Outbuilding (stable) in residential building (including renovation and extension)

Hi,

I've been reading along for a few weeks now - (unfortunately) I now need help.

After our dream of a new build (backland development) fell through yesterday at the building authority due to the absence of a development plan, we are looking for alternatives. An extension to the existing house is out of the question (various reasons). On the property (a total of 1250 sqm) there is still an old barn:

9x5m footprint (plus a small shed of 2x5m attached) with a pitched roof. Electricity and water are available (I'm not 100% sure about gas). However, only the roof is insulated.

What the office said yesterday is that we might have good chances to apply for this to become a residential building and that we could renovate the house and add an extension. A complete demolition and new build is not possible; at least a few walls have to remain standing (I can still only shake my head about the sense of this law or regulation).

Therefore, my questions:
- Are there companies (in the Hamburg area) that carry out such work (i.e. the complete process)? Ideally, we want a company that handles planning, execution, and coordination with the trades (for comparison: a new build would have cost us at Viebrockhaus). I am aware that it will be stressful, but I want to minimize this as much as possible. The first company I quickly found was "Bossmann GmbH."

- What could the price be approximately (rough estimate: 100k, 200k, 300k...)? In the end, it should be roughly 9x11m footprint, a total of 2 floors plus attic, ~140 sqm living space, 6 rooms and two bathrooms. Can we get by with 400,000?

- How does financing work? Could something like this be done via a normal home financing?

It would be great if someone had experience and tips.

After our dream of a new building (inland development) fell through yesterday at the building authority due to the absence of a development plan, we are looking for alternatives. An extension to the existing house is out of the question (various reasons). On the property (a total of 1250 sqm) there is still an old barn: [...] What the authority said yesterday was that we might have good chances of applying for this to become a residential building

Since this is your first post, we don’t know the story with its details so far. If I understand correctly, you are planning the second idea on the same property. Some of your descriptions suggest that it might somehow be an outer area, but without clear facts, that is just guesswork. How a secondary building of 11 x 5 m can be converted for use to become an anchor for a residential building, if on the same plot (also the same parcel?) no second main building would be permitted, requires far more than just a textual description. Even would probably have to wait for further details in order to successfully puzzle this out on such a thin basis.

Hi,

sorry for the missing facts. Yes, exactly, it is the same property and also the same parcel. There is no development plan for the hinterland construction and one would not be issued on an individual application either.

As I said, the building authority of the city informed us that this alternative would have a chance (meaning no guarantee) of being approved. I am aware that this is not a guarantee. But before I submit such an application, I wanted to ask if anyone has experience with how something like this proceeds.

What do you mean by the outdoor area?

There is no development plan for the hinterland construction, and such a plan would not be issued on an individual application either. As we were told by the city building authority, this alternative would have a chance (meaning, no guarantee) of being approved.

A construction project also does not require a development plan, and no such plan would be created for a single-family house project. Without a development plan, §34 Building Code (insertion requirement) applies, meaning the existing development and its actual building boundaries set the framework; or §35 (outside area), which is intended to prevent the scattered development of the landscape. Often, a fictitious cord around the building corners of a settlement cluster is mentioned (case scenario: settlement that fictitiously ends where a new house would no longer stand between the existing ones), or one must at least be a part-time stone louse breeder or mouse farmer to be allowed to build there at all (typical case: farmstead or forester's house). !!! Warning: imprecise trivial examples for better lay understanding !!! Are you sure you spoke to a competent person at the building authority? - to me, that sounds more like a helpful holiday replacement with a lot of imagination but little knowledge. It would probably be possible to say much more precise things if illustrated.

Thanks to you definitely for the detailed description!

Since there is nothing built on any property in the hinterland, construction is not possible there. The neighbor (practically the identical property) applied for this twice several years ago, both times it was denied.

This option is not optimal and as a layperson I cannot assess the chances. However, for us, due to the prices in and around Hamburg, it is probably the only way to obtain ownership. Therefore, we want to take every little chance. As a layperson, I cannot say anything about the competence of the person.

Let’s hypothetically assume that it all goes through: What about my questions?

Let's hypothetically assume that everything goes through as is: What about my questions?

Practically, I have already answered you too much given the huge amount of illustrated facts. Basically, a 140 sqm house can be built for 400,000 EUR on an existing plot, also on a 9 x 11 m footprint. But I still don't see how to credibly manage that as an "extension" to a 5 x 11 m shed.