Plot - Ideas and suggestions on orientation and development plan

Hello,

we have made it to the final candidates for a plot of land. Since it is not one of the plots we prioritized in the residential area (we were allowed to specify 3), we initially did not consider these plots.

We would appreciate suggestions on how to sensibly build on the rather small plot in order to clarify whether the plot is suitable for us if we are awarded the contract. We are laypersons and our first idea may not be optimal – maybe someone here has good ideas and arguments, possibly also for a more westerly orientation?

Our idea: as narrow and wide as possible (e.g., 7m x 12m), with large windows facing SSE, orientation of the living area and the children's rooms towards the garden, set as far north as possible so that some garden remains. Is it advantageous (cheaper price) to only put up the roof, or is it better to also use the space under the roof – either as a sleeping loft for the children's rooms or for the working area?

How the neighbor on the adjoining western plot will build is still unknown, but the plot has a comparable shape.

The orientation of the section is north-aligned. Access to the plot is from the north via the planned street (6m wide, without sidewalk, serving only as access for the approximately 15 adjacent plots), a footpath runs past the south. On the opposite side of the footpath, there is undeveloped greenery until the existing buildings.



The plot is 18 x 22 m (long side parallel to the street) = approx. 406 m² in size. A 2.5 m distance must be maintained to the north and south. The development plan specifies construction with 2 full floors and a gable roof with a 30-40° pitch.

We want to build for a family of 4 (estimated approx. 130 - 150 m² of living space) and have the following room requirements:

Ground floor:
- Living-kitchen-dining: as open as possible with a large kitchen island, separation from hallway possible
- Guest room: should be usable as a bedroom if needed (at least 12 m²), preferably accessible from the hallway
- Guest bathroom: with shower, so it can also be used as a full bathroom
- Entrance area
Upper floor:
- Two children's rooms: min. 12 m², preferably 13 m²+, as equal as possible
- Bedroom: space for 2.50 m wardrobe, not oversized
- Bathroom: WC integrated or separate, not oversized (currently we have 8 m² without WC, but with washing machine and dryer)
- Study or open working area
Basement:
- Laundry room
- Hobby room
- Workshop
- Technical room
Garage (two parking spaces are mandatory and we have two cars):
- 1 garage
- 1 carport / parking space

I hope I have considered all necessary details.

Thank you in advance!

Hello and welcome to the forum

I hope I have considered all necessary details.

The most important thing first: what is your budget including additional construction costs, outdoor facilities, and kitchen?
If that is not sufficient, you would have to plan without a basement and possibly make the office a guest room (or vice versa).

Hello ,

our budget is €650,000, with the land costing €150,000.
We especially want to contribute our own work in the interior finishing, possibly the facade and the outdoor facilities.

From "Planstraße" I conclude that there is a development plan - then just name it (not as a link! - but for example "Kleckersdorf Nr. 258 Feldrain II") and take a close look at it (including the text part). Then we'll see what is possible with building envelope, floor area ratio/floor space index, number of storeys, and roof pitch etc.

Hello,

I do not want to mention the development plan at this time because we have not yet been awarded the contract.

Once again, for overview, all details from the development plan:

- maximum permissible number of full floors: 2
- floor area ratio (floor area ratio): 0.3 (may be exceeded by non-fully sealed parking spaces as well as driveways to parking spaces and garages by a further 50%, but up to a maximum floor area of 0.8)
- permissible roof shapes: only gable roof, inclination 30 - 40°
- permissible roof shapes for outbuildings, garages and carports: gable roofs (4° - 20°), shed roofs (4° - 15°) and flat roofs
- eaves height: 6.50 m
- ridge height: 10.0 m
- building boundaries: at the northern (towards the street) and southern (towards the footpath) property edges respectively 2.5 m from the property boundary
- ground floor raw floor height (single-family house) is fixed at street level. Deviations of up to +/- 20 cm are permitted
- construction type: only detached houses
- parking spaces, garages and carports are permitted both inside and outside the buildable area of the plot
- dormers / other roof structures (dormers, cross gables, returns) are permitted on roofs with at least 30° pitch; different dormer shapes on one roof are not permitted; free roof area up to the ridge, measured on the slope: min. 1.0 m; sum of the widths of all roof structures max. 2/5 of the roof length; side wall height of roof structures (from the main roof intersection to dormer roof intersection) max. 1.4 m; roof indentations without complete coverage are not permitted
- parking space obligation: 2 parking spaces per dwelling unit, 1.5 for apartment buildings
- systems for generating renewable energy: permitted on main and outbuildings, on pitched roofs with the same roof pitch as the underlying roof surface

All other aspects of the development plan relate to exterior and garden design.
In addition, the statewide regulations for BaWü apply.

If the energy concept includes a photovoltaic system, we would add this to the budget.

Currently, we are basically only considering a house with a basement because otherwise too much area would be built upon. In addition, we want to do without a full 2nd upper floor; the only thing we can imagine here would be the study as a room under the roof, accessible via a ladder or simple staircase.

What concerns us most at the moment is the question of orientation and format – with the pros and cons regarding sun position, neighbors and garden area / format.

Thank you,

Best regards

I can't make sense of your description of the development plan.

The development plan specifies construction with 2 full floors and a gable roof with a 30-40° pitch.

- maximum allowed number of full floors: 2

"specifies" and "maximum allowed" contradict each other

- building type: only single-family houses

for multi-family house 1.5

also contradict each other

Pitch 30 - 40°

for roofs with at least 30° roof pitch

also doubled, the minimum roof pitch... a lower one is not allowed at all.

Could it be that you are mixing several descriptions?

Especially in the interior finishing, possibly the facade and the outdoor facilities, we want to contribute own labor.

2200€ x 150 sqm
330,000 house
150,000 land
50,000 ancillary construction costs
outdoor facilities 20,000
basement 80,000
painting and floor coverings 20,000
special equipment 25,000

that brings us to 675,000

Some in own labor, although I wouldn’t necessarily include the facade in the 2-storey building, it lowers the price
outdoor facilities can be done well with own labor, although of course the materials cost money, even if you can pave yourself or set up the fence.
Painting and floor coverings can also be cheaper if you don’t put tiles in the basement or choose inexpensive materials.

With 80,000 for the basement for rooms you actually don’t need or laundry and technology can also be accommodated in 15 sqm, it is an expensive hobby to keep a workshop. On the other hand, it may be that you run a business for which you need a workshop or hobby room. We don’t know.

Currently, the question of orientation and format—with advantages and disadvantages regarding the sun’s position, neighbors, and garden area/format—is what concerns us most.

You have to decide that for yourselves. We don’t know whether you are sun-shy or love it. Whether you get brightness everywhere through an open floor plan or prefer to keep it more conservatively closed.
The forum member here loves everything—while one prefers the west sun on the terrace, another prefers if it wakes the rooms in the morning.

For your lot, it makes sense to arrange the parking spaces in the southeast, place the house lengthwise, so that you have terraces to the south and also west as well as the living areas.
With a (maximum?) eaves height of 6.5, it makes sense to set a higher knee wall (e.g., 2.00 meters) and with a gable roof at 30 degrees on an 8-meter-wide house to generate adequate living space on the upper floor. The narrower the house, the less chance you have to get a little room in the attic.
A high knee wall and low roof pitch look more modern; a low knee wall and steeper roof pitch look more conservative. An attic with a decent staircase provides unexpectedly good storage space. That comes at a fraction of the basement cost.