ᐅ What is feasible on the existing plot and within the budget
Created on: 8 Mar 2019 13:12
N
neigschmeckt
Hello everyone,
somehow I’m stuck in a planning chaos and hope to get a few tips from you regarding the planning approach and/or ideas for implementation…
In particular, a cost estimate would probably help me with regard to the basement design. Or how many square meters of house we can afford. Can we save money if, instead of a living basement, we plan the garage in the basement and enlarge the house footprint to accommodate a guest room/office and utility room?
What is the most cost-effective way to achieve my desired level access to the large terrace and garden from the ground floor (living/dining/kitchen)? There should be enough space to at least partially accommodate an embankment with a slope.
Any ideas for the placement of the garage? I especially can’t quite visualize the slope.
We still have a total budget of 500,000 € (land already owned). It has to be somehow feasible with this budget to build a family house (not just standard equipped) with more than 130 sqm plus basement, garage and outdoor area in Baden-Württemberg, right?
Development plan/restrictions
Plot size: approx. 769 sqm (access and final measurement still pending)
Slope: yes, 2 or 3 meters (6.5 or 10 feet) gradient
Floor area ratio: 0.4 (max. 0.6)
Floor space index: -
Building window, building line and boundary: 2.5 m (8 ft) setback from boundary
Edge development: garages, if connected to the main building; street-side 1 m (3 ft) distance
Number of parking spaces: 2
Number of floors: -
Roof shape: single-pitched (SD), half-hipped (vSD), gabled roof (WD) 30 - 40°: max ridge height 8.0 m (26 ft)
dormer roof (ZD), gable dormer (gD) 10 – 25°: max ridge height 8.0 m (26 ft)
flat roof (FD) 0 -5°: max parapet height 6.8 m (22 ft)
Architectural style: -
Orientation: parallel to the street or rotated 90°, see plan
Maximum heights/limits: height measured from reference height (highest point on our plot); max ridge height 8 m (26 ft) (for flat roof max parapet height 6.8 m (22 ft))
Additional requirements:
Client requirements:
Style: modern, but practicality on the outside more important than aesthetics!
Roof type: doesn’t matter, just no knee wall under 1.50 m (5 ft)
Building type: any
Basement, floors: initial idea is a living basement with a self-contained apartment; alternatively living basement with guest room/office or utility basement with integrated garage?? This is already part of the planning problem
Number of people, age: 36 and 38 + 1.5 years
Space requirements on ground floor and upper floor:
GF: (level access with garden connection or large terrace) 50 sqm (540 sqft) for open living/dining/kitchen; the rest depends on wishes such as guest toilet or shower bathroom, entrance area/wardrobe as a mudroom to avoid dirt being brought into the house, circulation area for stairs and guest toilet not in the dirty area right at the front door; small office/spare guest room, possibly a pantry for vacuum cleaner, broom, etc.
UF: bathroom with double vanity, bathtub for two (180 x 80 cm (71 x 31 inches)), bright floor-tiled shower 1 x 1.2 m (3 x 4 ft) with glass door; one large (>15 sqm (160 sqft)) and one smaller (about 12-15 sqm (130-160 sqft)) children’s bedrooms; master bedroom, walk-in closet (accessible from the corridor), small hallway (no wasted space for large hallway, prefer bigger rooms), possibly utility room for washing machine, dryer, ironing and drying rack
Office: Family use or home office?: both; both adults work about one day a week from home.
Overnight guests per year: around 1-2 guests every 2 months, possibly increasing due to childcare
Open or closed architecture: open!
Conservative or modern construction: rather modern, many floor-to-ceiling windows, light light light…
Open kitchen, kitchen island: open kitchen!!! Preferably with an island (possibly not enough space); important: sink and work surface not against a wall and not facing away from living-dining area!! (Wish side-by-side fridge, tall oven)
Number of dining seats: 4-6 (more than 6 only with extendable table and chairs to be fetched)
Fireplace: possibly preparation
Music/speaker wall: no
Balcony, roof terrace: because of the slope garage roof on basement level as roof terrace for the ground floor
Garage, carport: double—preferably large garage. Two cars used only on weekends MUST fit in garage with some space for tools and repairs. For one daily-use car garage or carport (convenient getting in/out and short, low-stair access paths to house entrance, preferably under cover). One more daily car somewhere else (e.g. parking space in front of garage or similar)
Utility garden, greenhouse: no
Other wishes/special features/daily routine, also reasons why this or that should or should not be:
level access from kitchen/dining/living to garden is a must, alternatively large roof terrace leading to garden!
Future wishes: possibility to add a pool; smart home retrofit
House design
Designed by:
-builder’s planner
-architect
-do-it-yourself
What do you like especially? Why?
What do you dislike? Why?
