ᐅ Set-back urban villa of approximately 200 m² with south-facing orientation

Hello everyone,

Originally, we wanted a slightly larger plot of 560m² (about 6,028 sq ft), but unfortunately, we only got the smaller option with 460m² (about 4,951 sq ft). The shape of the plot is a bit challenging. The street runs along the south side, so the house (currently planned with a footprint of 11m x 11m (36ft x 36ft)) is set back towards the north of the plot. Since we also want to build at least a single garage (for a classic car hobby) and boundary construction is allowed here, we plan to place it to the east, next to the house.

This means the front door faces south, and the guest bathroom and hallway take up a large part of the south side ☹. Apart from this issue, we really like the design. We appreciate the open living concept and the option to open the dining area and kitchen towards the terrace.

Now we are wondering if there is another way to rearrange things to get more use of the south side. It is important to us that there is direct access from the hallway to the basement. A studio apartment will be created there, which will initially be used as an office (self-employed). The staircase to the first floor should be integrated into the living area, as neither of us likes a classic stairwell.

We welcome any constructive feedback!

Building plan / restrictions
Plot size: 460m² (about 17.5m (57 ft) wide, 26.5m (87 ft) deep)
Slope: No
Site occupancy index / build coverage ratio: 0.4
Floor space ratio: 0.8
Building envelope, building line and boundary: 3m (10 ft) from east, west, and north; 6m (20 ft) from south to the street
Boundary construction: No
Number of parking spaces: 2 spaces + garage
Number of storeys: 2 (+ possible setback / recessed top floor)
Roof type: Hip roof
Architectural style: Urban villa
Orientation: that’s the question. Currently south
Maximum height / limits: 11.5m (38 ft)
Other requirements

Homeowner requirements
Architectural style, roof type, building type:
Basement, Levels: basement + 2 full floors
Number of occupants, ages: 2 adults, 2 children, dog
Space requirements on ground and upper floors:
Office: family use or home office? Yes, partly home office and 1 office (self-employed)
Visiting guests per year: 3
Open or closed layout: open
Conservative or modern design: modern
Open kitchen, kitchen island: open with island
Minimum number of dining seats: at least 6
Fireplace: undecided
Music / stereo wall: stereo wall
Balcony, roof terrace: balcony facing south
Garage, carport: single garage (classic car hobby)
Utility garden, greenhouse: no
Further wishes / special features / daily routine, also reasons why or why not for certain features

House design
Planning done by ourselves
What do we especially like? Why? Everything is nicely open, large windows with views into the garden, integration of kitchen/living area with the terrace.
What don’t we like? Why? The south side is not well used; hallway and guest toilet on the south side.
Price estimate by architect/planner: we haven’t reached that stage yet
Personal price limit for the house, including fixtures: ?
Preferred heating technology: air heat pump

If you have to give up something, which details / expansions
-can you live without:
-cannot do without:

Why is the design the way it is now? e.g.
We developed it ourselves based on our experience.

What is the most important / fundamental question about the layout in 130 characters or less?
House is set back, so while southern orientation is possible, the south side is not really well used due to the garage on the east side.

How long is the staircase planned to be, and what is the floor-to-floor height? At first glance, it looks very short.

In general, it would be helpful if the floor plans included dimensions.

budha_bau schrieb:

Personal budget limit for the house, including fittings: ?

This is important for discussion here.
There is no point in starting if you have a limit of, for example, 500,000.

Otherwise, I don’t find the design very appealing.
The exterior with the loggia extension doesn’t fit well with the roofs. Many windows are quite narrow, too narrow for a house of this size.
Where is the kitchen supposed to have tall cabinets?
Why is there such a large distance between the kitchen and the dining area?
The staircase looks unusually short, even though no dimensions are given.
How do you imagine accessing the upper floor staircase from the quiet area when you have teenagers visiting or evening activities?
How many wardrobes does the “cloakroom” on the upper floor hold? One is definitely too many. That one needs to be removed.

Is a carport even allowed in the street area, meaning within 6 meters (20 feet)?

budha_bau schrieb:

approx. 17.5 m (57 feet) wide, 26.5 m (87 feet) deep)

You are building too close to the property boundaries. You are allowed to place a garage up to 9 meters (30 feet) from the boundary with a side wall of max. 20 square meters (215 square feet). The side terrace is also not permitted without a supporting structure. The carport is not allowed either because the eastern side is already completely occupied by the garage.
I would be surprised if your total building coverage does not exceed the permitted 0.4 (floor area ratio).
Please read the regional building code / land development regulations carefully regarding building coverage and setback requirements.
Otherwise, I recommend consulting an architect who knows the regulations and will certainly be able to design an open and neater house, possibly smaller, and simply read through all the pinned posts again.

That is quite generously planned, wow. It seems the similarities in spirit are not limited to just the red roof ;-) https://www.hausbau-forum.de/threads/193qm-stadtvilla-mit-nordausrichtung-sinnvoll.37252

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I share YPG’s concerns that this should not be built that way. Under 700,000 one shouldn’t even consider starting like this. Seriously, does the freelancer want to work for hours every day in a dark basement?

Good morning! If the 3D simulation represents the entire plot, then I fully agree with ypg. Unfortunately, you cannot build it like that because the required distances are not maintained.