BucheOnBoard
2023-02-21 20:48:29
- #1
Hello everyone
Currently, my father, my wife, and my child (not yet 1 year old) live in a small settlement house from the 1950s with 61m² of living space, which is owned 50% each by my father and me, but is still partly being paid off to my grandmother (my remaining installments are on a separate account and are therefore just a “pass-through item,” my father pays monthly from his income). The plot is located in Hamburg Iserbrook and has 681m² with a land value of 985€.
Not surprisingly, it is now getting a bit tight, even though we get along well. Moreover, the health of the older cohabitant is declining, and the narrow staircase to the upper floor is becoming more difficult.
The basic idea is therefore: I receive the second half of the plot as a debt-free gift, my father continues to pay his installments until he inherits the rest. In return, we build him a nice granny flat with the corresponding right of residence (or usufructuary right, which still needs to be clarified) – barrier-free and compact so he can live autonomously there as long as possible. The rest of the ground floor would then “only” include an open-plan room, guest WC, and hallway, upstairs four rooms + bathroom, and we want a (simply) converted attic as a retreat. To relieve the space on the ground floor and not to fully exploit the building footprint (surface sealing and such), we plan a basement, as there are also two space-intensive hobbies and a DIY workshop desired. For this, I will also build some furniture myself.
But now the questionnaire:
Development plan/restrictions
Plot size: 681m² with existing house
Slope No, but the area of the house from the street level up to the terrace is raised by +90cm, the garage is at about +40cm, the neighboring plot to the north is also about +40cm, the one to the south about street level
Floor area ratio 0.4
[G]ross floor area ratio[/G] 0.4
Building window, building line, and boundary 5m distance to the street, from there 15m deep, 2.5m distance to the left and right (more with a taller house)
Edge development Possible (garages etc., max. wall height 3m, max. length 9m)
Number of parking spaces We believe 0 required, we would plan one for the future for charging an electric car (currently not needed)
Number of floors One full floor, ALKIS also shows some buildings that apparently have two (see attachment)
Roof shape Not specified
Architectural style Not specified
Orientation Not specified
Maximum heights/limits Not specified
Other requirements No illuminated advertising ;)
No, the development plan from 1965, apart from “pure residential area” and “one full floor,” makes no specifications and even those are apparently fluid. But there is a very large copper beech tree in the southeast corner of the plot with an estimated crown diameter of 10m, at least 12-14m high. The tree is to be preserved (whether it would have to be officially protected in the case of a new building is still being clarified). I therefore assume that the new building may not come closer to the tree than the existing building, which is about 2.5m distance from the trunk. The trunk is about 1.5m in diameter... Pruning is planned and under discussion (also due to shading on the roof (solar system))
Clients’ requirements
Architectural style, roof shape, building type Detached single-family house, gable-end pitched roof with >45° pitch, rather elongated and narrow
Basement, floors Basement yes, 1.5 floors + converted attic
Number of persons, age 4 (64 (grumbling loner), 34, 31, <1) Another child should at least be possible
Room requirements on the ground floor: Open-plan living space preferably with a small pantry, guest WC
Granny flat with barrier-free design (shower bathroom, living kitchen with sleeping niche). Can be small.
A shared hallway would be important (possible care without having to go outside, access to the shared basement with washing machine etc.).
Room requirements upstairs: 1x bedroom with large bed and built-in wardrobe space but no other frills, 3x “rooms” (1x child, 1x office/child, 1x guest/office (may be small), 1x bathroom with somewhat larger washbasin, bathtub, and shower
Room requirements in the attic: 2x “retreat places” for the adults, in case of doubt we just store a rocking chair with reading lamp and a sewing machine on one side and a gaming PC on the other side. The current attic is an equilateral triangle with 2.1m edge length and does not have to be much bigger/wider/higher
Room requirements in the basement (access via shared hallway + additional outside entrance): Utility/technical room with heat pump, ventilation, electrical distribution, inverter, server; wood-based DIY workshop; laundry room; 2x hobby basement for large-format collections – Lego and beer cans, no kink-shaming please ;), 1x “storage” for decorations, suitcases, camping gear, and so on. It must therefore be heated (and ventilated), but simple tiling and surface-mounted installations are sufficient.
