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
Ok, so the builder’s answer is:
1. The path does not reduce the allowable plot ratio.
2. We are not allowed to build 23% more for additional areas, but overall we can build 0.23 of 500m² (i.e., 115m²). That means we need to fully use the strip, otherwise we won’t reach the permitted area. And it definitely can’t be bigger than 10m by 8m (33ft by 26ft).
80 House
12 Terrace
15 Parking space
8 Shed
Phew.
It’s going to be really tight again.
1. The path does not reduce the allowable plot ratio.
2. We are not allowed to build 23% more for additional areas, but overall we can build 0.23 of 500m² (i.e., 115m²). That means we need to fully use the strip, otherwise we won’t reach the permitted area. And it definitely can’t be bigger than 10m by 8m (33ft by 26ft).
80 House
12 Terrace
15 Parking space
8 Shed
Phew.
It’s going to be really tight again.
I think the calculation goes something like this:
950 x 0.3 (floor area ratio 0.2 + 50% of the floor area ratio = 0.1) = 285
285 - 64 path = 221
221 / 950 = 0.23
This means that for both plots combined, the floor area ratio I+II equals 0.23. Since the path counts 100% towards floor area ratio II, the authorities are somewhat lenient with the 0.03 difference, or you will need a walkway to the front door anyway, so in reality, it’s unlikely they are aware of this “generosity.”
In other words, the path is fully included and reduces the total buildable area. The seller just subtracts it upfront to be able to divide and sell both plots, preventing buyers from coming up with alternative solutions.
950 x 0.3 (floor area ratio 0.2 + 50% of the floor area ratio = 0.1) = 285
285 - 64 path = 221
221 / 950 = 0.23
This means that for both plots combined, the floor area ratio I+II equals 0.23. Since the path counts 100% towards floor area ratio II, the authorities are somewhat lenient with the 0.03 difference, or you will need a walkway to the front door anyway, so in reality, it’s unlikely they are aware of this “generosity.”
In other words, the path is fully included and reduces the total buildable area. The seller just subtracts it upfront to be able to divide and sell both plots, preventing buyers from coming up with alternative solutions.
Tolentino schrieb:
I have illustrated it here. A futile effort, as this shows no relation beyond the two separate plots themselves; that means there is no chance to possibly come up with a better proposal.
I agree with the group recommending that the access road be established as a third parcel of land owned jointly by both neighbors. @Escroda: could a setback area be applied to this without excluding a (non-paved) reinforcement of the driveway?
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