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
diehäuslebauer7 Sep 2021 12:03pkiensch schrieb:
So definitely not from the east, as @motorradsilke suggested? The road leading south below is not straight enough for us, so we decided to have the driveway come from the east.
pkiensch schrieb:
Option 2 with a (northeast) garage would create the largest (west) garden, right? Do you mean placing the garage entirely in the top right corner or something like that?
diehäuslebauer schrieb:
You mean placing the garage all the way in the upper right corner or something like that?Exactly, at least as far as the building regulations/your requirement to possibly have an outdoor parking space in front of the garage allow. In the picture, this naturally includes the "incorrect" entrance. D
diehäuslebauer7 Sep 2021 12:25pkiensch schrieb:
Exactly, at least as far as building regulations/your requirement possibly to have an additional outdoor parking space in front of the garage allow. In the picture, of course, with a "wrong" entrance. Ah, okay, I understand now. I think we just need to decide whether to place the entrance on the north or east side.
A direct connection between the garage and the house is not an option for us due to the loss of window areas.
So, we have now found options that could still work well for us.
The suggestions here are really excellent!
diehäuslebauer schrieb:
Direct attachment of the garage to the house is not an option for us because it would eliminate window areas. Okay, I thought that would generally be fine (also regarding the mentioned option 1, where it is at least partly the case). Are you planning to have a basement? Depending on that, there might be a way to compensate somewhat for the missing (north-facing) windows caused by the garage, for example by placing the utility room and pantry there. This would also allow access to the garage. Of course, the garage does not have to be aligned flush with the house on the west side; it’s possible to shift it along the north boundary to swap garden space in the northwest for windows on the north side.
D
diehäuslebauer7 Sep 2021 12:34pkiensch schrieb:
Ok, I thought that was basically fine (also regarding the mentioned Variant 1, where it is at least partially like that).Ah, then that didn’t come across clearly in my "sensational" sketch. :-D We would plan that as a covered corridor in this variant.pkiensch schrieb:
Are you planning with a basement?Yes, in the top floor we actually haven’t planned any rooms without windows.And yes, you can move freely along the northern boundary. Great!
diehäuslebauer schrieb:
Oh, so that didn’t come across clearly in my "amazing" sketch. :-D We would plan that as a covered walkway in this version. I understand 🙂 that the view is still rather average, which should be considered when planning the room layout. 🙂 But it’s great that you found a solution that works for you!
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