ᐅ New construction of an urban villa with a granny flat and double garage
Created on: 23 Dec 2016 16:15
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google80
Hello dear house building forum community,
First of all, a big compliment to the forum and its users. We look forward to your opinions on our building project (main house with exterior plaster + granny flat (to be rented out) + double garage) with the following details:
Development plan/restrictions
Plot size: 808 m² (9749 sq ft)
Slope: No
Floor area ratio: 0.3 (+25 %)
Floor space index
Building window, building line and boundary: Yes, see site plan (blue line)
Edge development: Yes (garage 9 x 6 m (30 x 20 ft))
Number of parking spaces:
Number of floors: 1.5
Roof type: minimum 25 degrees
Architectural style: none specified
Orientation: none specified
Maximum height/limits: 9 m (30 ft)
Additional requirements: No ground sealing within 3 m (10 ft) around marked oak trees (3 pieces)
Client requirements
Architectural style, roof type, building type: Urban villa with hipped roof
Basement, floors: No basement
Number of occupants, age: Three (including tenant), between 20 and 40 years old
Space requirements on ground floor and upper floor: Granny flat 45 m² (484 sq ft), main house ground and upper floor each 90 m² (969 sq ft)
Office: Will be used as guest room
Number of overnight guests per year: 12-24
Open or closed architecture
Conservative or modern style: Modern urban villa
Open kitchen, kitchen island: Yes, with kitchen island and three glass components (one fixed and two sliding, to allow a closed kitchen if needed)
Number of dining seats: In kitchen and living room (similar to granny flat)
Fireplace: Prepared for installation
Music/surround system: Teufel 5.1 system
Balcony, roof terrace: No
Garage, carport: Lockable double garage
Utility garden, greenhouse: Utility garden
Additional wishes/special features/daily routine, including reasons why certain features are desired or omitted
House design
Planning source: Own design, adapted from architect’s drawing
What do you particularly like? Why?
Since two full floors are not permitted (which would be preferred), a granny flat was included as a cost-effective solution compared to used properties, with tax advantages and additional retirement income (I already own rental properties). Furthermore, I appreciate the thoughtful layout of the rooms, although the window in the utility room might still change (intentionally a skylight, to allow space for utility connections).
What do you like less? Why?
The roof without an overhang above the garage (due to the maximum permitted building width – adding this would reduce living space and affect all room layouts).
The staircase in the main house, although every option (see https://www.hausbau-forum.de/threads/grundrissplanung-unbedingt-vor-Beitrag-Erstellung-lesen.11714/) has been considered, and we currently prefer the existing version.
Price estimate according to architect/planner: 290,000 EUR
Personal price limit for the house, including fixtures: 320,000 EUR
Preferred heating technology: Gas
If you had to compromise, which details/features could you do without?
- Could do without: Fireplace, three-part glass elements in the kitchen, high-quality outdoor landscaping (budget should be focused on the building itself)
- Cannot do without: Garage with roof and granny flat
Why has the design ended up like this?
Due to the protected trees on site, the orientation of the plot, ideas from model home parks, and the desired natural light in every room. The granny flat intentionally has no windows facing our plot so the tenant is kept at a respectful distance despite adjacent buildings. Therefore, it also has a separate access.
Jpgs added by moderation, ypg
First of all, a big compliment to the forum and its users. We look forward to your opinions on our building project (main house with exterior plaster + granny flat (to be rented out) + double garage) with the following details:
Development plan/restrictions
Plot size: 808 m² (9749 sq ft)
Slope: No
Floor area ratio: 0.3 (+25 %)
Floor space index
Building window, building line and boundary: Yes, see site plan (blue line)
Edge development: Yes (garage 9 x 6 m (30 x 20 ft))
Number of parking spaces:
Number of floors: 1.5
Roof type: minimum 25 degrees
Architectural style: none specified
Orientation: none specified
Maximum height/limits: 9 m (30 ft)
Additional requirements: No ground sealing within 3 m (10 ft) around marked oak trees (3 pieces)
Client requirements
Architectural style, roof type, building type: Urban villa with hipped roof
Basement, floors: No basement
Number of occupants, age: Three (including tenant), between 20 and 40 years old
Space requirements on ground floor and upper floor: Granny flat 45 m² (484 sq ft), main house ground and upper floor each 90 m² (969 sq ft)
Office: Will be used as guest room
Number of overnight guests per year: 12-24
Open or closed architecture
Conservative or modern style: Modern urban villa
Open kitchen, kitchen island: Yes, with kitchen island and three glass components (one fixed and two sliding, to allow a closed kitchen if needed)
Number of dining seats: In kitchen and living room (similar to granny flat)
Fireplace: Prepared for installation
Music/surround system: Teufel 5.1 system
Balcony, roof terrace: No
Garage, carport: Lockable double garage
Utility garden, greenhouse: Utility garden
Additional wishes/special features/daily routine, including reasons why certain features are desired or omitted
House design
Planning source: Own design, adapted from architect’s drawing
What do you particularly like? Why?
