ᐅ Placement of Single-Family House and Large Garage on a Property with a Sewage System
Created on: 24 Aug 2021 10:56
D
diehäuslebauer
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
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
D
diehäuslebauer24 Aug 2021 14:18ypg schrieb:
I’m also confused, because the most obvious option, if the large garage equals a double garage, would be this one, even if there were no sewage connection (of course, the house and/or garage could be moved further toward the street, so to the east)
[ATTACH alt="BAA71392-399A-4C62-B6A4-1ED57ADB3E47.jpeg"]64911[/ATTACH]Thanks for your suggestion, we have considered that as well. However, we are actually concerned that there would be very little space left for the terrace and that we would have no garden facing south. Also, the garage would limit many possibilities for windows on the north side. And we don’t want to design the house narrower than planned... Are these concerns unfounded?
M
motorradsilke24 Aug 2021 14:52I would place the driveway on the south side, along the eastern boundary. The slope doesn’t look too steep to me. Alternatively, the driveway could be directly from the east. The garage should definitely be located in the northeastern corner of the property.
diehäuslebauer schrieb:
A garage on the east side would lead to a simple entrance from the south, but that’s not so easy because of the sloping street. (See pictures) Hmm... could you add a screenshot from Google Maps? It’s not clear exactly from which angle the photos were taken.
I would orient my terrace where I have a) sunlight and b) some privacy from the surroundings if needed.
If there are taller houses nearby or a nice single-family garden on one side, I would incorporate that into the planning.
You do have a street or path going around the property now, right?
diehäuslebauer schrieb:
And we don’t actually want to make the house narrower... Why not? A house is planned based on the plot, and you still have all options open!
diehäuslebauer schrieb:
Are these concerns unfounded? I think so, yes.
Take a look (house approximately 10 x 12 meters (33 x 39 feet) placeholder):
Access from the west:
Access from the south (or east)
Each placement creates a nice south-facing garden, possibly also west-facing... though of course the floor plan could have some impact.
P.S. I’ve made the garage 7 meters (23 feet) wide now. I just noticed you want it 7 meters (23 feet) deep as well? Then in some variants you’d even have one meter (3 feet) more south garden space available in case of doubt...
D
diehäuslebauer24 Aug 2021 18:39ypg schrieb:
Hm... could you please add a screenshot from Google Maps? It’s not clear exactly from which corner the photos were taken. Of course, I can do that.
And first of all, thank you for your detailed response. I will review your suggestions carefully this evening and get back to you.
D
diehäuslebauer7 Sep 2021 10:48My response took a bit longer than I expected.
In the meantime, we had another discussion with our home seller and the associated architect.
We have now developed options based on the ideas from this thread.
We will definitely make the driveway from the west.
I tried to sketch the three ideas. The garden should still be located on the south and west sides (and thus "right outside the front door").
Feedback is welcome!
Option 1: Garage on the northern boundary and a covered walkway to the front door. Access from the north side.
Option 1A: Similar to Option 1 but without the covered walkway and the house set further back.
Option 2: Detached house with a gap on the northern side of the property (in our view, the placement with the "most garden").
In the meantime, we had another discussion with our home seller and the associated architect.
We have now developed options based on the ideas from this thread.
We will definitely make the driveway from the west.
I tried to sketch the three ideas. The garden should still be located on the south and west sides (and thus "right outside the front door").
Feedback is welcome!
Option 1: Garage on the northern boundary and a covered walkway to the front door. Access from the north side.
Option 1A: Similar to Option 1 but without the covered walkway and the house set further back.
Option 2: Detached house with a gap on the northern side of the property (in our view, the placement with the "most garden").
diehäuslebauer schrieb:
- The driveway is actually planned from the street on the west side but could also be accessed from the south side. However, I don’t think this is ideal as there is a slight slope there (see pictures). So definitely not from the east, as @motorradsilke suggested?
motorradsilke schrieb:
Or the driveway directly from the east. The garage definitely in the northeast corner of the plot. diehäuslebauer schrieb:
Option 2: Detached house with a gap on the north side of the plot (in our view the layout with the most garden space)
[ATTACH alt="platzierung-efh-und-grossraumgarage-auf-Grundstück-mit-abwasserkanal-527316-2.png"]65275[/ATTACH] Would option 2 with a (north)east garage actually create the largest (west) garden?
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