Climbee
2017-01-16 17:22:42
- #1
After having annoyed one or the other with my clever advice, here is now the ultimate chance to get revenge!
Our story has been somewhat complicated from the start. There is still space for a smaller single-family house on my parents' property. We wanted to take advantage of this opportunity. So last year in April I went to the municipal administration and asked what I needed to pay attention to, whether it was even possible, etc. The answer was: no problem, it fits perfectly into our current concept of densification in the community. You must pay attention to the prescribed setback areas and §34, insertion requirement. That sounded encouraging!
From the beginning, it was clear to us that we wanted to build a wooden house (solid or timber frame, we will decide that finally) and so we first looked around to see with whom we wanted to build. After several appointments with various providers, we then decided on a wooden house builder from the Allgäu. It was a good personal fit and an acquaintance of mine had already built with him and was very satisfied. He then recommended us his regular architect because he works well with him. And we thought "never change a winning team," he was nice too, so the planning began.
Unfortunately, that was our first wrong decision, because if you build according to §34 and don't want to build a house in the style of the 70s (like the surrounding buildings), you are well advised not to take just any architect, but one who is willing to deal with the building authority. This is good advice for everyone who also wants to build according to §34!
After two rejected preliminary building applications (in the first one the setback areas were already incorrect, which an architect should actually know...), we terminated cooperation with the architect. The result of this half-year action: we can build there, but we do not want to build as currently proposed to us (kneewall too low, roof pitch too steep).
For us, the building project was initially shelved. We did not want to spend money on a house that we do not like at all. Then we met another architect at a topping-out ceremony, who is known for getting the maximum out of the building authority and who just shook his head when we told him our story (here it's only the ultra-short version!).
Long story short: we are now daring to try again with this architect. I had already developed the room concept quite precisely together with my boyfriend; but the new architect did not want to see it at all. He asked us about our must-haves, what must be, what would be nice, what could be, and he took a look at the property.
A few weeks later, he presented us with his room concept and—oh wonder!—it was very similar to ours! A very good idea of his was to make use of my mother’s driveway, so there are fewer traffic routes on the property. We hadn’t thought of that, but of course that’s great! Basically, he mirrored our draft by 180°, created a (which I declared as nice to have) open space above the dining area, and now we are in conceptual planning.
Before we submit another (unsuccessful?) preliminary application, our new architect will first deal with the building authority in advance, so things like setback areas will be clarified before submission.
So I can’t say anything yet about the kneewall height we will finally achieve, nor about which roof shape it will ultimately be (currently the building authority wants a 31° gable roof and we would prefer a flat or shed roof, so we still need to agree on that *g*). But we are allowed to build there, the setback areas are basically fixed (the architect says we can move the house a bit further back again, let’s see... I don’t quite believe it yet, but we would be happy).
What I would like to put up for discussion here is the room concept. Our problems/key points were our large bed (2.30x2.30m with nightstands each 0.45x0.45m) and our idea of a nice large bathroom with sauna as well as a usable utility room upstairs.
Otherwise, here are our answers to the standard questionnaire:
Development plan/restrictions
Plot size: approx. 312 sqm for our house; the entire property is 1200 sqm and will not be separated
Slope: slight north to south, height difference about 1m
Floor area ratio: none, only §34 (the surrounding buildings are between 0.28 and 0.35)
Building volume ratio: none, only §34
Building window, building line and boundary: limited only by valid setback area regulations
Edge development: allowed up to 15m, max. 12 m on one side (I need to check exactly, but I think so)
Number of parking spaces: 2 (as prescribed by the community)
Number of floors: ground floor and upper floor without attic, exposed roof truss
Roof shape: still open, we do not want a classic gable roof, at least a staggered gable roof is to be achieved
Style: modern
Orientation: southeast
Maximum heights/limits: ?
Other requirements: §34
Requirements of the builders
Style, roof shape, building type: modern single-family house, roof shape doesn’t matter, preferably not classic gable roof
Basement, floors: basement yes!
Number of persons, age: 2 adults, no children
Room needs ground floor, upper floor: GF: guest WC, kitchen, dining, living, entrance area, pantry / UF: sleeping, multifunction room (office, guest, music), utility room for washer/dryer, dressing room, bathroom
Office: family use or home office? Home office; used irregularly
Guests per year: phew... that will increase if we have the possibility for guests (currently difficult), but probably fewer than 10
Open or closed architecture: open!!!
