ᐅ First Draft Floor Plan Single-Family Home (approx. 200 sqm) – Request for Feedback
Created on: 24 Feb 2017 22:45
S
SupaCriz
Hello,
we are about to sign the contract for the purchase of a hillside plot in a Franconian university town (existing building will be demolished) and have now created a first draft of the floor plans. We would appreciate your feedback! Many thanks in advance.
Please excuse the poor quality of the drawings and the almost complete lack of area specifications – we would like to receive initial feedback before our next meeting with the planners. Afterwards, we will upload higher-quality floor plans. For orientation: The draft is based on a footprint of 10x10m (33x33 feet).
Development plan/restrictions: Development plan
Plot size: 500 sqm (5400 sq ft)
Slope: yes, approx. 6 m (20 feet) drop over 28 m (92 feet) plot length (south-facing slope)
Site coverage ratio (Grundflächenzahl): 0.2
Floor area ratio (Geschossflächenzahl): 0.2 (according to the city, some upward deviation is possible here)
Building envelope, building line, and boundary: standard setback distances
Edge development: Garage will be built on the boundary. This is permitted.
Number of parking spaces: 2, likely a double garage
Number of floors: I + basement (that means 1 full storey + basement floor → cellar built into the slope)
Roof type: no specification
Style: no specification
Orientation: Roof ridge must run east-west
Maximum heights/limits: Eaves max. 3 m (10 feet) above street level
Other requirements
Homeowners’ requirements
Style, roof shape, building type: Gable roof with 48° pitch
Basement, floors: Basement – to be used as high-quality living space on the south slope with direct access to the terrace
Number of persons, ages: Parents just over 30, children aged 0 and 2 years
Space requirements on ground and upper floor: Ground floor: main living area and kitchen; upper floor: 3 bedrooms + bathroom
Office, family use or home office?: Possibly an office as a studio under the roof (not a decisive criterion)
Overnight guests per year: extended visits expected
Open or closed design: open
Conservative or modern construction: classic form but large windows with high ceiling height; possibly corner glazing towards southwest in the living room
Open kitchen, kitchen island: closed kitchen with dining table
Number of dining seats: 6
Fireplace: likely yes, but external fireplace
Music/sound wall: no
Balcony, roof terrace: no
Garage, carport: double garage
Vegetable garden, greenhouse: no
Further wishes/special features/daily routine, also reasons why certain choices were made or rejected:
Ground-level terrace access from the basement (not yet drawn)
Photovoltaics
House design
Planner: Planner from a construction company (civil engineer) with many changes from our side
What do you like most? Why? Large basement room with terrace access. Comfortable overnight option for guests.
What do you dislike? Why? Limited space upstairs. Small main bathroom. The limited space is unfortunately due to the definition of full storey according to the Bavarian building code of 1969.
Price estimate according to architect/planner: €300,000 plus additional costs
Personal price limit for house including fittings: 380,000
Preferred heating system: geothermal heat pump
If you had to make compromises, which details/features
- could you live without: photovoltaics
- could you not live without: basement with living space quality
Why is the design like it is now? For example:
The planner’s initial draft was heavily customized by us. We are still in a very early phase and therefore open to suggestions and ideas.
Creativity may still be somewhat lacking at the moment.
we are about to sign the contract for the purchase of a hillside plot in a Franconian university town (existing building will be demolished) and have now created a first draft of the floor plans. We would appreciate your feedback! Many thanks in advance.
Please excuse the poor quality of the drawings and the almost complete lack of area specifications – we would like to receive initial feedback before our next meeting with the planners. Afterwards, we will upload higher-quality floor plans. For orientation: The draft is based on a footprint of 10x10m (33x33 feet).
Development plan/restrictions: Development plan
Plot size: 500 sqm (5400 sq ft)
Slope: yes, approx. 6 m (20 feet) drop over 28 m (92 feet) plot length (south-facing slope)
Site coverage ratio (Grundflächenzahl): 0.2
Floor area ratio (Geschossflächenzahl): 0.2 (according to the city, some upward deviation is possible here)
Building envelope, building line, and boundary: standard setback distances
Edge development: Garage will be built on the boundary. This is permitted.
