ᐅ New construction of an urban villa with a granny flat and double garage
Created on: 23 Dec 2016 16:15
G
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
kbt09 schrieb:
@google80 ... sorry, it seems you have plenty of time for small talk. As I mentioned right at the beginning, this is a complex project where you can’t just move a wall here and there to fix inconsistencies, poor layout, or similar issues more cleverly.
For example, I found this post very helpful.
However, the highlight is your adjusted bathroom
Where exactly is the bathtub freely accessible? It’s only at the end next to the shower.
You also seem not to have addressed my comments regarding the staircase, its position, and my doubts about the width of the WC niche or the fitting of the stairwell cutouts, etc. In this context... the ground floor bathroom
with the planned corner entry and cabinet is also not very impressive for a new build.
I still believe that this project needs to be started from scratch, not least because the living room will be very dark. Also, because the tenant apartment’s terrace is located within the property boundary strip, among various other reasons discussed here.
For example, the site plan is missing the street layout:
Is there also a street on the right side of the plan? ... Then some indication of how the neighboring houses and their garages are approximately positioned, so that one can detach from the current plan. I have addressed the points and provided explanations. I could also start planning completely from scratch, but it wouldn’t help because there is simply no sign of being “experienced” here. As I said, a schematic layout without scale photographed on paper or awkwardly digitized, converted into a PDF and uploaded here is far less work than responding to my plan, which from your perspective is “a mess,” and that should be easy for an “experienced” person.
It’s just a pity that the core problem is apparently not being addressed here (I consider myself receptive and engage with the “constructive” criticism—do you still see a standing toilet anywhere???), otherwise I, like many others here, would just stop responding. I think I’ve got my label now...
google80 schrieb:
I have addressed the points and provided explanations as well. I could also start planning entirely from scratch, but it wouldn’t help because there is simply no indication of any “experienced” input here. As I said, a schematic layout without scale drawn on paper to +draw and to
J
j.bautsch6 Jan 2017 10:12Many people here have already told you what they don’t like about the floor plan and why. You have an architect available, and if both we and you see that nothing more can be improved with the current floor plan, you can ask your architect (which is what they are paid for) to start over from scratch.
Sometimes it’s simply not enough to just move a few walls. However, it’s not our job to create a completely new floor plan for you, as we don’t know you or the plot well enough. We can only point out the aspects that WE find impractical. If it becomes clear from the existing floor plan that no satisfactory solution can be reached, then it might be necessary to consider a completely different approach—perhaps a different staircase design or a different house shape, as kbt09 has already suggested, and so on.
Sometimes it’s simply not enough to just move a few walls. However, it’s not our job to create a completely new floor plan for you, as we don’t know you or the plot well enough. We can only point out the aspects that WE find impractical. If it becomes clear from the existing floor plan that no satisfactory solution can be reached, then it might be necessary to consider a completely different approach—perhaps a different staircase design or a different house shape, as kbt09 has already suggested, and so on.
N
Neu_Koelner6 Jan 2017 13:14First of all, apologies for going off-topic.
I have rarely been so entertained in this forum – many thanks to everyone involved, this thread is really something special. Unfortunately, I’ve now run out of popcorn.
And now seriously:
Hardly any forum has ever impressed me as much as this one, especially regarding the patience, helpfulness, and above all the composure of its members in this topic.
That brings us to the actual topic: dear google80, what exactly are your expectations of an online forum?
Just for the record:
YOU asked here for help and suggestions regarding your design. Several knowledgeable people have obviously taken the time to engage with your project. Voluntarily and free of charge!
Even as a layperson, I can see that your planning contains serious flaws. This “improved” bathroom, for example, is pretty much the most ridiculous thing I have ever seen. Sorry – that’s just how it is.
Many attempts have been made here to help you, and a number of critical points have been pointed out. You can choose to implement these suggestions or not.
What is absolutely unacceptable in the context of a forum like this, especially towards voluntary helpers, is to respond to constructive criticism with denial, refusal, know-it-all behavior, or rudeness. Again: you asked for help! If you don’t want or cannot accept criticism, then why post here at all?
By the way, no one here is likely to just “quickly sketch” a new plan for you – it’s not a trivial matter. For anyone. That’s why architects exist…
Finally, three sincere pieces of advice to the original poster:
1) Have the floor plan redesigned by a good architect. As it is, it might be somewhat livable. But it could definitely be much better.
2) Reconsider the granny flat/apartment. As it stands, it’s neither one thing nor the other.
3) Unfortunately, a personal note again: learn to distinguish criticism of the work from personal criticism. No one here is interested in attacking anyone personally, including you.
With that said,
best regards from Cologne
I have rarely been so entertained in this forum – many thanks to everyone involved, this thread is really something special. Unfortunately, I’ve now run out of popcorn.
And now seriously:
Hardly any forum has ever impressed me as much as this one, especially regarding the patience, helpfulness, and above all the composure of its members in this topic.
That brings us to the actual topic: dear google80, what exactly are your expectations of an online forum?
Just for the record:
YOU asked here for help and suggestions regarding your design. Several knowledgeable people have obviously taken the time to engage with your project. Voluntarily and free of charge!
Even as a layperson, I can see that your planning contains serious flaws. This “improved” bathroom, for example, is pretty much the most ridiculous thing I have ever seen. Sorry – that’s just how it is.
Many attempts have been made here to help you, and a number of critical points have been pointed out. You can choose to implement these suggestions or not.
What is absolutely unacceptable in the context of a forum like this, especially towards voluntary helpers, is to respond to constructive criticism with denial, refusal, know-it-all behavior, or rudeness. Again: you asked for help! If you don’t want or cannot accept criticism, then why post here at all?
By the way, no one here is likely to just “quickly sketch” a new plan for you – it’s not a trivial matter. For anyone. That’s why architects exist…
Finally, three sincere pieces of advice to the original poster:
1) Have the floor plan redesigned by a good architect. As it is, it might be somewhat livable. But it could definitely be much better.
2) Reconsider the granny flat/apartment. As it stands, it’s neither one thing nor the other.
3) Unfortunately, a personal note again: learn to distinguish criticism of the work from personal criticism. No one here is interested in attacking anyone personally, including you.
With that said,
best regards from Cologne
Somehow it’s a pity about all the energy and time spent by the forum members. Here is someone completely resistant to advice and at the same time very sensitive. How could any other outcome be expected? But at least the thread serves for entertainment.
A completely different question: why did you consult two architects?
A completely different question: why did you consult two architects?
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