ᐅ Plot of Land – Ideas and Considerations for Orientation and Zoning Plan
Created on: 26 Oct 2020 17:32
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_Yv_St_
Hello,
we have made it to the final candidates for a plot of land. Since it is not one of the plots we prioritized in the residential area (3 were allowed to be named), we initially did not consider these plots.
We would appreciate suggestions on how to make efficient use of this rather small plot, to help us decide if the plot is suitable for us in case we are awarded the bid. We are laypeople, and our first idea might not be optimal – perhaps someone here has good ideas and arguments, possibly also for a more westerly orientation?
Our idea: as narrow and wide as possible (e.g., 7m x 12m (23 ft x 39 ft)), with large windows facing SSE, positioning the living room and children’s rooms towards the garden, set as far north as possible so there is still some garden left. Is it advantageous (lower cost) to simply build a pitched roof, or is it better to use the space under the roof – for example, as a sleeping loft for the children’s rooms or as a workspace?
It is not yet known how the neighbor on the adjacent western plot will build, but the plot has a comparable shape.
The orientation of the plan view is north-oriented. Access to the plot is from the north via the planned street (6m wide (20 ft), without a sidewalk, serving only as an access road for about 15 adjacent plots); to the south there is a footpath. On the opposite side of the footpath, there is undeveloped green space up to existing buildings.
The plot measures 18m x 22m (59 ft x 72 ft) (long side parallel to the street), approx. 406 m² (4,370 sq ft). A 2.5m (8 ft) setback is required on the north and south sides. The development plan allows for two full stories and a pitched roof with a 30–40° slope.
We want to build for a family of four (estimated 130–150 m² (1,400–1,615 sq ft) of living space) and have the following space requirements:
Ground floor:
- Living-cooking-dining: as open as possible with a large kitchen island, separation from hallway possible
- Guest room: should also be usable as a bedroom if needed (at least 12 m² (130 sq ft)), preferably accessible from the hallway
- Guest bathroom: with shower, suitable as a full bathroom
- Entrance area
Upper floor:
- Two children’s rooms: minimum 12 m² (130 sq ft), preferably 13 m² (140 sq ft) or more, as equal in size as possible
- Bedroom: space for a 2.5 m (8 ft) wardrobe, not oversized
- Bathroom: WC integrated or separate, not oversized (currently we have 8 m² (86 sq ft) without WC, but with washer and dryer)
- Study or open workspace
Basement:
- Laundry room
- Hobby room
- Workshop
- Utility/technical room
Garage (two parking spaces are mandatory and we own two cars):
- 1 garage
- 1 carport / parking space
I hope I have covered all the necessary details.
Thank you in advance!
we have made it to the final candidates for a plot of land. Since it is not one of the plots we prioritized in the residential area (3 were allowed to be named), we initially did not consider these plots.
We would appreciate suggestions on how to make efficient use of this rather small plot, to help us decide if the plot is suitable for us in case we are awarded the bid. We are laypeople, and our first idea might not be optimal – perhaps someone here has good ideas and arguments, possibly also for a more westerly orientation?
Our idea: as narrow and wide as possible (e.g., 7m x 12m (23 ft x 39 ft)), with large windows facing SSE, positioning the living room and children’s rooms towards the garden, set as far north as possible so there is still some garden left. Is it advantageous (lower cost) to simply build a pitched roof, or is it better to use the space under the roof – for example, as a sleeping loft for the children’s rooms or as a workspace?
It is not yet known how the neighbor on the adjacent western plot will build, but the plot has a comparable shape.
The orientation of the plan view is north-oriented. Access to the plot is from the north via the planned street (6m wide (20 ft), without a sidewalk, serving only as an access road for about 15 adjacent plots); to the south there is a footpath. On the opposite side of the footpath, there is undeveloped green space up to existing buildings.
The plot measures 18m x 22m (59 ft x 72 ft) (long side parallel to the street), approx. 406 m² (4,370 sq ft). A 2.5m (8 ft) setback is required on the north and south sides. The development plan allows for two full stories and a pitched roof with a 30–40° slope.