Conservative or modern construction: modern
Open kitchen, kitchen island: kitchen island
Number of dining seats: large dining table planned 3x1.30m, so 8-12 places
Fireplace: masonry heater
Music/stereo wall: no, stereo system is integrated in the living room cabinet
Balcony, roof terrace: no
Garage, carport: carport, unfortunately no space for garage
Utility garden, greenhouse: small greenhouse together with my mom, but it could be on her side (hers must make way for our building project), raised bed, probably also with my mother together
Other wishes/special features/daily routine, also reasons why this or that should not be: it was important to us that it is bright and light everywhere.
House design
Who made the plan: architect and us
What do you like particularly? Why?: We actually like pretty much everything
What do you not like? Why?: The bathroom has troubled us a lot; below you also see two drafts for the upper floor with different bathroom variants. In one, the utility room is in the southeast; which actually doesn't have to be to get such a nice place. In the second draft, the utility room is in the northwest; for that you have to go through the utility room from the dressing room (well, you can dispose of dirty laundry right there) and you don’t enter the bathroom directly. For us acceptable because we like the bathroom layout of this variant better. If anyone has the ultimate idea for the bathroom, the all-in-one perfect bathroom idea, please share!
Price estimate according to architect/planner: €2,500 / sqm
Personal price limit for the house, incl. equipment: €500,000 (without plot, we already own that)
Preferred heating technology: photovoltaic with water tank (we favor underfloor heating with water, not electric), heat exchanger. Not yet finally decided. Our architect is also an energy consultant and we will deal with this in more detail
If you have to do without, on which details/extensions
– can you do without: open space above dining area
– can’t do without: large kitchen, large bathroom with sauna (and for the shower NO glass that always has to be wiped clean)
Why did the design turn out the way it is now?
Our building window is relatively limited due to the small plot, so there wasn’t much room for variation. Our space requirements were clear, the rest was: where do I want the bright rooms, where can it be darker?
What makes it particularly good or bad in your eyes? We like the open room concept and the gallery.
A few more remarks:
There is no plan for the basement yet, only a very vague sketch. The technical room will probably be under the kitchen. Alternatively under the guest toilet.
The main terrace is planned on the southeast side, i.e., from the dining area. In front of the living area, there will also be a small side terrace for chilling.
The parking spaces will presumably be in the southeast corner, one parallel to the street and one inside the plot.
On the site plan, you can see the entire property outlined in yellow with the old buildings. There are two cadastral numbers.
I have also added two pictures of the plot so that you can get an idea of the slope.
Whoever has fought their way through to here: RESPECT!!!!
And many thanks!
If you have any questions: just ask!
Our story has been somewhat complicated from the start. There is still space for a smaller single-family house on my parents' property. We wanted to take advantage of this opportunity. So last year in April I went to the municipal administration and asked what I needed to pay attention to, whether it was even possible, etc. The answer was: no problem, it fits perfectly into our current concept of densification in the community. You must pay attention to the prescribed setback areas and §34, insertion requirement. That sounded encouraging!
From the beginning, it was clear to us that we wanted to build a wooden house (solid or timber frame, we will decide that finally) and so we first looked around to see with whom we wanted to build. After several appointments with various providers, we then decided on a wooden house builder from the Allgäu. It was a good personal fit and an acquaintance of mine had already built with him and was very satisfied. He then recommended us his regular architect because he works well with him. And we thought "never change a winning team," he was nice too, so the planning began.
Unfortunately, that was our first wrong decision, because if you build according to §34 and don't want to build a house in the style of the 70s (like the surrounding buildings), you are well advised not to take just any architect, but one who is willing to deal with the building authority. This is good advice for everyone who also wants to build according to §34!
After two rejected preliminary building applications (in the first one the setback areas were already incorrect, which an architect should actually know...), we terminated cooperation with the architect. The result of this half-year action: we can build there, but we do not want to build as currently proposed to us (kneewall too low, roof pitch too steep).
For us, the building project was initially shelved. We did not want to spend money on a house that we do not like at all. Then we met another architect at a topping-out ceremony, who is known for getting the maximum out of the building authority and who just shook his head when we told him our story (here it's only the ultra-short version!).
Long story short: we are now daring to try again with this architect. I had already developed the room concept quite precisely together with my boyfriend; but the new architect did not want to see it at all. He asked us about our must-haves, what must be, what would be nice, what could be, and he took a look at the property.
A few weeks later, he presented us with his room concept and—oh wonder!—it was very similar to ours! A very good idea of his was to make use of my mother’s driveway, so there are fewer traffic routes on the property. We hadn’t thought of that, but of course that’s great! Basically, he mirrored our draft by 180°, created a (which I declared as nice to have) open space above the dining area, and now we are in conceptual planning.
Before we submit another (unsuccessful?) preliminary application, our new architect will first deal with the building authority in advance, so things like setback areas will be clarified before submission.
