Good morning my dears!
First of all, many thanks for your participation. Exchanging experiences is always good and important!
About the news. I looked at 2-3 plots in our Rhine-Main area these days, Weiterstadt (aircraft noise, I also have a question for you about that), Darmstadt, as well as further towards Mannheim, Alsbach Hähnlein, etc.
All of them are such "whistle plots." The streets are not heavily trafficked, smaller towns, traffic-calmed area with a 30 km/h zone. So it’s more or less irrelevant whether the house is placed further front or back.
My new questions would be:
1. In Weiterstadt I like a plot relatively well. 660 sqm, again rather vertical, meaning more space to the back than to the side. Personally, I would prefer a square or more stretched sideways plot to build on nicer. But well, you don’t get everything in life, right . However, the aircraft noise is enormous. I was there from 11 am to 1 pm and took a closer look. The sun is okay, but on the south side it is blocked by the neighbor’s plot two houses away by a huge spruce. The question is, how important would aircraft noise be to you? A no-go? Or look at the overall package?
2. The other two plots do not have this problem, or less so. However, south is at the front by the street. So to the back it’s north. That is usually the garden area. Sunlight could come from the east (no big houses or trees in the way). Around noon when the sun is in the south, it is blocked about 6-10m because of the house in front. After that, you have a bit of light again. Left and right at the very back of the plot a lot of sun. So left would probably be the terrace, and the back completely as the garden. If you value flowers, fruit, etc., the right corner would also serve as a sun collector. Would this be okay for you? Or would the location (south street side) be bad? There are quite a few who would be put off by a north orientation. Personally, these are my two favorites because it’s rather quiet here. Right at the town exit there is a Netto, 5 km further the large supermarkets like Aldi, Lidl, and co. Gas station 1000m away from the house. Doctors, kindergartens, and an elementary school in town. Bus connections could be better, I think that’s typical in small towns, and internet connection 50-100 DSL. Is that enough? Unfortunately, the plots are not straight but run diagonally. The entrance to the plots belongs to the back house and is on the right. Roughly measured about 3.5m. To the house (which of course is not built yet) it is 10-15m.
What annoys me more is the garage. Please refer to the picture for that. I’ve also already been to the architect but somehow he expressed it insufficiently (or rather, incomprehensibly for me). Maybe someone here can or would like to comment.
3. It’s about the boundary construction which is basically permitted if you comply with the framework conditions.
Now I got the following framework conditions from the architect.
3m wall height
15m total length regardless of how many garages come there
Area to the neighbor due to view max. 25m². The area extending from the boundary wall to the neighbor.
On the web I now find the following guidelines for Hesse
[*]The gross floor area of 30 m² is not exceeded, furthermore the size of the driveways on the property is not more than 200 m².
But for me, that contradicts the gross floor area concerning
If garages are built on the boundary or with other buildings on one plot, the following rules apply for the setback areas:
[*]Garages may be built into the setback areas of other buildings and without setback areas if they are single-story and their usable floor area does not exceed 100 m².
[*]Garages may be built directly on the boundary per boundary up to a length of 9 m including roof overhangs. The average wall height on the boundary may not exceed 3 m, the wall area not more than 20 m².
The gross floor area, the usable floor area, and the wall area with 20m². Where and how should one interpret these? Where is what? This is not quite clear to me yet.
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I would like to build two garages. One single garage with 3m distance to the neighbor without boundary construction on the left. 3m wide, 4m long.
The second garage facing the driveway but with enough space to turn and drive in (double garage) 6.5m wide, 9.0m long. Directly on the boundary.
4. For boundary construction, must the garage be built ALONG the boundary or is it enough if the beginning or a part starts on the boundary? For reasons of aesthetics, I would like to build the garage rectangular and not somehow triangular.
5. First option: My last question would be about the wall height. I would like to install a scissor lift in my garage, hence the space to the back. Would and especially MAY one build the garage in the rear part like a basement, and drive into it like a parking garage? Then I would have enough height for the scissor lift.
Second option: Like in the picture, just putting a roof on it (gable roof) with dead space. This would also be enough to drive the car up without hitting the ceiling. But I would have to know if this correlates with the 3m wall height.
Third option: My personal current favorite, but maybe too cinematic. See picture, directly adjacent to the house a terrace for the 1st floor. Advantage, you also get the nice midday sun if desired. Since 3m distance to the neighbor is given (measured from the 6.5m wide garage, so terrace ends at 3.5m). Remodel that part as a terrace, and since the garage is accordingly long, convert the rear part of the garage at the same height as the terrace simply into a kind of canopy for it with a sliding gate for example. Only not typically top to bottom but from left to right. Thus, I could more or less create a hole to lift the car more freely for working.
Which option would be easier to agree on with the building authority? Or if you have alternatives, feel free to suggest them. The use will be private only, I don’t want to run a business there.