We want to build for a family of four (estimated 130–150 m² (1,400–1,615 sq ft) of living space) and have the following space requirements:
Ground floor:
- Living-cooking-dining: as open as possible with a large kitchen island, separation from hallway possible
- Guest room: should also be usable as a bedroom if needed (at least 12 m² (130 sq ft)), preferably accessible from the hallway
- Guest bathroom: with shower, suitable as a full bathroom
- Entrance area
Upper floor:
- Two children’s rooms: minimum 12 m² (130 sq ft), preferably 13 m² (140 sq ft) or more, as equal in size as possible
- Bedroom: space for a 2.5 m (8 ft) wardrobe, not oversized
- Bathroom: WC integrated or separate, not oversized (currently we have 8 m² (86 sq ft) without WC, but with washer and dryer)
- Study or open workspace
Basement:
- Laundry room
- Hobby room
- Workshop
- Utility/technical room
Garage (two parking spaces are mandatory and we own two cars):
- 1 garage
- 1 carport / parking space
I hope I have covered all the necessary details.
Thank you in advance!
Pinky0301 schrieb:
You have to make sure that the main entrance to the house is accessible from both streets, otherwise visitors or the delivery person will have a problem.No. The pedestrian path does not serve as an access to the property. Both visitors and delivery personnel approach from the north.Hello,
there has already been a lot of discussion by now.
Escroda’s interpretation is correct: this is a development area where different building zones have different regulations. Therefore, I combined the relevant information from the plan section that applies to the specific plot with the general wording from the text section.
It is also correct that my original phrasing of "there are two full floors" was wrong; the correct statement is a maximum of 2 full floors, as described in the development plan.
Access to the property from the street is completely sufficient—even though there will probably be a garden gate leading to the footpath.
@Escroda: Yes, our initial idea was roughly as you described. We are not expecting a fully developed floor plan at this stage; we assume that from about 7m (23 feet) building width up to a square footprint, we could fit all our requirements. How the layouts will appeal to us later is something we need to assess afterward. I would find it easier to start with the format that seems most advantageous and then possibly adjust the proportions slightly if we encounter problems during planning. Does this make sense or is it a bad idea?
Arguments in favor:
Why not a second upper floor? Our reasoning leans towards building a simple structure with straightforward shapes to keep costs and energy efficiency favorable. An architect once told me it is always better and much cheaper to insulate a cube. Whether that is true or not, I can only believe or not as a layperson... maybe someone has more or different information? Roof windows or similar would also be eliminated. We are in a region where it can snow significantly... Relying on roof windows here is not very practical. The same goes for a building without eaves or bay windows. We want to achieve at least KfW55 standard because it gives us financing advantages and, based on today’s technology, probably doesn’t require much extra effort.
We have no concerns about fitting a house large enough on the plot. Our concerns are more about the best use of the garden. Looking at the sun path, with this orientation you get sun in summer until early evening. Evening sun on the terrace is nice, of course, but I believe it’s just not possible on this plot, and then you have to make an evening walk instead.
Regarding the garage/s: From the building authority, I was informed that I may build up to 9m (30 feet) long and 3m (10 feet) high, but no more than 25m² (270 ft²) at the property boundary. Would it possibly be advantageous to place the garage on one side and parking space on the other to shift the house slightly further east and use the boundary areas twice? Am I allowed to build upwards on two sides? For example, garage on one side and carport on the other?
If we actually build up to 2.5m (8 feet) from the street, I would tend to prefer an entrance on the east or west side. More flexibility for the floor plan would probably come with an entrance facing the street, though. Are there ideas or options for a north-facing entrance given the building limits that would not give me the feeling of standing directly on the street when I open the door? If a side entrance, are there arguments or no-gos favoring east or west?
As for long or wide: that is a matter of perspective; at least I don’t know any convention as a layperson. We would keep the house side parallel to the street as long as possible and keep the dimension perpendicular to that, i.e., into the garden, rather short.
Thank you for your feedback,
Best regards
there has already been a lot of discussion by now.
Escroda’s interpretation is correct: this is a development area where different building zones have different regulations. Therefore, I combined the relevant information from the plan section that applies to the specific plot with the general wording from the text section.
It is also correct that my original phrasing of "there are two full floors" was wrong; the correct statement is a maximum of 2 full floors, as described in the development plan.
Access to the property from the street is completely sufficient—even though there will probably be a garden gate leading to the footpath.
@Escroda: Yes, our initial idea was roughly as you described. We are not expecting a fully developed floor plan at this stage; we assume that from about 7m (23 feet) building width up to a square footprint, we could fit all our requirements. How the layouts will appeal to us later is something we need to assess afterward. I would find it easier to start with the format that seems most advantageous and then possibly adjust the proportions slightly if we encounter problems during planning. Does this make sense or is it a bad idea?
