House shape in a complicated location with hillside position

Dear construction fans

I have looked around in the forum, but the combination of difficulties – and opportunities – does not seem to occur very often. I have been racking my brain for months (!), maybe you have tips and ideas… I will try to keep it short, but it is really complicated! (A drawing at the very end)

Location:
I have fallen for a plot of land in Bremen near the Weser dike. It is located in the city, the development is dense. The plot is long and narrow (10 m, overall 800 sqm). The neighboring buildings are close and tall (2 stories + roof). I have bought the plot, probably it was a mistake, but now I have it and I want to keep it. I don’t want to give up the thought that there is a smart and affordable solution...


Location: On a slope!
Northeast = Weser, then a large green area, then a narrow street, my long plot, garden facing southwest. Due to the slope, the garden is about one story lower than the street level!

There is still an old, dilapidated house here (it is sliding towards the garden, post-war building, soft soil…) so I have to tear it down, renovation is not worth it.

Development plan requirements:
I am allowed to build quite deep into the plot.
On the sides facing the neighbors, I must either keep a 3 m distance (then windows are possible, but the house is narrow) or build fire protection walls without windows. With a fire protection wall, the distance to the neighbors can be relatively arbitrary. Actually, “contiguous” development is even prescribed, i.e. right up to the neighbors, but there are many “dom”-paths into the gardens, I would be allowed to do that too. And I would like to have such a path.

The existing building is shown here in turquoise


Another problem:
The “demolition house” is set very far back, with a huge front garden. The neighbor on the right has installed a vertical row of windows at the level of my front garden. Maybe not legal, but I do not want to get into a fight with him and would like to find a solution that also satisfies him reasonably well. That means preferably not blocking his windows.

House shape & considerations:
Space requirement: approx. 100 sqm, one- to two-person household
Plot width: 10.50 m. Minus footpath into the garden leaves 9 meters
With 7.5 meters house width I would be allowed to have windows on one side.
The plot also makes a “kink”, otherwise it would be too easy...

I’m 50, want/must build barrier-free. That suggests a bungalow. My plot is large enough but mainly long. If windows are not allowed on the sides, light must come in differently – but how??

Nice view: From the ground floor you can “only” see the upper part of the dike and the trees behind the street towards the river. From an upper floor you would probably have a very nice view of the Weser. (So bungalow with tower?)

I have also flirted with an apartment for rent, but it will probably take a long time until the additional costs for the extra space pay off...

Basement:
Of course, it was my first thought, because downstairs you would have great living space directly in the garden. Experts warn: That will be expensive (60K) due to the dense development and the uneven soil. It is said to be cheaper to raise the earth and build without a basement. (Can anyone confirm this?). Then it would mean building a (stilts?) terrace from the living room and from there going down stairs into the garden.

Budget: The plot was not a bargain, I am also calculating 20K for the demolition, foundation will also be significantly more expensive than for a normal house. If construction was possible up to max. 200,000, it could work.

Here my attempt to lay a bungalow with a side entrance over the development plan. The entrance is located further inside, so that windows can still be placed on the side there. (I thought)




I would be very grateful for ideas and tips!

Firstly: what is on the photo? The property from the south with the sinking house? Secondly: Regarding the location, I am a bit confused by your letter and the drawing: where is the long front garden now? The neighboring house with the windows? The Weser? A drawing would be great. Regarding the topic of embankment: embankments at the edge of the property also need to be supported again. These are costs that I would rather invest in a basement. What good will a terrace on stilts do for you in old age? Then you would have been better off buying a condominium. What year is the house from? 20,000 for demolition seems too little to me, just like 200,000 for the house... Regards

, Yvonne: My profile picture shows the house (built in the 1950s from war rubble) from the northeast, the entrance area of the house is visible at the front. "Behind" the photographer (not visible) is the Weser.

: I also think of a lot of openness (but not too much, possibly glass sliding doors). An open roof wouldn’t be bad, I like high rooms & it saves costs for the ceiling construction... (?)

Here are aerial photos showing the neighboring window issue.



(Long "toilet paper roll garden" southwest, the Weser to the right)

If the neighbor's windows were really installed illegally, then I would definitely consider whether I should build an extension. If I understand correctly, you only want a bungalow. So the neighbor would still have his windows on the upper floor. Besides, I would tell him that he could get into serious trouble with the insurance. The windows don’t look like fire protection windows. That means: if there were a fire, it could well happen that the insurance would not feel obliged to cover the damage if the fire spreads to the neighbor (that is, you). Exception: these windows have been approved (but I don’t think so…)

On the other hand: if you build further into the garden, thus keeping a large front yard, you are also a bit more "private" and no neighbor can basically interfere with you. That has its advantages too. And in the front there is still space for a carport/garage/storage option.

It’s definitely tricky to plan a house really cheaply here, but a good architect will surely find a solution. So not an off-the-shelf solution, but an individual one. Find a good architect (that’s essential; unfortunately we hit a dud with the first attempt, which costs nerves and unnecessary money and furthermore time) and plan your dream house with him. I know some floor plans of elongated bungalows and some of them are really cool!

For example, check out here: Link entfernt durch Moderation

Thank you, , also for the insurance argument, that can be helpful if the neighbor causes difficulties.

I am not allowed to build endlessly far into the garden; eventually, the building limit comes, defining how far a single-story building is allowed.

However, I wonder if it might be possible to build a basement *behind* the house – that is, where the raised terrace would be. From the garden, it looks like a story, but due to the slope, it should still count as a basement.

Complicated, I am still looking for an architect, probably it really won’t work with just a contractor. Even if the contractor actually has an architect involved.

: who actually cleans the windows in the open roof for me, just occurred to me...