ᐅ Plot Selection in a New Residential Development for a Single-Family Home – Prioritization
Created on: 15 Apr 2025 21:22
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-Malte-
Hello everyone,
After a long wait, our city (North Rhine-Westphalia) has finally started marketing a new residential development area on the outskirts. As part of the application process, plots for single-family homes and semi-detached houses are allocated according to a certain distribution logic. We expect to have the opportunity to purchase and will then need to choose quickly from the remaining available plots. The exact timing of when it will be our turn is unclear, so as a preparation, we would like to establish our personal ranking of all the plots.
What are our requirements?
As a family of four (38, 35, 5, 2), we want to build a single-family house (~150-160m² (1600-1720 sq ft) preferably without a basement, with a pitched roof) including a carport/garage. Basically, no special requirements that would directly affect the choice of the plot.
Regarding the plot, we primarily want a location for a single-family home that is as quiet as possible within the development area (noise/through traffic) (priority 1 requirement). Of course, orientation and overall size are also important, but come after the first factor.
What does the development plan specify?
Here are what I consider the most important details from the development plan, which apply equally to all offered plots:
Since linking is not allowed here: the full development plan can be quickly found online by searching “Bocholt Bebauungsplan 8-23 Loikumer Weg”.
Which plots are for sale?
There are 21 plots for single-family homes and 7 plots for semi-detached houses on sale. The price is uniform at €220/m² (€220 per sq m) including development costs. The plots are currently farmland and completely flat. I have attached an aerial photo, an excerpt from the development plan, and a non-binding building concept (only the numbered plots are available for sale).
For more information, the full brochure can also be found online by searching “Bocholt Wohnbaugrundstücke Mussum - Loikumer Weg”.
The development area will be a mixed-use zone: alongside single-family and semi-detached homes, there will be a daycare center, apartment buildings, and a playground. To the west of the development is a federal road, so the western section will be built as continuous development (noise protection facing the road; exact design still unknown). There are three larger apartment buildings to the north. Given the apartment buildings in the north and west, I expect increased through traffic and activity within the development — it will not be a purely quiet single-family home neighborhood. Therefore, when selecting plots, our main focus will be on achieving as much quietness as possible.
Questions for you?
We have been considering which plots have which advantages and even have a few favorites. I’m deliberately not naming them yet to get as unbiased feedback as possible. What would be your favorites, and what aspects would you focus on to best meet our requirements?
Best regards,
Malte
After a long wait, our city (North Rhine-Westphalia) has finally started marketing a new residential development area on the outskirts. As part of the application process, plots for single-family homes and semi-detached houses are allocated according to a certain distribution logic. We expect to have the opportunity to purchase and will then need to choose quickly from the remaining available plots. The exact timing of when it will be our turn is unclear, so as a preparation, we would like to establish our personal ranking of all the plots.
What are our requirements?
As a family of four (38, 35, 5, 2), we want to build a single-family house (~150-160m² (1600-1720 sq ft) preferably without a basement, with a pitched roof) including a carport/garage. Basically, no special requirements that would directly affect the choice of the plot.
Regarding the plot, we primarily want a location for a single-family home that is as quiet as possible within the development area (noise/through traffic) (priority 1 requirement). Of course, orientation and overall size are also important, but come after the first factor.
What does the development plan specify?
Here are what I consider the most important details from the development plan, which apply equally to all offered plots:
- 2 full stories with floor area ratio of 0.4 and total floor space ratio of 0.8
- Base height max. 0.5m (1.5 ft), eaves height max. 6.5m (21 ft), ridge height max. 11.0m (36 ft)
- Roof type:
- If two full stories:
- Flat roof or shed roof with pitch between 22° and 30°.
- Alternatively, stepped stories with flat roof or low-pitched roof up to 16°.
- If one full story: no specification regarding roof type or pitch
- Dormers, roof extensions, and loggias are not allowed
- Garages, carports & outbuildings only within the building zone or adjacent to the side boundary. A 5m (16 ft) clearance must be maintained before garage driveways (excluding carports). Exceeding the garden-side building line is permitted up to a depth of 2m (6.5 ft).
Since linking is not allowed here: the full development plan can be quickly found online by searching “Bocholt Bebauungsplan 8-23 Loikumer Weg”.
Which plots are for sale?
There are 21 plots for single-family homes and 7 plots for semi-detached houses on sale. The price is uniform at €220/m² (€220 per sq m) including development costs. The plots are currently farmland and completely flat. I have attached an aerial photo, an excerpt from the development plan, and a non-binding building concept (only the numbered plots are available for sale).
For more information, the full brochure can also be found online by searching “Bocholt Wohnbaugrundstücke Mussum - Loikumer Weg”.
