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
By the way, your profile picture would be the only reason my wife would want to join this forum; she had one just like it. We are already thinking about looking for a miniature poodle as soon as the construction is finished. I’m just unsure about the deep black varieties—I never got to meet the little one in person because he passed away shortly before I met my wife. But in photos, I always find the dog kind of spooky because it either has no eyes visible or these glowing eyes.
Can you take miniature poodles for walks—like, can such a small dog handle 10-15 km (6-9 miles)?
Back to the topic: Can’t the structural engineer just issue the certificate to the general contractor? Then you get a copy and everyone’s happy, right?
I’ve lost track of what the actual problem is besides the “botched pockets” and the missing overlap of the bricks. I get the slight impression that after reading the Fleischerhaus thread, you’ve become a bit paranoid when you mention sworn experts.
I’ll just say this: if you had never found this forum, you probably would have accepted the bricks as they were without much questioning, moved in happily, and the house wouldn’t be collapsing on you. Ignorance is bliss.
Can you take miniature poodles for walks—like, can such a small dog handle 10-15 km (6-9 miles)?
Tolentino schrieb:
Small update. The general contractor can’t get the structural engineer’s clearance certificate because he claims I’m not her client but his, so it’s supposedly unusual.
Back to the topic: Can’t the structural engineer just issue the certificate to the general contractor? Then you get a copy and everyone’s happy, right?
I’ve lost track of what the actual problem is besides the “botched pockets” and the missing overlap of the bricks. I get the slight impression that after reading the Fleischerhaus thread, you’ve become a bit paranoid when you mention sworn experts.
I’ll just say this: if you had never found this forum, you probably would have accepted the bricks as they were without much questioning, moved in happily, and the house wouldn’t be collapsing on you. Ignorance is bliss.
Hausbau081519 Feb 2021 08:04Tolentino schrieb:
A quick update. The general contractor can’t get the clearance certificate from the structural engineer, claiming that I am not her contract partner but his, so this is unusual.
I get the impression that they don’t want to officially issue the certificate due to the poor workmanship by the masons, especially since it would involve liability risks. Could you please briefly explain again what you mean by the structural engineer’s clearance certificate? What is it supposed to certify?
She is responsible for the structural design and holds liability for that, but not for the execution.
If the workers then do a poor job, she cannot be held responsible. That responsibility lies with your site manager or construction supervisor.
My architect handled the permit planning and structural design. I never received anything directly from her either, for the same reason as you: I was told to contact my contractual partner.
OWLer schrieb:
I'm only unsure about the very deep black variants; I never got to see the little one in person, as he died shortly before I met my wife. But in photos, I always find the dog kind of spooky because either it has no visible eyes or those glowing eyes.
Can you take miniature poodles for walks, I mean can such a small dog handle 10–15km (6–9 miles)? Yes, we also thought that we could have named him Vanta (from Vantablack). Photos are really difficult and mostly only possible with excessive lighting, which comes with other drawbacks.
But in reality, the little eyes are absolutely adorable.
You shouldn't take very long walks with puppies, so I’m not there yet. I also think that such a distance would be rather challenging for a small dog later on. Go one size bigger. There are also toy poodles. They are more likely to manage that distance once fully grown and trained. Definitely not right at the start.
OWLer schrieb:
Back on topic: Can’t the structural engineer issue the certificate to the main contractor? Then you get a copy and are happy, right?
I’ve lost track of what the actual problem is apart from the "shoddy workmanship" and the missing coverage of the bricks. I get the slight impression that you developed some paranoia because of the Fleischerhaus thread. Well, that’s also what we think (my expert and I). The structural engineer who planned the statics is supposed to "approve" the faulty execution for the main contractor, but we don’t want to rely solely on the contractor’s insurance. After all, that might not be worth anything after 5 years.
Well, even my expert, although he doesn’t have major concerns, recommends requesting a confirmation from the structural engineer of the main contractor. He doesn’t want to approve it alone, even though he probably wouldn’t have the resources to do so for you either.
Hausbau0815 schrieb:
Could you briefly explain what you mean by the structural engineer’s clearance certificate? What is it supposed to cover?
She does the structural planning and is liable for that, but not for the execution. See above. If she issued the clearance certificate for the actual execution now, she would be liable for it. That’s why the main contractor probably won’t get one from her.
Tolentino schrieb:
As mentioned above, if she issued the certificate of non-objection for the actual current execution, she would be liable for it. That’s probably why the general contractor isn’t getting it from her either.I largely agree with Ralf D. from your shopping center ;-) and think you should request a five-year warranty extension regarding cracks in the masonry and plaster, and that should be sufficient. The house will never break apart because of this small section of a series of vertically aligned joints, but the contractor deserves a symbolic lesson. I consider dismantling unnecessary, and legal action would take a considerable amount of time (also, I recommend reviewing insolvency law beforehand, so it doesn’t backfire, turning into a Pyrrhic victory).https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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