ᐅ Terraced House on a 240 sqm Plot – Fundamental Questions / Feasibility?
Created on: 11 Nov 2018 09:00
M
Mbk84
I have been following the forum for a while now, but this is my first post. After several years of searching in the Stuttgart metropolitan area, we suddenly have the opportunity to buy a relatively small plot of land on the edge of a new residential development.
Plot: 12m x 20m = 240sqm (2583 sqft); floor area ratio 0.4; max ridge height 9.5m (31 feet); max eaves height 6.0m (20 feet); roof pitch 35°-40°; 160,000 EUR
The plot can be built with a terraced house; to illustrate, I have attached the site plan.
To be able to roughly estimate the project overall, we have a few basic questions. Thank you very much in advance, your help would mean a lot to us!
1. Our budget is 560k. Is that realistic for a 135sqm house? Very roughly calculated: 170k for the plot, 50k for the basement, 300k for a solid masonry house from a builder (2,200 EUR per sqm x 135 sqm), 40k additional building costs. Is this estimate rather generous or tight? (We do have a buffer available.)
2. Does it make a big price difference whether we build 1.5 or 2.5 storeys?
3. Regarding the floor area ratio, is a 9x10m house plus a garage/parking space of 30sqm feasible? From what I understand, ancillary buildings may exceed the floor area ratio by 50%. 90sqm house < 0.4 x 240 + 30sqm < 0.5 x 0.4 x 240
Is there anything fundamental regarding costs for terraced houses that we might have overlooked?
Thank you very much in advance!
Plot: 12m x 20m = 240sqm (2583 sqft); floor area ratio 0.4; max ridge height 9.5m (31 feet); max eaves height 6.0m (20 feet); roof pitch 35°-40°; 160,000 EUR
The plot can be built with a terraced house; to illustrate, I have attached the site plan.
To be able to roughly estimate the project overall, we have a few basic questions. Thank you very much in advance, your help would mean a lot to us!
1. Our budget is 560k. Is that realistic for a 135sqm house? Very roughly calculated: 170k for the plot, 50k for the basement, 300k for a solid masonry house from a builder (2,200 EUR per sqm x 135 sqm), 40k additional building costs. Is this estimate rather generous or tight? (We do have a buffer available.)
2. Does it make a big price difference whether we build 1.5 or 2.5 storeys?
3. Regarding the floor area ratio, is a 9x10m house plus a garage/parking space of 30sqm feasible? From what I understand, ancillary buildings may exceed the floor area ratio by 50%. 90sqm house < 0.4 x 240 + 30sqm < 0.5 x 0.4 x 240
Is there anything fundamental regarding costs for terraced houses that we might have overlooked?
Thank you very much in advance!
kaho674 schrieb:
Green roofs are often welcomed by cities, Apart from using hemp *just kidding* – unfortunately, the support is often not genuine. Instead, every city council faction wants to act like a garden gnome uniformity committee, listing from the botany encyclopedia exactly what should be planted and what shouldn’t, depending on leap years, similar to roof tiles only allowed in RAL 4711.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
and lists from the botanical encyclopedia exactly what should be planted there and what should not be in leap years, similar to roof tiles only available in RAL 4711 Seriously?
Well, there aren’t really any ugly plants, are there?
kaho674 schrieb:
Well, there really aren’t any ugly plants, are there? It’s enough that the city council members look alarmingly like their garden gnomes.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
So, the feedback from the city planning office has arrived, unfortunately negative. I find it somewhat confusing that the development plan explicitly states something first ("garage height allowed up to 4m", "roof terrace allowed"), which is then overridden by other regulations. In that case, the wording that the garage may be 4m high or that roof terraces are permitted seems pointless...
and
Who comes up with this? Is it meant only to cause confusion, or did the authors of the development plan not understand it themselves?
Garage height
The development plan allows a maximum garage height of 4m (13 feet) on this building plot. However, since the garage is located outside the buildable area of the property and is therefore not directly affected by the alternative building regulations, the setback requirements of §6 of the state building code must be observed. Accordingly, the garage height may be a maximum of 3m (10 feet) and the wall area on the property boundary may not exceed 25m² (269 square feet).
and
Roof terrace
The alternative building regulations allow roof terraces on the garage. According to Ms. xxx (building expert), fundamental building code issues need to be clarified that may prevent approval. We therefore recommend assuming, for purchase decisions, that a roof terrace on the garage may not be approved.
Who comes up with this? Is it meant only to cause confusion, or did the authors of the development plan not understand it themselves?
I am not a lawyer, but depending on how important the roof terrace is to you, I would seek advice from a specialized attorney.
In my opinion, that is nonsense. I don’t have time right now, but I am interested. I will check the comments later to see if I am mistaken. So far, I have always understood that planning law can override building regulations. In particular, §5 (1) sentence 3 of the state building code confirms this. And the development plan is clear in this case.
Doesn’t any neighbor have a roof terrace?
Are both quotes from the city planning office?
How many properties are still available?
It probably won’t be enough for national TV, but the local press might be interested in something like this.
Mbk84 schrieb:
Since the garage is located outside the buildable area of the property and therefore is not directly affected by the deviating construction method
In my opinion, that is nonsense. I don’t have time right now, but I am interested. I will check the comments later to see if I am mistaken. So far, I have always understood that planning law can override building regulations. In particular, §5 (1) sentence 3 of the state building code confirms this. And the development plan is clear in this case.
Doesn’t any neighbor have a roof terrace?
Are both quotes from the city planning office?
How many properties are still available?
It probably won’t be enough for national TV, but the local press might be interested in something like this.
Hello @Slava_S, I noticed that you have an overhang at the entrance area, providing a covered space. I am currently planning something similar myself. Could you share your experience regarding the costs, since it probably had to be reinforced and insulated separately? Thanks in advance.
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