So I can’t say anything yet about the kneewall height we will finally achieve, nor about which roof shape it will ultimately be (currently the building authority wants a 31° gable roof and we would prefer a flat or shed roof, so we still need to agree on that *g*). But we are allowed to build there, the setback areas are basically fixed (the architect says we can move the house a bit further back again, let’s see... I don’t quite believe it yet, but we would be happy).
What I would like to put up for discussion here is the room concept. Our problems/key points were our large bed (2.30x2.30m with nightstands each 0.45x0.45m) and our idea of a nice large bathroom with sauna as well as a usable utility room upstairs.
Otherwise, here are our answers to the standard questionnaire:
Development plan/restrictions
Plot size: approx. 312 sqm for our house; the entire property is 1200 sqm and will not be separated
Slope: slight north to south, height difference about 1m
Floor area ratio: none, only §34 (the surrounding buildings are between 0.28 and 0.35)
Building volume ratio: none, only §34
Building window, building line and boundary: limited only by valid setback area regulations
Edge development: allowed up to 15m, max. 12 m on one side (I need to check exactly, but I think so)
Number of parking spaces: 2 (as prescribed by the community)
Number of floors: ground floor and upper floor without attic, exposed roof truss
Roof shape: still open, we do not want a classic gable roof, at least a staggered gable roof is to be achieved
Style: modern
Orientation: southeast
Maximum heights/limits: ?
Other requirements: §34
Requirements of the builders
Style, roof shape, building type: modern single-family house, roof shape doesn’t matter, preferably not classic gable roof
Basement, floors: basement yes!
Number of persons, age: 2 adults, no children
Room needs ground floor, upper floor: GF: guest WC, kitchen, dining, living, entrance area, pantry / UF: sleeping, multifunction room (office, guest, music), utility room for washer/dryer, dressing room, bathroom
Office: family use or home office? Home office; used irregularly
Guests per year: phew... that will increase if we have the possibility for guests (currently difficult), but probably fewer than 10
Open or closed architecture: open!!!
Conservative or modern construction: modern
Open kitchen, kitchen island: kitchen island
Number of dining seats: large dining table planned 3x1.30m, so 8-12 places
Fireplace: masonry heater
Music/stereo wall: no, stereo system is integrated in the living room cabinet
Balcony, roof terrace: no
Garage, carport: carport, unfortunately no space for garage
Utility garden, greenhouse: small greenhouse together with my mom, but it could be on her side (hers must make way for our building project), raised bed, probably also with my mother together
Other wishes/special features/daily routine, also reasons why this or that should not be: it was important to us that it is bright and light everywhere.
House design
Who made the plan: architect and us
What do you like particularly? Why?: We actually like pretty much everything
What do you not like? Why?: The bathroom has troubled us a lot; below you also see two drafts for the upper floor with different bathroom variants. In one, the utility room is in the southeast; which actually doesn't have to be to get such a nice place. In the second draft, the utility room is in the northwest; for that you have to go through the utility room from the dressing room (well, you can dispose of dirty laundry right there) and you don’t enter the bathroom directly. For us acceptable because we like the bathroom layout of this variant better. If anyone has the ultimate idea for the bathroom, the all-in-one perfect bathroom idea, please share!
Price estimate according to architect/planner: €2,500 / sqm
Personal price limit for the house, incl. equipment: €500,000 (without plot, we already own that)
Preferred heating technology: photovoltaic with water tank (we favor underfloor heating with water, not electric), heat exchanger. Not yet finally decided. Our architect is also an energy consultant and we will deal with this in more detail
If you have to do without, on which details/extensions
– can you do without: open space above dining area
– can’t do without: large kitchen, large bathroom with sauna (and for the shower NO glass that always has to be wiped clean)
Why did the design turn out the way it is now?
Our building window is relatively limited due to the small plot, so there wasn’t much room for variation. Our space requirements were clear, the rest was: where do I want the bright rooms, where can it be darker?
What makes it particularly good or bad in your eyes? We like the open room concept and the gallery.
A few more remarks:
There is no plan for the basement yet, only a very vague sketch. The technical room will probably be under the kitchen. Alternatively under the guest toilet.
The main terrace is planned on the southeast side, i.e., from the dining area. In front of the living area, there will also be a small side terrace for chilling.
The parking spaces will presumably be in the southeast corner, one parallel to the street and one inside the plot.
On the site plan, you can see the entire property outlined in yellow with the old buildings. There are two cadastral numbers.
I have also added two pictures of the plot so that you can get an idea of the slope.
Whoever has fought their way through to here: RESPECT!!!!
And many thanks!
If you have any questions: just ask!