ᐅ Single-family house on a gentle north-facing slope – preliminary planning and orientation
Created on: 4 Nov 2019 11:50
S
Simon91
Hello everyone,
since a plot of land is in prospect, we want to prepare for the future and ask for your advice, as we have almost no experience with development plans. We have already had an initial meeting with the Massa Haus consultant (at that time, the development plans were not yet available). The house is planned to be a KfW55 single-family home (gable or hip roof).
The plot is located on a north-facing slope, which raises a few questions for us. I have already done some research online, and as far as I understand, we basically have two options:
1. Level the plot completely or partially and retain adjacent elevations → high costs
2. Entrée at the basement level, garden at ground level
Development Plan / Restrictions
Plot size: 525 sqm (17.5 x 30 m) (5648 sq ft (57 x 98 ft))
Slope: Yes
Site coverage ratio: 0.3
Floor area ratio: see screenshots
Building envelope, building line, and boundary: see screenshot, no information on boundary in text section
Edge development: Yes, if width allows
Number of parking spaces: 2 desired, in front of double garage
Number of storeys: This is my question, see below
Roof type: probably gable, as hip has only 22° pitch at Massa Haus
Architectural style: Modern single-family home
Orientation: Flexible
Maximum height / limitations: Max. ridge height 8 m (26 ft)
Other requirements
The development plan shows the building height limit H1 (plot no. 3882):
This is also illustrated in the text section:
Now, our general question is whether the variant: garage/entrance on basement level, garden on ground floor, sleeping area on upper floor is possible? The number of storeys is not entirely clear to me, since it is clearly stated that the ground floor must lie max. 0.5 m (1.5 ft) below or above the reference level of 255.25, is that correct? If the house is built raised, then the ground floor would be at least one storey above the reference level 255.25.
Also, I do not find any information in the text section about the options/permission to level the plot. Is it theoretically possible, when several plots border each other, that each owner can freely decide whether to level the plot or to “raise” their house, i.e., build on a garage or elevated?
How would you position or build the house on the plot?
Unfortunately, I cannot attach the text section as a PDF.
Attached is a sketch of the plot for better understanding:
Thank you very much in advance.
Regards
Simon
since a plot of land is in prospect, we want to prepare for the future and ask for your advice, as we have almost no experience with development plans. We have already had an initial meeting with the Massa Haus consultant (at that time, the development plans were not yet available). The house is planned to be a KfW55 single-family home (gable or hip roof).
The plot is located on a north-facing slope, which raises a few questions for us. I have already done some research online, and as far as I understand, we basically have two options:
1. Level the plot completely or partially and retain adjacent elevations → high costs
2. Entrée at the basement level, garden at ground level
Development Plan / Restrictions
Plot size: 525 sqm (17.5 x 30 m) (5648 sq ft (57 x 98 ft))
Slope: Yes
Site coverage ratio: 0.3
Floor area ratio: see screenshots
Building envelope, building line, and boundary: see screenshot, no information on boundary in text section
Edge development: Yes, if width allows
Number of parking spaces: 2 desired, in front of double garage
Number of storeys: This is my question, see below
Roof type: probably gable, as hip has only 22° pitch at Massa Haus
Architectural style: Modern single-family home
Orientation: Flexible
Maximum height / limitations: Max. ridge height 8 m (26 ft)
Other requirements
The development plan shows the building height limit H1 (plot no. 3882):
This is also illustrated in the text section:
Now, our general question is whether the variant: garage/entrance on basement level, garden on ground floor, sleeping area on upper floor is possible? The number of storeys is not entirely clear to me, since it is clearly stated that the ground floor must lie max. 0.5 m (1.5 ft) below or above the reference level of 255.25, is that correct? If the house is built raised, then the ground floor would be at least one storey above the reference level 255.25.
Also, I do not find any information in the text section about the options/permission to level the plot. Is it theoretically possible, when several plots border each other, that each owner can freely decide whether to level the plot or to “raise” their house, i.e., build on a garage or elevated?
How would you position or build the house on the plot?
Unfortunately, I cannot attach the text section as a PDF.
Attached is a sketch of the plot for better understanding:
Thank you very much in advance.
