m mainly concerned with where and roughly how the house should be positioned on this plot.
Development plan / restrictions
Plot size: 500 m² (5400 sq ft)
Slope: none
Site coverage ratio: 0.2
Floor area ratio: 0.4
Building envelope, building line and boundary: 5 m (16 ft) from the street, 3 m (10 ft) from neighbors
Edge development: allowed for garages and sheds, none existing on the plot
Number of parking spaces: 1-2
Number of floors: 1.5–2.5
Roof shape: no preference
Architectural style: no preference
Orientation: aligned parallel to the street
Maximum heights / limits: ridge height max. 9 m (30 ft)
Below are the site plans I created myself based on the details from the listing.
This is a rough overview of the plot with building boundaries and dimensions.
My question is: where to put the house?
The broker suggests placing it towards the back, since you already have the 5 m (16 ft) setback at the front and would “gain” about 3 m (10 ft) of garden. My partner doesn’t like this because of the visibility from the street. I say: privacy screen! But I also think, a fence too high might create a prison-yard feel.
But even if you follow this suggestion, I wonder if a more square floor plan (-> town villa style) would be better?
Like this, for example:
Then parking space might be tricky, right?
Or upright like this?
I really want as much of a west-facing view and garden as possible. I tend to be an evening person and that side is less built up, due to the road. So I think more light comes through.
But the narrow floor plan caused lots of problems with the semi-detached house already. Well, here you could build longer instead.
What do you think?
Best regards
Tolentino
Tolentino schrieb:
How do you handle it when something suddenly becomes 1000 EUR more expensive than estimated (and mind you, we are already talking about additional costs that just keep increasing). Invoices should always be checked before payment – even if they don’t exceed the expected budget. When building a house, the amounts involved justify acting as carefully as a professional, even if you’re not one. Checking invoices is a completely normal procedure, and it’s appropriate to ask for clarification if any items don’t make sense. Transparency is a standard part of a proper invoice. Whether the average person normally accepts a brief “receipt text” on a four-figure or higher bill doesn’t need to be your standard. The builder builds the house, you are the client. :-)
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
I agree.
What makes it even more frustrating is that the civil engineer contacted me early this morning before seven, saying he had heard that he hadn’t received the payment yet. He was surprised and upset, saying it shouldn’t be his problem if they had to add more fill material, and asked me to make the transfer. Keep in mind, the payment deadline to the general contractor was yesterday! Well, I’ve now calmed him down by providing proof of payment, but it’s all very exhausting.
Especially since I only received the original invoice with the delivery notes from the gravel supplier on Friday afternoon and was able to properly verify it then. Before that, I had only received an email with a scanned invoice but without any delivery documentation.
The fact that the general contractor apparently agreed on such tight payment terms with his subcontractors that these can only be met by basically unreasonable payment deadlines from his clients—and that he seemingly doesn’t have enough cash flow to cover this gap for a week—makes me somewhat concerned about the future.
What makes it even more frustrating is that the civil engineer contacted me early this morning before seven, saying he had heard that he hadn’t received the payment yet. He was surprised and upset, saying it shouldn’t be his problem if they had to add more fill material, and asked me to make the transfer. Keep in mind, the payment deadline to the general contractor was yesterday! Well, I’ve now calmed him down by providing proof of payment, but it’s all very exhausting.
Especially since I only received the original invoice with the delivery notes from the gravel supplier on Friday afternoon and was able to properly verify it then. Before that, I had only received an email with a scanned invoice but without any delivery documentation.
The fact that the general contractor apparently agreed on such tight payment terms with his subcontractors that these can only be met by basically unreasonable payment deadlines from his clients—and that he seemingly doesn’t have enough cash flow to cover this gap for a week—makes me somewhat concerned about the future.
Sure, of course. I also claim that I can and am always able to do that for them. However, I would be lying if I said it didn’t affect me emotionally at all.
There is also a direct order under consideration because of the shaft, although your contact suggested I first try to apply without including the shaft.
In my opinion, the whole situation really reveals a lot about the general contractor’s position. Anyway, let’s hope for the best with the shell construction; then I am almost done with that. Actually, after that, I only have electrical work, screed, and plastering with them—the rest I will manage with direct contracts myself.
There is also a direct order under consideration because of the shaft, although your contact suggested I first try to apply without including the shaft.
In my opinion, the whole situation really reveals a lot about the general contractor’s position. Anyway, let’s hope for the best with the shell construction; then I am almost done with that. Actually, after that, I only have electrical work, screed, and plastering with them—the rest I will manage with direct contracts myself.
Tolentino schrieb:
I believe all these developments reveal a lot about the situation of the general contractor (GC).Since Basel II, I have noticed a trend where subcontractors and increasingly also general contractors outsource liquidity risks to their clients (buyers or property owners). In the past, it was more common for subcontractors to market projects while they were still under construction—quite often only after the topping-out ceremony. Today, it has become standard practice to operate on an on-demand basis, often ordering the excavator only after the signed construction contract is in place. General contractors have followed suit; more and more of them operate as so-called "mailbox GCs," often staffed with just four permanent employees, including a construction manager and an office assistant. Increasingly, opportunists try to improve their margins by managing payment terms in the middle, risking liquidity themselves. You seem to be well served by your GC, even if not as satisfied as @goalkeeper. However, nowadays it is advisable for every property owner to request a financial credit report on the contractor quarterly before moving to the next payment milestone.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Tolentino schrieb:
Back then it was still said to be 70cm (28 inches), so the offer was for over 40cm (16 inches) for me. During the replacement, I was called to the construction site because the excavation contractor had discovered that it actually needed to be 1m (39 inches). I quickly did the math in my head—okay, so add another 3/4 on top—damn. In the end, it was even more. Tolentino schrieb:
Proof of transfer, but all of this is so exhausting. Welcome to the club—this is all normal and not something that happens only to you 😉
Tolentino schrieb:
That my behavior was somehow not right. Did I miss that? How exactly had you behaved that they brought that up?
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