Price estimate by architect/planner:
Personal price limit for the house including equipment: 500,000 € for house including everything, also earthworks, kitchen, outdoor area (possibly in installments) and double garage
Preferred heating technology: gas not connected, therefore air-source heat pump, preferably with photovoltaics
If you had to forego some details/extensions
-You could live without: for now the third garage or carport for daily vehicle or oversized double/large garage, if planning allows later realization; self-contained apartment, living basement (if office on ground floor and utility room upstairs), basement (if slope allows and house footprint increases), stair-low access to the house, fireplace
-You cannot do without: 50 sqm open living/dining/kitchen, open living, mudroom, floor-to-ceiling windows, electric shutters,
somehow I’m stuck in a planning chaos and hope to get a few tips from you regarding the planning approach and/or ideas for implementation…
In particular, a cost estimate would probably help me with regard to the basement design. Or how many square meters of house we can afford. Can we save money if, instead of a living basement, we plan the garage in the basement and enlarge the house footprint to accommodate a guest room/office and utility room?
What is the most cost-effective way to achieve my desired level access to the large terrace and garden from the ground floor (living/dining/kitchen)? There should be enough space to at least partially accommodate an embankment with a slope.
Any ideas for the placement of the garage? I especially can’t quite visualize the slope.
We still have a total budget of 500,000 € (land already owned). It has to be somehow feasible with this budget to build a family house (not just standard equipped) with more than 130 sqm plus basement, garage and outdoor area in Baden-Württemberg, right?
Development plan/restrictions
Plot size: approx. 769 sqm (access and final measurement still pending)
Slope: yes, 2 or 3 meters (6.5 or 10 feet) gradient
Floor area ratio: 0.4 (max. 0.6)
Floor space index: -
Building window, building line and boundary: 2.5 m (8 ft) setback from boundary
Edge development: garages, if connected to the main building; street-side 1 m (3 ft) distance
Number of parking spaces: 2
Number of floors: -
Roof shape: single-pitched (SD), half-hipped (vSD), gabled roof (WD) 30 - 40°: max ridge height 8.0 m (26 ft)
dormer roof (ZD), gable dormer (gD) 10 – 25°: max ridge height 8.0 m (26 ft)
flat roof (FD) 0 -5°: max parapet height 6.8 m (22 ft)
Architectural style: -
Orientation: parallel to the street or rotated 90°, see plan
Maximum heights/limits: height measured from reference height (highest point on our plot); max ridge height 8 m (26 ft) (for flat roof max parapet height 6.8 m (22 ft))
Additional requirements:
Client requirements:
Style: modern, but practicality on the outside more important than aesthetics!
Roof type: doesn’t matter, just no knee wall under 1.50 m (5 ft)
Building type: any
Basement, floors: initial idea is a living basement with a self-contained apartment; alternatively living basement with guest room/office or utility basement with integrated garage?? This is already part of the planning problem
Number of people, age: 36 and 38 + 1.5 years
Space requirements on ground floor and upper floor:
GF: (level access with garden connection or large terrace) 50 sqm (540 sqft) for open living/dining/kitchen; the rest depends on wishes such as guest toilet or shower bathroom, entrance area/wardrobe as a mudroom to avoid dirt being brought into the house, circulation area for stairs and guest toilet not in the dirty area right at the front door; small office/spare guest room, possibly a pantry for vacuum cleaner, broom, etc.
UF: bathroom with double vanity, bathtub for two (180 x 80 cm (71 x 31 inches)), bright floor-tiled shower 1 x 1.2 m (3 x 4 ft) with glass door; one large (>15 sqm (160 sqft)) and one smaller (about 12-15 sqm (130-160 sqft)) children’s bedrooms; master bedroom, walk-in closet (accessible from the corridor), small hallway (no wasted space for large hallway, prefer bigger rooms), possibly utility room for washing machine, dryer, ironing and drying rack
Office: Family use or home office?: both; both adults work about one day a week from home.
Overnight guests per year: around 1-2 guests every 2 months, possibly increasing due to childcare
Open or closed architecture: open!
Conservative or modern construction: rather modern, many floor-to-ceiling windows, light light light…
Open kitchen, kitchen island: open kitchen!!! Preferably with an island (possibly not enough space); important: sink and work surface not against a wall and not facing away from living-dining area!! (Wish side-by-side fridge, tall oven)
Number of dining seats: 4-6 (more than 6 only with extendable table and chairs to be fetched)
Fireplace: possibly preparation
Music/speaker wall: no
Balcony, roof terrace: because of the slope garage roof on basement level as roof terrace for the ground floor
Garage, carport: double—preferably large garage. Two cars used only on weekends MUST fit in garage with some space for tools and repairs. For one daily-use car garage or carport (convenient getting in/out and short, low-stair access paths to house entrance, preferably under cover). One more daily car somewhere else (e.g. parking space in front of garage or similar)
Utility garden, greenhouse: no
Other wishes/special features/daily routine, also reasons why this or that should or should not be:
level access from kitchen/dining/living to garden is a must, alternatively large roof terrace leading to garden!
Future wishes: possibility to add a pool; smart home retrofit
House design
Designed by:
-builder’s planner
-architect
-do-it-yourself
What do you like especially? Why?