Regards
Simon
Simon91 schrieb:
Now the general question for us is whether the option: garage/entrance in the basement, garden on the ground floor, bedrooms on the upper floor is possible?IMHO no. You only have about one meter (3 feet) of height difference around the house. That’s neither one thing nor the other, since it’s not enough for a full story and leveling the terrace would be difficult. The plot calls for a split-level design. Simon91 schrieb:
If you build the house raised, then the ground floor is at least one level above the base level 255.25I don’t understand. Your ground floor finished floor height must be between 254.75 and 255.75. Your ridge must be below 263.26. Simon91 schrieb:
Is it theoretically possible that when multiple plots are adjacent, each builder can freely decide whether to level their plot or “raise” their house — e.g. build it on top of the garage or raised?Yes, but you would need to check with the local authority what exactly point 3.5 of the building regulations means: The terrain conditions of adjacent plots must be aligned with each other.
Simon91 schrieb:
I can’t find any “Arifa” in the forumhttps://www.hausbau-forum.de/threads/grundrissplanung-hanghaus-mit-5-Kinderzimmer.24670/ But IMHO it doesn’t really apply because your hillside is much flatter.
Simon91 schrieb:
Ideally I could visit such a property in real lifeHow have the neighbors solved it?Good morning,
Ah, okay. So, if you can use your basement/lower ground floor as living space, it basically counts as the ground floor. Since we are tied to Massa Haus, implementing a split-level design will probably be difficult, but I will discuss it with the seller.
There are no immediate neighbors yet in the development, but about eight houses will be built on the same slope/gradient (which seemed a bit steeper to us). The houses will also be designed so that the front door is next to the garage, with the garden located one level higher.
Example: Plot 1602/5, with a single garage to the left and right, entrance below, garden above.
I don’t know how our direct “future” neighbors plan to proceed, unfortunately.
In parallel, I will contact the local authority to ask for clarification on the phrase “The terrain conditions of neighboring properties are to be aligned with each other.”
Best regards
Simon
Ah, okay. So, if you can use your basement/lower ground floor as living space, it basically counts as the ground floor. Since we are tied to Massa Haus, implementing a split-level design will probably be difficult, but I will discuss it with the seller.
There are no immediate neighbors yet in the development, but about eight houses will be built on the same slope/gradient (which seemed a bit steeper to us). The houses will also be designed so that the front door is next to the garage, with the garden located one level higher.
Example: Plot 1602/5, with a single garage to the left and right, entrance below, garden above.
I don’t know how our direct “future” neighbors plan to proceed, unfortunately.
In parallel, I will contact the local authority to ask for clarification on the phrase “The terrain conditions of neighboring properties are to be aligned with each other.”
Best regards
Simon
Simon91 schrieb:
Example: building plot 1602/5, single garages on both left and right, entrance below, garden above.I can’t quite align the two plans— which one is your 3882 here?Simon91 schrieb:
I will also contact the local authority to ask what exactly is meant by the phrase “Terrain conditions of neighboring plots are to be aligned with each other.”You’re not supposed to build steep retaining wall steps at the boundary with the neighbor, but rather create a smooth transition of terrain heights in this "cross direction." This shouldn’t be difficult here since the reference heights between the direct neighbors differ by only about a quarter of a meter. Overall, you’re in a good position here: the reference height for the uphill plots is almost level with the terrain at the building boundary, and within the depth of the house, it’s only about one and a quarter meters difference in height. From my point of view, this is still below the threshold where a split-level design becomes necessary—and therefore not really a disadvantage to build classic single-level floors.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
Which one is your 3882 here?11ant schrieb:
This is not a problem hereIf you want to overcome one level from the street to the garden, you have to move a lot of soil and create an artificial elevation difference compared to the neighbors. A prompt meeting with the neighbors could save a lot of money.11ant schrieb:
Within the house depth, it’s only roughly one and a quarter meters in heightYes, we need an exact terrain section, including the designed house profile. The sketch from #1 is simply not sufficient, especially since the contour lines on the development plan are incorrect because they overlap.Hello,
thank you Escroda for the excerpt.
What options do you have to get the contact details of neighbors on completely undeveloped plots? If I call the local authority, they will hardly give me the contact information, solely due to data protection reasons.
How and when is an exact terrain section created? Do you have to commission it separately? Or is it usually always done when surveying the plots?
Best regards
Simon
thank you Escroda for the excerpt.
Escroda schrieb:
If you want to overcome one level from the street to the garden, you need to move a lot of soil and create an artificial height difference to the neighbors. A short meeting with the neighbors could save a lot of money.
What options do you have to get the contact details of neighbors on completely undeveloped plots? If I call the local authority, they will hardly give me the contact information, solely due to data protection reasons.
Escroda schrieb:
Yes, we need an exact terrain section, with the fitted preferred house section. The sketch from #1 is simply not enough, especially since the contour lines in the development plan are not correct because they overlap.
How and when is an exact terrain section created? Do you have to commission it separately? Or is it usually always done when surveying the plots?
Best regards
Simon
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