Number of parking spaces: 2, likely a double garage
Number of floors: I + basement (that means 1 full storey + basement floor → cellar built into the slope)
Roof type: no specification
Style: no specification
Orientation: Roof ridge must run east-west
Maximum heights/limits: Eaves max. 3 m (10 feet) above street level
Other requirements
Homeowners’ requirements
Style, roof shape, building type: Gable roof with 48° pitch
Basement, floors: Basement – to be used as high-quality living space on the south slope with direct access to the terrace
Number of persons, ages: Parents just over 30, children aged 0 and 2 years
Space requirements on ground and upper floor: Ground floor: main living area and kitchen; upper floor: 3 bedrooms + bathroom
Office, family use or home office?: Possibly an office as a studio under the roof (not a decisive criterion)
Overnight guests per year: extended visits expected
Open or closed design: open
Conservative or modern construction: classic form but large windows with high ceiling height; possibly corner glazing towards southwest in the living room
Open kitchen, kitchen island: closed kitchen with dining table
Number of dining seats: 6
Fireplace: likely yes, but external fireplace
Music/sound wall: no
Balcony, roof terrace: no
Garage, carport: double garage
Vegetable garden, greenhouse: no
Further wishes/special features/daily routine, also reasons why certain choices were made or rejected:
Ground-level terrace access from the basement (not yet drawn)
Photovoltaics
House design
Planner: Planner from a construction company (civil engineer) with many changes from our side
What do you like most? Why? Large basement room with terrace access. Comfortable overnight option for guests.
What do you dislike? Why? Limited space upstairs. Small main bathroom. The limited space is unfortunately due to the definition of full storey according to the Bavarian building code of 1969.
Price estimate according to architect/planner: €300,000 plus additional costs
Personal price limit for house including fittings: 380,000
Preferred heating system: geothermal heat pump
If you had to make compromises, which details/features
- could you live without: photovoltaics
- could you not live without: basement with living space quality
Why is the design like it is now? For example:
The planner’s initial draft was heavily customized by us. We are still in a very early phase and therefore open to suggestions and ideas.
Creativity may still be somewhat lacking at the moment.
Nofret schrieb:
If the garage is planned well, the space underneath can partly be used as a storage room / garden tools / winter storage for garden furniture, etc., and partly as a covered and sheltered seating area.The garage—which was not yet visible in the first draft—looks to me like it will extend at least 1.80 meters (6 feet) above ground level at its rear. This clearly calls for a basement, which in turn suggests potential uses.
What I mentioned yesterday about the serving route to the living area naturally becomes even more important when considering dining in the garden.
I would (and from what I sense in the opinions here, I’m far from alone) completely rethink the room layout: this sloping site simply doesn’t fit the conventional mindset of “ground floor” and “basement.” Having 66 square meters (710 square feet) of living room with the kitchen on the same level as the 31 square meters (334 square feet) winter living room on the entrance floor is simply illogical, and the summer living room (which at 35 square meters (377 square feet), or 42 square meters (452 square feet) if you disregard the bathroom down there, is large enough for year-round use) will always be a cause for complaint. Put the children’s bedrooms and a children’s bathroom “upstairs.”
The key to a functional layout here is “rethinking.” Get rid of the unsuitable floor designations here, and redistribute the room program to garden level, entrance level, and attic level. That way, practical arrangements for living, dining, cooking, and utility spaces can be found. Stack the bathrooms vertically, perhaps with a laundry chute leading down to the utility room.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
ypg schrieb:
Definitely the standard mindset that a basement is an underground level and the entrance absolutely has to be on the same level as the kitchen and living area.I think the planner’s standard thinking was even simpler here: that with a steep slope, you automatically get a storage room for all the spaces that couldn’t fit upstairs, and more besides. Part of that ended up being so useless to the homeowners that they changed its use. And now they’re stuck in this dead end.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Thanks to everyone for the feedback. There are some very important points included, some of which we already had on our revision list:
- We have always planned to have a large sliding door between the kitchen and living room. It’s just not included in any current plans yet – but it will definitely be implemented that way.
- The access to the kitchen and pantry will be different. You will probably enter the pantry, which is more of a utility room, directly from the hallway, and then from there into the kitchen. The “nice” access to the kitchen will be through the living room, as before.
