Basic land planning

Hello everyone,

my contribution probably does not correspond to the "standard" in this subforum, but I would still be happy if I could get some tips or ideas here that would bring our project in the right direction.

The plot in question currently still belongs to my parents and originated from the dissolution of an old farm. Photo 1 shows the current situation: The left red area shows my parents' house (3-family house), one unit of which is currently occupied by my parents themselves, the right part of the house. In the left part there are 2 apartments, one of which I currently live in myself, the lower one is vacant. Both are to be renovated in the long term (building fabric dating from 1960), the right part was modernized in the early 1990s.

The area in question is shaded blue (dimensions 13.50m x 17.50m), here we currently have the possibility to build and I am looking for ideas on what could be done with it, first idea see second photo. What is important to us in the planning is that we can on the one hand create a certain separation from my parents' house as well as from our neighbors. The first idea was to represent the floor plan in an L-shape and thus cover this topic. The "problem" is that the blue area is already at the border of the current development plan, i.e. an extension is not so easily possible even if the second red area is also owned by my parents. However, garage and garden could be realized on the second red area, the master builder has already been consulted here. The neighbors on the left are my uncle and cousin.

What currently preoccupies me is the question of whether the topic is even sensibly representable, and whether it is possible at all to realize a nice object in terms of orientation, shading, space conditions, etc. Here I naturally hope for some ideas from you about what makes sense and what does not or what you would do with it.

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Development plan/restrictions
Size of the plot - 13.50m x 17.50m
Slope - no
Floor area ratio - 100%
Plot ratio - no restriction
Building window, building line and boundary
Edge development
Number of parking spaces - 2
Number of floors - 2-3
Roof type - flat
Style - modern
Orientation
Maximum heights/limits - no known limits
Further requirements

Client requirements
Style, roof type, building type
Basement, floors - basement
Number of persons, age - currently 2, prospectively 4
Space requirements on ground floor, upper floor - approx. 200 sqm
Office: family use or home office?

If you need any additional information, I will of course be happy to provide it

The question arises whether a separate plot of land should be created, which would then belong to you (would be too small due to setback distances), or whether the house should be built on your parents' property. Problems always arise when ownership of the house and the land are separated: problematic, for example, with loan approval/mortgaging, utility connections, insurance, inheritance (when the parents die and your siblings then want their share of "your" house) and especially with your life partner. Because the partner invests money and time / human capital in a house that does not belong to them and may be left empty-handed after a separation. Also, you never know how your life will develop; you can only sell it sensibly if it stands on its own plot of land. For these reasons alone, I would advise against placing your own house on someone else's land, even though there are, of course, legal ways to do so. There simply isn't enough space to divide it into its own plot.

With your property, following common regulations with a 3m distance on all sides, you have a maximum building window of 7.50m x 11.50m. That means to me that you would have to build over the entire property to even come close to approximately 200m² of living space. I think that is possible. We have had very different cases here before.

Thanks first of all for your input. The blue area is already a separate parcel, and everything is already settled within the family with my sister, meaning sooner or later I would become the owner of both the red areas and the blue area. The blue area is also already developed as a building site.

The path around the already existing house is also a separate parcel that could be divided half and half between the "red" area and the "blue" area, so that the blue area could be fully built on.

Everything is already settled within the family with my sister, meaning sooner or later I would be the owner of both the red areas and the blue area. The blue area is also already developed as a building plot.

However, a garage and garden could be realized on the second red area; the district building supervisor has already been consulted here. The neighbors on the left are my uncle and cousin.

That is all well and good, but nevertheless you have to comply with laws.

be able to establish a certain boundary to my parents' house as well as to our neighbors.

Not be able to -> must! You have to keep distances, whether the property is within or outside the development plan.
And no matter what relationship you have with the neighbor.
Certainly: If they mean well for you, then they will cede the necessary setback area to the house (entry in the land register), but are you sure that this will be the case when they know it will be officially registered? Their property will then have a burden and might possibly be harder to sell (if such situations even arise with you at all).

Development plan/restrictions
Plot size - 13.50m x 17.50m
Slope - no
Site coverage ratio - 100%
Floor area ratio - no restriction
Building window, building line and boundary
Edge development
Number of parking spaces - 2
Number of floors - 2-3

Now, now... if the property touches the development plan, the development plan does not apply to this property, but it is considered open countryside... and yes: you then adapt the house accordingly.
But I do not believe that you can simply build over more than 50% of the plot and/or without setback regulation.
100% site coverage ratio... That is just barely allowed in cities downtown, certainly not in rural areas - not even where things are built a bit "wildly" because everything is approved just to keep tax revenues.

With your plot, under common regulations with a 3m distance to all sides, you have a maximum building window of 7.50m x 11.50m. That means to me that you would have to build fully on the entire plot just to come anywhere near 200m² of living space.

That would be 86m², and then you would need three floors to reach the desired living space. It sounds ambitious. I would try to manage with two floors. That might get you about 150m², and there should be a floor plan for four people (prospectively...) that can be found.