Help needed for initial construction planning

Hello dear forum,

We have been reading here for some time and are impressed by the many tips and assistance you can get here.

For us, the topic of building is very current because two weeks ago we were assigned a plot of land by lottery. We have now reserved it. The notary appointment is in July. I have attached two files. Our plot is No. 12 with 720 sqm or the plot on which the building data was recorded.

Before we meet with some architects next week, I wanted to ask for your help. We have filled out the questionnaire as best as we could:

Plot size: 720 sqm
Slope: hardly any inclination
Floor area ratio: 0.4
Floor space index: 0.8
Building window and building boundaries: see plan
2 floors allowed
Roof shape: slope between 25 and 38 degrees allowed
Style: open construction
Orientation: usual orientation, living-dining room to the west, entrance possibly to the east
Max eaves height: 4.30

Our requirements (as far as known)
Style: city villa or country house with hipped roof or gable roof
Total living area 175 sqm
A basement, two floors
2 adults age 37 and 42, three small children aged 8 months, 5 and 7 years
Space needs ground floor: large living-dining area with at least 45 sqm, kitchen, WC, office/guest room, utility room preferably connected to the garage. Upper floor: 4 bedrooms and one bathroom
Office use only private, room should also be used as a guest room
Rather open architecture
Open kitchen with cooking island
8 seats in the dining room
Masonry fireplace
No balcony or roof terrace
Double garage near the house, preferably with connection to the utility room

I hope I have given all the details correctly. Now my questions:

- Regarding the orientation of the house: are we free to rotate the house as we want?
Since the plot faces south, we would have to place the house all the way back at the plot boundary, which means a long driveway to the garage, right?

- Planning the house with a regional architect from the same town and regional construction companies or better with a prefabricated house company?

- Which heating technology is possible if we want a masonry fireplace? What are the standards?

- Where can I find appropriate floor plans or can I also create a floor plan myself in advance with certain software?

- Which types of houses are actually possible with an eaves height of only 4.30 m? Does that exclude a city villa?

It would be great if you could help us here or give suggestions. Although we have already read a lot, we are currently not really making progress... And I also don’t want to go into the meeting with the architects completely unprepared.

Many thanks in advance!

Kiki

For us, the topic of building is currently very topical because we were allocated a plot by lottery two weeks ago. We have now reserved it. The notary appointment is in July.

Congratulations!

- regarding the orientation of the house: are we free to rotate the house however we want?

What does the development plan say? Often it is required to comply with the building line. Or you have to build the roof surfaces or gables in certain directions. If nothing is specified there, then you are also allowed to place the house diagonally. Distances of regulated 3 meters to the neighbor or the building envelope must be observed.

Since the plot faces south, we would have to place the house right at the back of the property boundary, which means a long driveway to the garage, right?

South orientation means that the north is at the street/driveway. Without a site plan, that is somewhat contradictory in your case.
Best is you take the site plan and transfer it onto graph paper with possible neighboring properties. Sketch a possible house with a pencil. Garage, access path, terrace... you need an eraser and try a thousand possibilities. Consider a garbage area, play corner, sun orientation, utility garden (herbs by the house), existing trees, etc. You are still in the exploratory phase. Little by little you will get closer to your plan. If you like, you can also post your developed plan here.

- planning the house with a regional architect from the same town and local construction companies or rather with a prefabricated house company?

As you wish and what suits you. If you like to organize yourself, have time and a network, plus want some extraordinary architectural highlights on the house itself, then an architect can be recommended. If you prefer everything organized from one source, like the common standard house types "off the rack" or like a house provider, then go to a general contractor (GU) who will build a house for you that is more or less already planned. But you should not take the first cheapest one, but a high-quality one who installs at least mid-level standard and offers planning with commitment. Some providers have good architects on hand who will gladly design a custom house for you. The cheaper ones like to sell the standard house without individual changes, and if so, then with a high surcharge but low standard (recognizable in the construction performance specification).
Visit house providers in your region, talk to them and get a gut feeling about what suits you or not. Same with architects.
There should be a basis of trust with the future home builder.
There is also the option to have a house planned by an architect and built by a local construction company.

- where can I find appropriate floor plans or can I also design a floor plan myself in advance with specific software?

Google through the wide field on the internet. Most floor plans look similar, so you will get a feel for it eventually.
Visit the websites of house providers: their houses with floor plans can also be found online.
If you have no idea, you should keep your hands off your own planning. Sketches are fine at first: preferably 1 meter to 1 cm with pencil. Playing around helps you approach the plot and the house. Those who approach the matter themselves with software or drawing often (or at least should) have read up on some knowledge and dealt with the subject for a longer time.

- which house types are actually possible with an eaves height of only 4.30 m? Does that already rule out the city villa?

Yep, that is ruled out. Therefore, you should not fixate too much on one building type and/or choose an architect whose task is to reconcile the builder’s wishes with the development plan.

Hello Yvonne,

Thank you very much for your reply. I just noticed that the plans were not attached. Attached again are the plans. Sorry for my contradictory information. Do you now understand what I mean?

Is the plan also dimensioned?


Is the blue line supposed to represent the building boundary within which you are allowed to move, considering the neighboring development (3m distance or garage on the boundary)?

I would rather think of an elongated house relatively far to the east here. Just as a first spontaneous idea.

Roof shape... the other drawing shows only hipped roofs... you still have to clarify on site what is allowed there with which orientation.

Eaves height:


430 cm is therefore not that huge.

Hey kbt09,

Thanks for your help! So I assume that we have to build within the blue line, meaning that is the boundary. Unfortunately, the plan is not dimensioned, but we have calculated that the plot must be 23m wide and 31m long.

I would also like to place the house more in the right corner, the question is how it is allowed to be aligned afterwards. And which type of house would be suitable then. I am also a bit worried that the neighbor on the left could block a lot of sunlight with his house.

Although with a 4.30m eaves height, no house will really be that tall, right?

Unfortunately, the plan is not dimensioned, but we have calculated that the plot must be 23m wide and 31m long.

I still don't know which plot it is, but you can try drawing your measurements and then placing the house, etc. Blue will be the building boundary. Yesterday I saw a house that was positioned diagonally. I think it's great, unfortunately very few are that creative and give their plot diagonals and sharp corners. Although these can bring a lot of dynamism to a plot. I think since many place the garage on the property boundary, they stay on this line. Usually, it also looks better from the street if you look straight at the gable. Long, narrow, eastern/centered... Garage in the foremost area, possibly perpendicular to the driveway on the east is also not to be underestimated – it immediately creates shade and privacy with the possibility of a pergola.