Office: Family use or home office? 3x home office per week, 1x self-employed secondary occupation
Overnight guests per year 6-10, mostly only one night, sometimes 2-3 nights
Open or closed architecture Open on the ground floor but the staircase not in the living room-open space
Conservative or modern construction I’m never quite sure what the difference is on that question. But I feel fully modern
Open kitchen, cooking island Gladly, cooking is done often and gladly, also with guests
Number of dining spaces 6, the existing table can be extended to 14 places and that sometimes happens at Christmas and birthdays
Fireplace No, no chimney is planned either
Music/stereo wall No
Balcony, roof terrace No
Garage, carport Carport/roof overhang directly at the building would be good, but rather for bicycles and in the (medium-distant) future for an electric car. As far as I know, no parking spaces must be created in Hamburg.
Utility garden, greenhouse Maybe a bed but initially no relevance
Other wishes/special features/daily routine, also reasons why this or that should or should not be Currently, leisure time takes place at the dining table, also because it is between the sofa and TV and the latter is perhaps used weekly, so a “living landscape” or similar with a large sofa is not necessary. Critical is the tree, which is likely to narrow the building window at the front to about 6.5m, we do not want to move the whole house further back because of the garden.
House design
Who is planning it: Still very preliminary in ideation. In total, we are thinking of about 180m² of living space plus the basement. We now live as four on 61m² and it works; we do not need huge jumps in room size, rather a spatial separation with the granny flat and space for hobbies and home office. Dressing room, children’s bathroom, or the like are not planned
Personal price limit for the house, including equipment: 750-800k, much of the furnishing is already available through the existing house. The demolition would come additionally, where I see a lot of subsidies and rent for the construction period. 450k€ own capital available, plot as described above then paid off (would also be worth almost 700k).
Preferred heating technology: Ground-source heat pump with deep drilling and 12-15 kWp photovoltaic + central controlled residential ventilation with enthalpy heat exchanger
If you have to forego something, which details/expansions
-you can forego: Either attic expansion or the guest-office room
-you cannot forego: Basement
Why is the design as it is now? No design yet, we are still considering orientation on the plot.
But it should be a timber frame construction, pitched roof because it fits well, knee wall about 1.3m, roof pitch >45°. The current one has 60° and the witch house flair makes it very quaint. On the south side we would like almost complete photovoltaic except for a few roof windows, on the north side we can imagine a dormer to integrate the staircase to the attic – maybe it would already be a cross-gable roof?
Very rough idea goes in the direction of the cubature of a Danwood Point 138.1, just somewhat wider and longer, but “front” (i.e., east toward the street) somewhat narrower because of the tree. And with an expanded attic and therefore a somewhat steeper roof. Access with stairwell on the north side.
Alternatively, the separation into granny flat in the south, main apartment in the north, but then the already narrow house would be divided into even narrower parts.
The wish would be a local timber frame general contractor (if there are any recommendations in the greater Hamburg area?).
Am I completely off track? Have I forgotten anything? Made any gross mistakes already, except of course not having built three years ago? Am I still missing important information? Will it all somehow be too tight? And is the budget roughly realistic? Apart from a garden house, I have nothing to do with building, but a little with electricity. Photovoltaics and network in electrical installation, for example, would be no problem. I could also do the entire electricity, but am not allowed and it would probably not be reasonable with a general contractor.
Or is the space program so complex anyway that an architect is definitely needed because a “draftsman” would be overwhelmed? There do not seem to be many architects for single-family houses that are not villas, according to the research so far...
Otherwise, thanks to everyone who has persevered this far! And even more to everyone who shares their opinions or ideas.
Attached are a current ALKIS excerpt, aerial photo, and development plan excerpt, all aligned north and approximately the same section. I hope readability is given... The red borders and dots mark the property.
