Hello dear forum users,
This concerns the development of a sloped plot with a semi-detached house, which has a low maximum ridge height of 9.00 m (29.5 ft).
The natural elevation levels on the property are as follows:
0.00 m (0.0 ft) street level
0.20 m (0.7 ft) house wall on the street side (3 m (10 ft) from the street)
0.85 m (2.8 ft) house wall on the garden side (13 m (43 ft) from the street)
1.85 m (6.1 ft) end of the property (30 m (98 ft) from the street)
2.00 m (6.6 ft) upper street level (60 m (197 ft) from the street)
Normally, one would create a raised foundation of about 0.85 m (2.8 ft) towards the street so that there is level access to the garden, but then a roof attic would no longer be possible.
I see two reasonable options:
1) A house without a raised foundation, with the ground floor slab on street level, so the attic can work as planned. This would require excavating a lot of earth at the back (additional cost compared to option 2 approximately €8,000), so the terrace and garden can be at a lower level. At the end of the garden, a retaining wall must be built to bring the ground back to the natural level of 1.85 m (6.1 ft).
2) A house with a very high raised foundation (2.00-2.50 m (6.6-8.2 ft)) so the basement floor can replace the living space lost from having no attic. From the ground floor, one would then go down 1-3 steps to the terrace/garden, which would be set at about 1.85-2.00 m (6.1-6.6 ft) above natural ground.
Attached are sketches related to this.
What do you think?
Kind regards
Peter
PS:
Regarding full storeys:
Above a certain foundation height (from 2.10 m (6.9 ft)), the basement counts as a full storey because it protrudes on average more than 1.40 m (4.6 ft) (up to the top of the basement ceiling) above the natural ground level. However, only 2 full storeys are permitted. This would not be a problem, since the upper floor, which would then become an attic with sloped ceilings, can be designed so that less than 75% of the floor area has a room height of 2.30 m (7.5 ft), and therefore the attic would not count as a full storey.
This concerns the development of a sloped plot with a semi-detached house, which has a low maximum ridge height of 9.00 m (29.5 ft).
The natural elevation levels on the property are as follows:
0.00 m (0.0 ft) street level
0.20 m (0.7 ft) house wall on the street side (3 m (10 ft) from the street)
0.85 m (2.8 ft) house wall on the garden side (13 m (43 ft) from the street)
1.85 m (6.1 ft) end of the property (30 m (98 ft) from the street)
2.00 m (6.6 ft) upper street level (60 m (197 ft) from the street)
Normally, one would create a raised foundation of about 0.85 m (2.8 ft) towards the street so that there is level access to the garden, but then a roof attic would no longer be possible.
I see two reasonable options:
1) A house without a raised foundation, with the ground floor slab on street level, so the attic can work as planned. This would require excavating a lot of earth at the back (additional cost compared to option 2 approximately €8,000), so the terrace and garden can be at a lower level. At the end of the garden, a retaining wall must be built to bring the ground back to the natural level of 1.85 m (6.1 ft).
2) A house with a very high raised foundation (2.00-2.50 m (6.6-8.2 ft)) so the basement floor can replace the living space lost from having no attic. From the ground floor, one would then go down 1-3 steps to the terrace/garden, which would be set at about 1.85-2.00 m (6.1-6.6 ft) above natural ground.
Attached are sketches related to this.
What do you think?
Kind regards
Peter
PS:
Regarding full storeys:
Above a certain foundation height (from 2.10 m (6.9 ft)), the basement counts as a full storey because it protrudes on average more than 1.40 m (4.6 ft) (up to the top of the basement ceiling) above the natural ground level. However, only 2 full storeys are permitted. This would not be a problem, since the upper floor, which would then become an attic with sloped ceilings, can be designed so that less than 75% of the floor area has a room height of 2.30 m (7.5 ft), and therefore the attic would not count as a full storey.
D
Doc.Schnaggls23 May 2014 12:35Hello Peter,
Where did you get the price of approximately EUR 8,000.00 for leveling the terrain?
Is this price including or excluding the costs for the retaining wall?
Initially, we also imagined that our plot (which slopes downward to the south by 2.20 m (7 ft 3 in) over 25 m (82 ft) of length) would be supported at the southern end by a 2 m (6 ft 7 in) high wall (and, of course, additional walls on the east and west sides that slope from 2 m (6 ft 7 in) in the south down to zero at the north end).
We were quoted almost EUR 60,000.00 for this! (The wall at the south end would have been 15 m (49 ft) long, which is the width of the plot).
For both options you mentioned, you also need to consider how you will design the areas on the right and left sides of the house — earthworks, retaining walls, or possibly fall protection will be necessary there as well.
With your second option (basement as living space), you also have to be aware that your window area in the basement living area will be significantly limited, and you may even have windows below or exactly at ground level — which can become a concern in heavy rain.
Personally, I much prefer the option with the retaining wall at the end of the plot — but have the costs calculated carefully; the EUR 8,000.00 seems very, very low to me.
Best regards,
Dirk
Where did you get the price of approximately EUR 8,000.00 for leveling the terrain?
Is this price including or excluding the costs for the retaining wall?
Initially, we also imagined that our plot (which slopes downward to the south by 2.20 m (7 ft 3 in) over 25 m (82 ft) of length) would be supported at the southern end by a 2 m (6 ft 7 in) high wall (and, of course, additional walls on the east and west sides that slope from 2 m (6 ft 7 in) in the south down to zero at the north end).
We were quoted almost EUR 60,000.00 for this! (The wall at the south end would have been 15 m (49 ft) long, which is the width of the plot).
For both options you mentioned, you also need to consider how you will design the areas on the right and left sides of the house — earthworks, retaining walls, or possibly fall protection will be necessary there as well.
With your second option (basement as living space), you also have to be aware that your window area in the basement living area will be significantly limited, and you may even have windows below or exactly at ground level — which can become a concern in heavy rain.
Personally, I much prefer the option with the retaining wall at the end of the plot — but have the costs calculated carefully; the EUR 8,000.00 seems very, very low to me.
Best regards,
Dirk
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