ᐅ Designing the Floor Plan for a Single-Family Home

Hello,

we are planning to build our house. The plot of land is already secured.
We have fairly clear ideas about what we want to build, but we can’t fit all our requirements into one floor plan. Or if we do, the house ends up almost as long as the plot, which would mean sitting on the terrace right next to the fence...

Do you think you could help us? Perhaps someone has built a similar house and could share tips or even a floor plan?

Originally, we wanted to design the house so it could be divided into two apartments, in case we ever need to move due to work. Two apartments would probably be easier to rent out than a whole house.
However, this is not a must, as it limits our options too much.

Here are the details for a first overview:
Building Plan / Restrictions
Plot size: 548 sqm (5899 sq ft), building envelope 23.5 m x 11 m (77 x 36 ft)
Slope: yes, gentle northeast slope
Site coverage ratio: 0.35
Floor area ratio: 0.7
Building envelope, building line, and boundary: see building plan
Neighbouring development: new development area (no houses built yet), southeast side borders a municipal green space of about 160 sqm (1720 sq ft)
Parking spaces: garage for 2 vehicles
Number of floors: 2 full stories plus basement
Roof style: hip roof
Architectural style: town villa
Maximum height limits: wall height max. 7.5 m (25 ft) / ridge height max. 9.5 m (31 ft) on the valley side from existing ground level
Homeowners’ Requirements
Architectural style, roof type, building type: town villa, white/anthracite, no “slot windows”
Basement, floors: basement/ground floor/first floor as full floors, no converted attic needed
Number of occupants, age: 2 adults (33/33) plus future 2 children
Space requirements on ground and upper floors: total living area approx. 170–180 sqm (1830–1940 sq ft)
GF: entrance, kitchen, living/dining room, guest WC, storage room, foyer
UF: large bathroom, two children’s rooms, master bedroom with separate walk-in closet
Office: family use or home office? small office in the basement for private use
Guests per year: several (guest room necessary)
Open or closed architecture: closed staircase, kitchen open but separable (sliding door?)
Conservative or modern construction: conservative
Open kitchen, cooking island: possible, but kitchen must be separable
Number of dining seats: at least 8 (combined living/dining room approx. 45-50 sqm (485–540 sq ft))
Fireplace: desired but not mandatory
Music/stereo wall: ?
Balcony, roof terrace: no
Garage, carport: generous double garage with space for bicycles
Utility garden, greenhouse: yes, yes
Other wishes/special features/daily routine, including reasons why some things should or should not be:
- the entrance area MUST be separated from all living areas to prevent dirt from the street being tracked into the house
- basement with combined guest/work room, possibly even two rooms, guest bathroom, storage room
- showers should have no moving parts to minimize cleaning effort after use (water is very hard)

Personal budget for the house, including fixtures and fittings: approx. 400,000 euros
Preferred heating system: gas heating with solar support

We look forward to ideas, suggestions, … and thank you very much in advance!

Best regards,
Konrad

Hmm... the text is hard to read, and the graphic isn’t very clear either.

So, just rescan the site plan with the appropriate section only, then it will work as a JPG. Please also align it so that north is at the top of the plan. And make sure that, for example, the contour line numbers are readable.

In addition to the building envelope dimensions, please also provide the lengths of the property boundaries.

Sometimes a photo of the property can also help.

And have you already had a consultation with an architect? You don’t need to come with a finished plan but rather with a list of all the things you want.

*Sigh,* I can’t understand why you are sharing the zoning plan with us.

The main points should have already been reviewed by you. So, if you want to build a two-story house, that should be allowed. Restrictions like building envelopes, floor area ratio, etc. are included in what you posted.
All that’s missing now is the site plan of the ->property and your house design.
There are countless floor plans and house designs available online—just check Google or Pinterest.
Also, all homebuilders have data for their standard house models on their websites.

Regards

kbt09 schrieb:
Hmm .. the text is hard to read and the graphic isn’t very clear either.

So, just scan the site plan again, focusing on the relevant section, then it will also fit well as a JPG. And please orient it so that north is at the top of the plan. Also, make sure the contour line elevations, for example, are readable.

Besides the building setback dimensions, please also provide the side lengths of the property boundaries.

Sometimes a photo of the plot can also help

And have you already talked to an architect? You don’t need to come with a finished plan, but mainly with a list of all the things you want.

Okay, I have tried to implement your suggestions/requirements for the site plan. Our plot is number 11 but now measures 548 sqm (5900 sq ft).

Property dimensions:
Northwest 20 m (66 ft) / Southeast 22 m (72 ft) / East 27 m (89 ft) / West 26 m (85 ft)

Yes, we have already had a conversation with an architect. However, it was not very satisfactory. In the end, they just turned our hand sketch into a plan but didn’t really address our problems and wishes.
Since we were quite disappointed, we have now come to you.

Don’t worry, it’s not about saving money on an architect (we don’t have that anyway). Ideally, we hope to find someone who has a floor plan quite similar to what we want. Otherwise, good advice will also be appreciated

ypg schrieb:
There are plenty of floor plans and house designs on the internet, just check Google or Pinterest.
All home builders also have data for their standard house models online.

That’s true. However, I usually don’t like two things about them:
Very often, the staircase or guest toilet is right near the entrance. That’s a no-go for us.
Also, the floor plans we like are in such large houses that they don’t fit our plot.

That’s why we are turning to experienced home builders

Thanks a lot and best regards

Yes, that makes it somewhat clear.

KonradS schrieb:
Northwest 20m (66 feet) / Southeast 22m (72 feet) / East 27m (89 feet) / West 26m (85 feet)

Are Southeast and East mixed up?

Is the highest point then on the northeast side? How much does the terrain slope down towards the southwest? About 50cm (20 inches) or more like 150cm (59 inches)? Also considering basement and wall heights, etc.

KonradS schrieb:
Wall height max. 7.5m (25 feet) / ridge height max. 9.5m (31 feet) on the valley side from the existing ground level

You wrote

KonradS schrieb:
Or if so, then the house is almost as long as our plot and we would be sitting on the terrace right in front of the fence…

KonradS schrieb:
Building envelope 23.5m x 11m (77 feet x 36 feet)

Is it already decided that there must be or will be a large fence towards the public green space?

kbt09 schrieb:

Confused southeast and east?

No.... Southeast is the short side facing the public green space,
East is supposed to be the long side towards plots 26/27.
Instead of East, I think Northeast would be a better description.

kbt09 schrieb:

Is the highest point then on the northeast side? How much does the land slope down towards the southwest? About 50 cm (20 inches) or more like 150 cm (59 inches)? Also regarding the basement and wall heights, etc.

The highest point is at the southern tip at the bottom (approx. 439.0 m (1440 ft)) and the lowest point is the northern tip at the top (approx. 436.5 m (1433 ft)). This results in a slope of 2.5 m (8 feet) between these points.

Retaining walls are only allowed up to 0.3 m (12 inches) at the garage entrance. The terrain can be raised or lowered by a maximum of 1.0 m (39 inches), but only starting 0.5 m (20 inches) away from the property boundary.

A basement is practically mandatory.
On the northeast side of the building (towards plots 26/27), the basement is planned to contain the office/guest room or two office/guest rooms. Here, “normal” windows should be possible since the land is low enough and there is only a half-basement on this side.

kbt09 schrieb:

Is it already decided that a large fence must or should be installed towards the public green space?

No, that is not decided. On the contrary, we would prefer to avoid a fence and visually include the green space as part of our property. We also maintain this area. Although the space is public and accessible to everyone, I hope that only a few people actually make use of it.

Thanks for all your effort!