Arguments in favor:
- Orientation of living spaces towards the garden → privacy, possibly bedrooms also facing the garden (away from the street and the rest of the new development area)
- Roof surface facing south → good orientation for solar panels
- Two full floors → large windows also on the first floor (1st floor)
- Garden separated from the street and fully facing the green strip (even with the footpath, which we have already accepted); its location next to the undevelopable green strip makes this plot stand out compared to others
Why not a second upper floor? Our reasoning leans towards building a simple structure with straightforward shapes to keep costs and energy efficiency favorable. An architect once told me it is always better and much cheaper to insulate a cube. Whether that is true or not, I can only believe or not as a layperson... maybe someone has more or different information? Roof windows or similar would also be eliminated. We are in a region where it can snow significantly... Relying on roof windows here is not very practical. The same goes for a building without eaves or bay windows. We want to achieve at least KfW55 standard because it gives us financing advantages and, based on today’s technology, probably doesn’t require much extra effort.
We have no concerns about fitting a house large enough on the plot. Our concerns are more about the best use of the garden. Looking at the sun path, with this orientation you get sun in summer until early evening. Evening sun on the terrace is nice, of course, but I believe it’s just not possible on this plot, and then you have to make an evening walk instead.
Regarding the garage/s: From the building authority, I was informed that I may build up to 9m (30 feet) long and 3m (10 feet) high, but no more than 25m² (270 ft²) at the property boundary. Would it possibly be advantageous to place the garage on one side and parking space on the other to shift the house slightly further east and use the boundary areas twice? Am I allowed to build upwards on two sides? For example, garage on one side and carport on the other?
If we actually build up to 2.5m (8 feet) from the street, I would tend to prefer an entrance on the east or west side. More flexibility for the floor plan would probably come with an entrance facing the street, though. Are there ideas or options for a north-facing entrance given the building limits that would not give me the feeling of standing directly on the street when I open the door? If a side entrance, are there arguments or no-gos favoring east or west?
As for long or wide: that is a matter of perspective; at least I don’t know any convention as a layperson. We would keep the house side parallel to the street as long as possible and keep the dimension perpendicular to that, i.e., into the garden, rather short.
Thank you for your feedback,
Best regards
_Yv_St_ schrieb:
to the north along the planned road (6m (20 feet) wide, without a sidewalk,I don’t know any roads without sidewalks, oops: Is there then a pedestrian crossing or how does that work?Pinky0301 schrieb:
I don’t know any streets without sidewalks oops: Is there then a pedestrian crossing, or how does that work? This is a purely residential area. In the older part, there is also a mix of purely pedestrian paths and some streets about 6m (20 feet) wide without sidewalks… these are either traffic-calmed or designated as play streets. I can’t say what it will be here. Along the larger road through the newer part, which runs one block further north, there is a sidewalk.
_Yv_St_ schrieb:
- Parking spaces, garages, and carports are permitted both within and outside the buildable area of the propertyOften, a minimum distance from the street must be maintained for garages (5m (16 feet)), but not for carports. How should this be interpreted here? If garages were also allowed "directly" adjacent to the street, something like this would be possible ...This would leave a larger garden on the west and south sides, and the house would shift eastward despite having a double garage/parking space.
_Yv_St_ schrieb:
I would find it easier to start with a layout that seems most advantageous, then maybe adjust the proportions slightly if we run into issues during planning. Does that make sense or is it nonsense? Just try it out: graph paper, pencil, and scissors are your friends—simply place a template with a room grid on the paper. But I have already explained all that in the pinned posts about how to proceed.
_Yv_St_ schrieb:
Would it possibly be beneficial to place the garage on one side and the parking space on the other, so you can push the house a bit further east and make use of the border areas twice? No. You need access paths to both parking spaces. With a carport beside the garage, you have a more compact division.
_Yv_St_ schrieb:
Are there ideas or options to create a north-facing entrance, considering the building boundary, without feeling like you’re standing on the street when you open the door? Yes: allocate 3.5 or 4 meters (11.5 ft or 13 ft) at the front as parking and play area. Or simply a beautiful flowering front garden, which also brings joy and should not be underestimated.
_Yv_St_ schrieb:
If it’s a side entrance, are there arguments or no-gos for east or west? Yes! It results in a long hallway inside the house.
_Yv_St_ schrieb:
Looking at the sun path, you have sun until early evening in summer with this orientation. Evening sun on the terrace is of course nice, but I think that’s simply not possible on the plot, so you have to take an evening walk instead. You’re complaining at a very high level: the plot has an excellent orientation and you get sun on a west-facing terrace even from the north (the sun sets in the northwest in summer). But I have also argued for the evening walk myself, because in my opinion, that’s part of quality of life too.
By the way: these are not just facts but my personal opinions!
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