The development area will be a mixed-use zone: alongside single-family and semi-detached homes, there will be a daycare center, apartment buildings, and a playground. To the west of the development is a federal road, so the western section will be built as continuous development (noise protection facing the road; exact design still unknown). There are three larger apartment buildings to the north. Given the apartment buildings in the north and west, I expect increased through traffic and activity within the development — it will not be a purely quiet single-family home neighborhood. Therefore, when selecting plots, our main focus will be on achieving as much quietness as possible.
Questions for you?
We have been considering which plots have which advantages and even have a few favorites. I’m deliberately not naming them yet to get as unbiased feedback as possible. What would be your favorites, and what aspects would you focus on to best meet our requirements?
Best regards,
Malte
-Malte- schrieb:
If we could freely choose, we would build a classic gable roof house common in this region with a steep pitch (over 40%). Very wise decision. I support using the resulting attic space for storage or even as an option for a hobby room or office.
-Malte- schrieb:
However, the following restrictions apply: ?
-Malte- schrieb:
So a "classic gable roof house" should be possible after all. Absolutely!
-Malte- schrieb:
So that the upper floor is not a full storey due to the sloping roof, and additionally an expandable attic is created. You can do that—you have every option except for the maximum building height of 11 meters (36 feet).
-Malte- schrieb:
The ban on dormer windows means a nice bay window unfortunately won’t be possible. You are allowed and able to add a bay window on the ground floor.
-Malte- schrieb:
Am I overlooking other useful options? I think you’re overcomplicating it. For you as someone building a gable roof house without the interest to build two full storeys, all options are open to you.
-Malte- schrieb:
Ultimately, a visit to the architect is planned, but it would simply be nice to get some basic ideas beforehand. An independent architect should not be influenced by anything brought along beforehand—whether already developed floor plans or "basic ideas." Many prospective homeowners seem to think they can make up for some of the waiting time for the land allocation by getting a flying start, but that's nonsense. Or is this the impatience of fathers-to-be, anxiously watching the clock in the delivery room?
-Malte- schrieb:
The ban on dormer windows would unfortunately make a nice bay window impossible. I am completely puzzled as to what (presumably supposed) causal connection could be meant here.
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H
hanghaus202319 May 2025 10:27-Malte- schrieb:
The ban on dormer windows would unfortunately make a nice bay window impossible.I'm not quite sure what a bay window has to do with the roof structure. But perhaps you mean a cross gable. In my opinion, that is not excluded. Or is the third or fourth gable also considered part of the roof structure?As a layperson, this is not so easy, even though I believe I have picked up a lot over the years by reading here. I have been reviewing the zoning plan for years as part of the process leading up to the statutory decision, and the classification
basically meant to me: "okay, only flat roofs and shed roofs are allowed." We actually do not want a flat roof, so it has to be the latter. In hindsight, it is of course clear that this only applies above the second full story, but somehow I had always misunderstood that.
By oriel window, I probably meant cross gables, as you can see for example in the "Lichthaus 152" or many other standard floor plans. With the classification
I assumed that any options to visually “break up” a corresponding gable roof above the first full story to gain more space are not permitted. Am I mistaken here as well?
F9 Roof pitch
Above the second or third full story, flat roofs or shed roofs with a roof pitch of 22° to 30° are permitted.
Alternatively, recessed upper floors with a flat roof or a gently sloping roof up to 16° are allowed. Garages, carports,
and ancillary structures according to §§ 12 and 14 of the Land Use Ordinance are only permitted with flat roofs.
basically meant to me: "okay, only flat roofs and shed roofs are allowed." We actually do not want a flat roof, so it has to be the latter. In hindsight, it is of course clear that this only applies above the second full story, but somehow I had always misunderstood that.
By oriel window, I probably meant cross gables, as you can see for example in the "Lichthaus 152" or many other standard floor plans. With the classification
F 11 Dormers
Dormers, roof structures, and loggias are not allowed.
I assumed that any options to visually “break up” a corresponding gable roof above the first full story to gain more space are not permitted. Am I mistaken here as well?
-Malte- schrieb:
Okay, only flat roofs and shed roofs are allowed. ypg schrieb:
I think you are overcomplicating it. Since you are building a gable roof house and have no interest in constructing two full floors, all options are open to you. My mistake! I was clearly confused when I wrote #37. Forget it. Thanks.
A gable roof is not allowed.
-Malte- schrieb:
Am I also on the wrong track here? From your quotes, I understand the clear intention of the land-use plan authority to prevent excessive building volume. However, I would not yet conclude from this that a cross gable in the attic as a first upper partial floor is ruled out.
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https://www.linkedin.com/company/bauen-jetzt/
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