Currently, my father, my wife, and my child (not yet 1 year old) live in a small settlement house from the 1950s with 61m² of living space, which is owned 50% each by my father and me, but is still partly being paid off to my grandmother (my remaining installments are on a separate account and are therefore just a “pass-through item,” my father pays monthly from his income). The plot is located in Hamburg Iserbrook and has 681m² with a land value of 985€.
Not surprisingly, it is now getting a bit tight, even though we get along well. Moreover, the health of the older cohabitant is declining, and the narrow staircase to the upper floor is becoming more difficult.
The basic idea is therefore: I receive the second half of the plot as a debt-free gift, my father continues to pay his installments until he inherits the rest. In return, we build him a nice granny flat with the corresponding right of residence (or usufructuary right, which still needs to be clarified) – barrier-free and compact so he can live autonomously there as long as possible. The rest of the ground floor would then “only” include an open-plan room, guest WC, and hallway, upstairs four rooms + bathroom, and we want a (simply) converted attic as a retreat. To relieve the space on the ground floor and not to fully exploit the building footprint (surface sealing and such), we plan a basement, as there are also two space-intensive hobbies and a DIY workshop desired. For this, I will also build some furniture myself.
But now the questionnaire:
Development plan/restrictions
Plot size: 681m² with existing house
Slope No, but the area of the house from the street level up to the terrace is raised by +90cm, the garage is at about +40cm, the neighboring plot to the north is also about +40cm, the one to the south about street level
Floor area ratio 0.4
[G]ross floor area ratio[/G] 0.4
Building window, building line, and boundary 5m distance to the street, from there 15m deep, 2.5m distance to the left and right (more with a taller house)
Edge development Possible (garages etc., max. wall height 3m, max. length 9m)
Number of parking spaces We believe 0 required, we would plan one for the future for charging an electric car (currently not needed)
Number of floors One full floor, ALKIS also shows some buildings that apparently have two (see attachment)
Roof shape Not specified
Architectural style Not specified
Orientation Not specified
Maximum heights/limits Not specified
Other requirements No illuminated advertising ;)
No, the development plan from 1965, apart from “pure residential area” and “one full floor,” makes no specifications and even those are apparently fluid. But there is a very large copper beech tree in the southeast corner of the plot with an estimated crown diameter of 10m, at least 12-14m high. The tree is to be preserved (whether it would have to be officially protected in the case of a new building is still being clarified). I therefore assume that the new building may not come closer to the tree than the existing building, which is about 2.5m distance from the trunk. The trunk is about 1.5m in diameter... Pruning is planned and under discussion (also due to shading on the roof (solar system))
Clients’ requirements
Architectural style, roof shape, building type Detached single-family house, gable-end pitched roof with >45° pitch, rather elongated and narrow
Basement, floors Basement yes, 1.5 floors + converted attic
Number of persons, age 4 (64 (grumbling loner), 34, 31, <1) Another child should at least be possible
Room requirements on the ground floor: Open-plan living space preferably with a small pantry, guest WC
Granny flat with barrier-free design (shower bathroom, living kitchen with sleeping niche). Can be small.
A shared hallway would be important (possible care without having to go outside, access to the shared basement with washing machine etc.).
Room requirements upstairs: 1x bedroom with large bed and built-in wardrobe space but no other frills, 3x “rooms” (1x child, 1x office/child, 1x guest/office (may be small), 1x bathroom with somewhat larger washbasin, bathtub, and shower
Room requirements in the attic: 2x “retreat places” for the adults, in case of doubt we just store a rocking chair with reading lamp and a sewing machine on one side and a gaming PC on the other side. The current attic is an equilateral triangle with 2.1m edge length and does not have to be much bigger/wider/higher
Room requirements in the basement (access via shared hallway + additional outside entrance): Utility/technical room with heat pump, ventilation, electrical distribution, inverter, server; wood-based DIY workshop; laundry room; 2x hobby basement for large-format collections – Lego and beer cans, no kink-shaming please ;), 1x “storage” for decorations, suitcases, camping gear, and so on. It must therefore be heated (and ventilated), but simple tiling and surface-mounted installations are sufficient.
