ᐅ Narrow Plot with Borderline Construction – Various Questions and Issues

Hello everyone,

My girlfriend and I are currently in the process of planning our build, but we’re not making much progress. We are considering a prefab house (we have already visited several providers; some are better than others). During the planning phase, we’ve encountered a few issues that I would like to briefly explain:

1. The existing plot is seven meters (23 feet) wide and about 90 meters (295 feet) long. Building directly on the boundary on both sides is allowed (!). However, no windows are permitted on the side walls, and the side wall must be a fire-rated wall with F90 classification. We do not want a basement. Our plan is roughly 7 meters (23 feet) wide and 12–13 meters (39–43 feet) long, with two full floors. Whether or not to convert the attic is still debatable; there are many arguments for and against it.

2. Since side windows are not allowed, the kitchen and front door need to be located at the front of the house (meaning no side entrance). Additionally, the technical room should be positioned so that the entrance is in the middle, the kitchen on the left, and the utility/technical room on the right.

3. Furthermore, we are unsure which heating system we need. Many prefab providers recommend a heat pump with heat recovery and fresh air supply from outside. Energy consumption estimates vary. One provider offers a gas condensing boiler system combined with a solar system on the roof for hot water production.

Online, there are countless floor plans, and about 90% have the kitchen located more or less in the middle with a side window for ventilation, which is not possible for us. Last night, I wondered why the kitchen couldn’t face the living room or garden instead...

Or is it better to plan everything with an architect?

Do you have any advice on how we could proceed with our “problems” and situation?

Thank you in advance!

This is a rather special plot with some unique features. In my opinion, such a site is not suitable for a typical prefabricated house provider, as they usually offer only standard designs. A local general contractor or architect would certainly be a better choice. They will design your kitchen facing the garden, just the way you want.

For a plot like this: Get an architect!
In my opinion, anything else just doesn’t make sense... And it won’t necessarily be more expensive. But if you find a good one, the result will definitely be more creative and unique. And that is essential for a plot like this!

Thank you for your opinions. We have received a quote from a prefab home manufacturer that far exceeds our budget... We were looking at just under €414,000 with attic conversion.

Can you perhaps tell me, if I go to an architect, how does the construction process work? For example, can I hire an electrician myself? And what happens if I don’t like the first plan from the architect—does a second plan cost an additional fee, or will the architect keep revising it until it fits, charging the same price throughout?

kaho674 schrieb:
This is quite a special plot with some unique characteristics. In my opinion, it’s not suitable for a modular home provider. They usually only do standard designs. A local general contractor or architect would definitely be a better choice. They will also design the kitchen facing the garden—just the way you want it.

What do you mean by general contractor?

GC = General Contractor. The GC handles everything for you, including architectural services. They provide you with a complete package and hand over a finished house at the end. They usually select the companies involved—your influence is limited or it becomes more expensive. The GC often has an architect on staff or is an architect themselves. However, the architectural service is often not as remarkable as that of an independent architect. Still, the GC builds a custom home for you.