Did I overlook the budget information?
Budget: approx. €400,000 plus buffer
Garage that far from the street?
Garage that far from the street: I am uncertain about that myself. This results from the requirement that it should serve as a "buffer zone"/privacy screen for the neighbor and that the entrance is that far from the street. Additionally, it has advantages for visitors if sufficient parking spaces are available...
Is the lower part supposed to be built on sometime?
I am a fan of large garden areas. The southern part should remain free of buildings and be used as an orchard etc. Nevertheless, independent building should basically remain possible there.
Is there a development plan?
I know the building regulations and regional planning. Both allow great freedom regarding construction. According to information from the building authority, a multi-story residential complex or various townhouse combinations would also be possible. The main restrictions for my single-family house are the setback areas, which I described in the opening post.
Evaluating the floor plan only works with all floors.
Okay, I will add that soon.
But not with the positioning of the stairs. It divides the east and south sides of the house in an unbalanced ratio so that planning the upper floor can only be done inadequately.
For my taste, the kitchen is also too narrow for a single-family house: I had 2.50 m in my townhouse because it couldn’t be done otherwise.
Not only that: the pantry’s height at the door is about 2 meters, at the outer wall roughly about 130cm height. You can basically only crawl and hope you don’t hit your head.
Ultimately, the dimensions are quite ambitious. Shower, toilet, and a washbasin of sufficient size side by side require a bit more width. The wardrobe cabinets have no depth to accommodate clothes hangers.
The chimney stack will come out somewhere disruptive at the top. The fireplace itself has no space (safety distance to wall and furniture).
Thanks for the tips, I will consider them!
Then I would plan so that in case of division, you don’t necessarily have to look at the driveway from the dining area. The west side is truly more important for a garden seating area than the south.
Personally, I would first rotate the house orientation; then you also don’t have a long hallway.
I didn’t describe it well, but two streets pass the property – north and south. The access to the southern part would therefore be via the southern street. The western area next to the house would thus always remain free.
The house orientation facing south was chosen because that way I have the largest possible free view into greenery and don’t have to look toward a neighbor’s house or a hedge. But I must admit that I am quite clueless on how the positioning could then look... What rotation would be necessary? 45 degrees?
What I unfortunately forgot to draw: the north arrow. That would show that the property is already slightly tilted to the west (approx. 10°).
Since building in the second row would be possible according to your location plan excerpt, I would consider loosening the budget by selling the surplus area. Lay out a strip of GFL as access to the rear plot, allocate 500 sqm (excluding the GFL corridor, in my opinion better than a flagpole shape) and enjoy an still above-average large single-family house plot.
Unfortunately, I described that misleadingly. See the above paragraph as a reply to ypg.
We would rather avoid selling parts of it already now. Even if more money were available, we would want to keep the budget as low as possible.
What should we imagine under the single garage with pergola in the garden? (show an aerial view).
It is not a garage but an existing old garden shed/tool shed of 25 sqm, which should remain there. The pergola was just a graphical whim from me because I like to sit in this part of the garden (quiet and good shade thanks to the 6m tall hazel "trees" south of it).
It has no influence on our planning.
That is an unnecessary expense if you already have a selection of suitable upper floors (whereas I wonder why you don’t simply derive the ground floor from these – would your own ground floor design fit under one of these upper floors 1:1?). I would budget 5k planning costs for adapting the type house (and further specialist support by the architect). But not with someone clueless like this:
Because that unfortunately points to “ warns” architects (whose fees then also fit, if a full own plan is to be delivered).
We really have very few requirements for the upper floor. The essential factors are really only the stairs and the chimney. Everything else would somehow work because we would be satisfied with small room sizes and any room orientation. Also, regarding wiring planning, nothing would need to be considered; the bathroom would always be located either above the kitchen or the technical room. We have many more requirements for the ground floor, which is why I have tried to plan it independently now – so far I have not seen a suitable type house floor plan that would correspond 1:1 to my planned ground floor. But I will try to sketch the upper floor!
Which planner we should commission and how really gives me a little headache. Either the planners gave no professional input on practical floor plans & positioning, or they couldn’t estimate the costs for fundamental decisions roughly. So far, we have not found a planner who can do both simultaneously.
Does the plot say so or who?
You can google the "11ant basement rule" along with the quotation marks "With or without basement: a rule as a decision-making tool" and it is also mentioned and explained here several times.
The neighbors had a soil survey done 5 years ago about 10m from our planned house location (and then also built their basement there). According to information, the soil conditions are uncomplicated. Groundwater is at 4m depth, no strong fluctuations.
A construction company I asked stated that the price difference between slab and basement would be about €50,000 (€30,000 with owner-builder assistance).
Do I understand the basement rule correctly: since our plot is flat, a basement is unnecessary?
What are the 83cm between garage and property boundary supposed to be? Either a proper passage width or none at all.
It was actually supposed to be 80cm and is not intended as a proper passage, but for eaves paving and to not be dependent on the neighbor regarding the wall.
I would build the garage 5-6m away from the street and redesign the rest of the floor plan once.
The kitchen is too far from the terrace for me.
I would get the possibility of southern access in writing.
Okay, thanks for the tips!
I could also move the kitchen to the office location. But that would bring other problems (I have already tried)...