Since two full floors are not permitted (which would be preferred), a granny flat was included as a cost-effective solution compared to used properties, with tax advantages and additional retirement income (I already own rental properties). Furthermore, I appreciate the thoughtful layout of the rooms, although the window in the utility room might still change (intentionally a skylight, to allow space for utility connections).
What do you like less? Why?
The roof without an overhang above the garage (due to the maximum permitted building width – adding this would reduce living space and affect all room layouts).
The staircase in the main house, although every option (see https://www.hausbau-forum.de/threads/grundrissplanung-unbedingt-vor-Beitrag-Erstellung-lesen.11714/) has been considered, and we currently prefer the existing version.
Price estimate according to architect/planner: 290,000 EUR
Personal price limit for the house, including fixtures: 320,000 EUR
Preferred heating technology: Gas
If you had to compromise, which details/features could you do without?
- Could do without: Fireplace, three-part glass elements in the kitchen, high-quality outdoor landscaping (budget should be focused on the building itself)
- Cannot do without: Garage with roof and granny flat
Why has the design ended up like this?
Due to the protected trees on site, the orientation of the plot, ideas from model home parks, and the desired natural light in every room. The granny flat intentionally has no windows facing our plot so the tenant is kept at a respectful distance despite adjacent buildings. Therefore, it also has a separate access.
Jpgs added by moderation, ypg
Feel free to repeat yourself here... I appreciate every piece of advice and consider it carefully. The fact that my partner works shift hours (hospital) and that I don’t want to be woken up at 4:30 AM is not up for discussion. That’s why the walk-in closet is designed the way it is. In my view, it makes more sense to question something before criticizing it. I don’t know any of you personally, can’t read minds, and therefore can’t comment on why “you” planned something the way “you” did. However, I can question it and provide targeted criticism, which might lead to reducing the scope of the post. But to each their own...
Since we have already worked with two architects who neither gave good advice nor criticism (especially regarding the small utility room) and therefore provided no support, everything falls back on us.
If “you” could schematically suggest a better layout of the rooms and the overall building from your perspective, we would be very grateful, as we are genuinely at a loss. I’d be happy to then create detailed, to-scale drawings and share them here for future reference, so this discussion can be productively concluded.
Since we have already worked with two architects who neither gave good advice nor criticism (especially regarding the small utility room) and therefore provided no support, everything falls back on us.
If “you” could schematically suggest a better layout of the rooms and the overall building from your perspective, we would be very grateful, as we are genuinely at a loss. I’d be happy to then create detailed, to-scale drawings and share them here for future reference, so this discussion can be productively concluded.
Climbee schrieb:
Man’s will is his heaven…
If you don’t realize yourself that the bathroom is simply a disaster, then all well-intended advice here is useless. The same goes for the kitchen.
You want it that way.
Do it that way.
You will surely find an architect who will draft the plan exactly like that. Probably shaking their head, but never mind… They’ll still get paid, but YOU (!!) will have to live in this messed-up house afterwards.
Otherwise, here is a clear statement again: Unfortunately, you have neither the talent nor the knowledge to create a good floor plan and to make a sensible arrangement of kitchen and bathroom.It’s all about the tone, and there’s no need to address me personally here. Instead of simply making a suggestion— for example, based on a successfully completed and functional bathroom or kitchen with a similar layout— you mock everything. If the architect planned a door in front of a wall rendering the door unusable, and I presented such a design here, I might understand such an ironic argument, but this is exactly what I’ve been saying here from the beginning. Just shooting off without proposing any solution!
Bamue89 schrieb:
So, the bathroom on the upper floor is absolutely amazing, but I still can’t figure out how to get into the bathtub without breaking my toes. With a room of that size, it should be possible to do better and not make it feel so cramped.What is your suggestion for improvement?
Before you start reacting aggressively, you should ask yourself what you expect from a forum like this. It’s a forum! Anyone can share their subjective opinion about a project. That’s actually the point. Not someone who just agrees with you because they know and understand you so well. It’s not only about finding solutions. It’s also about different perspectives. There are many creative people here who might be able to help you. But maybe another architect will do it better. If you’re already giving up over a floor plan, then God help you during the construction phase!
Regarding the bathroom, I don’t know how you originally envisioned it. But with all due respect, I’ve never seen a layout like that before. Please explain it to me again!
Best regards
Regarding the bathroom, I don’t know how you originally envisioned it. But with all due respect, I’ve never seen a layout like that before. Please explain it to me again!
Best regards
Don’t think that I am attacking verbally here... I am adapting to the tone, and as I can read in your other posts, nothing constructive has been contributed aside from some criticism. So now I am supposed to do the work and explain it to you... especially considering that you are not able to get into an accessible bathtub without breaking your toes?
Good night!
Good night!
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