What do you dislike? Why?
Price estimate by architect/planner:
Personal price limit for the house including equipment: 500,000 € for house including everything, also earthworks, kitchen, outdoor area (possibly in installments) and double garage
Preferred heating technology: gas not connected, therefore air-source heat pump, preferably with photovoltaics
If you had to forego some details/extensions
-You could live without: for now the third garage or carport for daily vehicle or oversized double/large garage, if planning allows later realization; self-contained apartment, living basement (if office on ground floor and utility room upstairs), basement (if slope allows and house footprint increases), stair-low access to the house, fireplace
-You cannot do without: 50 sqm open living/dining/kitchen, open living, mudroom, floor-to-ceiling windows, electric shutters,
N
neigschmeckt11 Mar 2019 09:52Are there any other ideas for positioning the garage(s) differently? Taking into account the additional challenge that the roof shape and pitch must match the main building.
Thanks @Zaba12
The 30-35k amount is just for the work around the house that has been moved and secured, right? Or does it already include the basement excavation?
Do you happen to know where the requirements for fall protection are regulated? Apparently, it is a matter for the federal state, but I can’t find anything about it (maybe I’m overlooking it) in the state building code. TÜV Süd refers to a DIN standard, but that seems to be only a recommendation and not mandatory.
We wouldn’t put an elaborate railing on the garage. A decorative bar fence would be sufficient for us, which we would probably also choose for the overall enclosure. I’ve already heard that on our French balcony the balusters are only allowed to run horizontally if they are covered with glass or plexiglass so that they can’t be used as a ladder to climb over.
Thanks @Zaba12
The 30-35k amount is just for the work around the house that has been moved and secured, right? Or does it already include the basement excavation?
Do you happen to know where the requirements for fall protection are regulated? Apparently, it is a matter for the federal state, but I can’t find anything about it (maybe I’m overlooking it) in the state building code. TÜV Süd refers to a DIN standard, but that seems to be only a recommendation and not mandatory.
We wouldn’t put an elaborate railing on the garage. A decorative bar fence would be sufficient for us, which we would probably also choose for the overall enclosure. I’ve already heard that on our French balcony the balusters are only allowed to run horizontally if they are covered with glass or plexiglass so that they can’t be used as a ladder to climb over.
Just search for “bauordnung Hessen fall protection.” The first result says that as soon as there is a risk of falling 1 meter (3.3 feet) from an object, you need a railing. Just a tip before you start comparing prices. Online prices for railings are only applicable if you install them yourself. Otherwise, you should expect to pay about twice the online price. I did some research myself for a raised terrace.
The basement, excavation, landfill, and transport costs are not included in that. The modeling wasn’t even the most expensive part. After the L-shaped concrete blocks, backfilling the terrace, paths, and driveway came second. Adding and compacting 25 cm (10 inches) of gravel was somewhere around 6,000-7,000 euros. I can provide more exact figures later when I receive the final invoice for the trade in about two weeks.
Also, you can’t just put all your excavation material back there or reuse it completely.
The basement, excavation, landfill, and transport costs are not included in that. The modeling wasn’t even the most expensive part. After the L-shaped concrete blocks, backfilling the terrace, paths, and driveway came second. Adding and compacting 25 cm (10 inches) of gravel was somewhere around 6,000-7,000 euros. I can provide more exact figures later when I receive the final invoice for the trade in about two weeks.
Also, you can’t just put all your excavation material back there or reuse it completely.
N
neigschmeckt11 Mar 2019 10:43Thanks again
In the meantime, I managed to look up the state law (Baden-Württemberg). The implementing regulation of the state building code.
We can still choose whether we prefer the lesser of two evils: more excavation or more filling and retaining :-P :-/
In the meantime, I managed to look up the state law (Baden-Württemberg). The implementing regulation of the state building code.
We can still choose whether we prefer the lesser of two evils: more excavation or more filling and retaining :-P :-/
neigschmeckt schrieb:
Taking into account the additional issue that the roof shape and pitch must match those of the main building. I haven’t seen that before (?) – is that always required, or only if it’s an extension?
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
N
neigschmeckt11 Mar 2019 19:5311ant schrieb:
I haven’t come across that before (?) – is that always applicable, or only when buildings are attached? I had also forgotten about this, so unfortunately I didn’t mention it in the original post. Unfortunately, I can’t add an edit later. After some back and forth in my mind about the house and garage, it came back to me yesterday.
Now I’m starting to doubt myself. I could have sworn I read something about roof shape and pitch. But now I only find the requirement for attached buildings, which actually offers a bit more flexibility.
"Attached buildings must have the same roof pitch."
Regarding attached buildings, I’m wondering whether the garage counts as part of the overall building. Because there is a rule about a maximum total building length of 16 meters (52.5 feet). In my naivety, I hadn’t considered attached buildings. But it sounds like, in this case, the garage and the house would together make up the total length, right?
"The alternative construction method applies, but with a limitation on the maximum total building length of 16 m (52.5 feet)."
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