Office: Family use or home office? 3x home office per week, 1x self-employed secondary occupation
Overnight guests per year 6-10, mostly only one night, sometimes 2-3 nights
Open or closed architecture Open on the ground floor but the staircase not in the living room-open space
Conservative or modern construction I’m never quite sure what the difference is on that question. But I feel fully modern
Open kitchen, cooking island Gladly, cooking is done often and gladly, also with guests
Number of dining spaces 6, the existing table can be extended to 14 places and that sometimes happens at Christmas and birthdays
Fireplace No, no chimney is planned either
Music/stereo wall No
Balcony, roof terrace No
Garage, carport Carport/roof overhang directly at the building would be good, but rather for bicycles and in the (medium-distant) future for an electric car. As far as I know, no parking spaces must be created in Hamburg.
Utility garden, greenhouse Maybe a bed but initially no relevance
Other wishes/special features/daily routine, also reasons why this or that should or should not be Currently, leisure time takes place at the dining table, also because it is between the sofa and TV and the latter is perhaps used weekly, so a “living landscape” or similar with a large sofa is not necessary. Critical is the tree, which is likely to narrow the building window at the front to about 6.5m, we do not want to move the whole house further back because of the garden.
House design
Who is planning it: Still very preliminary in ideation. In total, we are thinking of about 180m² of living space plus the basement. We now live as four on 61m² and it works; we do not need huge jumps in room size, rather a spatial separation with the granny flat and space for hobbies and home office. Dressing room, children’s bathroom, or the like are not planned
Personal price limit for the house, including equipment: 750-800k, much of the furnishing is already available through the existing house. The demolition would come additionally, where I see a lot of subsidies and rent for the construction period. 450k€ own capital available, plot as described above then paid off (would also be worth almost 700k).
Preferred heating technology: Ground-source heat pump with deep drilling and 12-15 kWp photovoltaic + central controlled residential ventilation with enthalpy heat exchanger
If you have to forego something, which details/expansions
-you can forego: Either attic expansion or the guest-office room
-you cannot forego: Basement
Why is the design as it is now? No design yet, we are still considering orientation on the plot.
But it should be a timber frame construction, pitched roof because it fits well, knee wall about 1.3m, roof pitch >45°. The current one has 60° and the witch house flair makes it very quaint. On the south side we would like almost complete photovoltaic except for a few roof windows, on the north side we can imagine a dormer to integrate the staircase to the attic – maybe it would already be a cross-gable roof?
Very rough idea goes in the direction of the cubature of a Danwood Point 138.1, just somewhat wider and longer, but “front” (i.e., east toward the street) somewhat narrower because of the tree. And with an expanded attic and therefore a somewhat steeper roof. Access with stairwell on the north side.
Alternatively, the separation into granny flat in the south, main apartment in the north, but then the already narrow house would be divided into even narrower parts.
The wish would be a local timber frame general contractor (if there are any recommendations in the greater Hamburg area?).
Am I completely off track? Have I forgotten anything? Made any gross mistakes already, except of course not having built three years ago? Am I still missing important information? Will it all somehow be too tight? And is the budget roughly realistic? Apart from a garden house, I have nothing to do with building, but a little with electricity. Photovoltaics and network in electrical installation, for example, would be no problem. I could also do the entire electricity, but am not allowed and it would probably not be reasonable with a general contractor.
Or is the space program so complex anyway that an architect is definitely needed because a “draftsman” would be overwhelmed? There do not seem to be many architects for single-family houses that are not villas, according to the research so far...
Otherwise, thanks to everyone who has persevered this far! And even more to everyone who shares their opinions or ideas.
Attached are a current ALKIS excerpt, aerial photo, and development plan excerpt, all aligned north and approximately the same section. I hope readability is given... The red borders and dots mark the property.