- The kitchen will be about half a meter (20 inches) wider to allow for a kitchen table by the south-facing window.
- Regarding the guest bedroom downstairs and the windows blocked by the garage, you are absolutely right; we will reconsider the layout there.
- We will soften the protruding corners in the main hallway.
There are also some points where our habits differ from those of many others (including our own family). We currently have a very nice west-facing terrace that we rarely use. On the other hand, we lived for a long time on the first floor and had to go outside around the house and through the yard to get to the garden. We used the garden a lot there. So for us, direct access to the terrace and garden from the living room is not important. On the contrary, we really like the idea of having a kind of rustic second living room, possibly with a fireplace, from which we then step out onto the terrace and garden. We understand that many think and live differently, and we can relate to that. This solution works better for us.
Regarding the narrow hallway upstairs: I grew up in a family of five with exactly the same upstairs layout. I don’t recall ever wishing for more space in that hallway.
- Please don’t take the terms too literally. In this design, “pantry” means pantry plus/minus utility room; “cloakroom” means cloakroom plus shoe and wardrobe space, etc.
Two points we are still not fully convinced about are the style and positioning of the stairs and whether or not to include a dormer.
Best regards
- We have always planned to have a large sliding door between the kitchen and living room. It’s just not included in any current plans yet – but it will definitely be implemented that way.
- The access to the kitchen and pantry will be different. You will probably enter the pantry, which is more of a utility room, directly from the hallway, and then from there into the kitchen. The “nice” access to the kitchen will be through the living room, as before.
- The kitchen will be about half a meter (20 inches) wider to allow for a kitchen table by the south-facing window.
- Regarding the guest bedroom downstairs and the windows blocked by the garage, you are absolutely right; we will reconsider the layout there.
- We will soften the protruding corners in the main hallway.
There are also some points where our habits differ from those of many others (including our own family). We currently have a very nice west-facing terrace that we rarely use. On the other hand, we lived for a long time on the first floor and had to go outside around the house and through the yard to get to the garden. We used the garden a lot there. So for us, direct access to the terrace and garden from the living room is not important. On the contrary, we really like the idea of having a kind of rustic second living room, possibly with a fireplace, from which we then step out onto the terrace and garden. We understand that many think and live differently, and we can relate to that. This solution works better for us.
Regarding the narrow hallway upstairs: I grew up in a family of five with exactly the same upstairs layout. I don’t recall ever wishing for more space in that hallway.
- Please don’t take the terms too literally. In this design, “pantry” means pantry plus/minus utility room; “cloakroom” means cloakroom plus shoe and wardrobe space, etc.
Two points we are still not fully convinced about are the style and positioning of the stairs and whether or not to include a dormer.
Best regards
SupaCriz schrieb:
- We always planned to have a large sliding door between the kitchen and living room. It is just no longer included in any plan – but it will definitely be implemented that way.Aha. Of course, we couldn’t have known that. By the time of the building permit / planning permission drawings, the homeowner’s intentions and the plans should be consistent.
SupaCriz schrieb:
- The kitchen will be almost half a meter wider, so there will be a kitchen table by the south-facing window.Uh, slowly this really is becoming a different house than what we have seen so far (?)
SupaCriz schrieb:
Two points we are still not completely convinced about are the type and positioning of the stairs and the question of dormer yes/no.Apart from the fact that the half-hip roof dormer (aka dormer) seems well designed to me – and contributes decisively to creating usable space despite the floor plan constraints with this roof pitch – it is not appropriate to mention the staircase topic in the same breath: the type and position of the stairs cannot be considered in isolation. Especially in a steep roof, as you can see with the ladder to the floor, the entire floor plan depends on it.
So, even if you have a very specific taste regarding room layout, my advice remains clear: don’t patch up a planner’s proposal, but develop *your* house. Feel free to be unconventional, for example define your desired staircase first.
What has become visible here so far looks like a secondhand purchase that was remodeled with hands tied behind the back. The fact that you consider the floor allocation suitable does not change that.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
J
j.bautsch31 Mar 2017 07:02That was also one of the first things I thought about: which staircase design do I actually want, and which ones are completely out of the question for me? Because the layout largely depends on that.
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