ᐅ Placement of Single-Family House and Large Garage on a Property with a Sewage System

Hello everyone,

We have had a plot of land reserved by the municipality for quite some time (since May 2021) and have already started planning with house manufacturers based on this plot. When we made the final decision to purchase, we naturally requested the land registry entry and the corresponding site plans.

It turned out that the land registry includes a limited personal easement in favor of the municipality for a sewer line running across the property. Additionally, the distance from any building structures to the sewer line must be at least 2.50 m (8 feet 2 inches) along the entire sewer route. This was an unpleasant situation for us because the location we had currently planned—especially for the double garage—will no longer work.

Now we wonder if anyone here in the forum might have an idea on how to arrange the house so that a double garage measuring 6 m x 7 m (20 feet x 23 feet) can still be accommodated, while also allowing for a garden on the southwest side.

We are quite at a loss right now and question whether the building project as we wish to realize it is even feasible on this plot.

Here are the framework conditions:
- The street on the east side is the main road through the small village with fewer than 1,000 residents (restricted to trucks)
- Development is governed according to §34 (German Building Code, typically “in accordance with the immediate surroundings”)
- The access is originally planned from the street on the west side but could also be from the south; however, we think that is not ideal due to a slight incline there (see attached photos)
- The large garage must be accommodated on the property.
- Basically, no parameter of the planning is set in stone yet.

I have attached the site plans of the property, photos of the plot, and our preferred plan so far. In the placement plans, the part of the land that cannot be built upon is marked in red, but it still includes our intended location for the single-family house and garage.

If any information is missing, I will be happy to provide it.

Looking forward to your suggestions and discussion.

Best regards

How recent is the entry?
The wastewater system may have already been relocated or decommissioned in the meantime (in many municipalities as part of combined sewer systems being separated into foul and stormwater).
It was similar with our neighbors. They were then able, after consulting with the local utilities, to dismantle the shaft, etc.

Osnabruecker schrieb:

How recent is the entry?
Wastewater may have already been redirected/decommissioned in the meantime (in many municipalities as part of combined systems separating sewage and rainwater).
It was similar with our neighbors. They were then able to dismantle the shaft after consulting with the local utility company, etc.

Good point, but unfortunately, this option is not available. Although the entry is old, the pipeline is still in use and cannot be dismantled.

diehäuslebauer schrieb:

and yet a garden can still be created on the southwest side.

But with your preferred location, a west-facing garden wouldn't be created, right? Why can't you place the garage on the east side? Or am I missing something 🤨

Würfel* schrieb:

But with your desired placement, there wouldn’t be a west-facing garden, right? Why can’t you place the garage on the east side? Or am I missing something 🤨

Yes, I obviously wrote that incorrectly. The terrace is supposed to face south (actually slightly south-southwest), sorry.
Placing the garage on the east side would mean a driveway coming in from the south, which is not so easy because of the sloping street (see pictures).
The driveway should preferably be on the west side.
Or am I misunderstanding something here? :-O

I am also confused, because the most obvious solution, if the large garage equals a double garage, would be this one, even if there were no sewer connection (of course, the house and/or garage could still be moved closer to the street, meaning shifted eastward).