ᐅ Floor plan design shortly before submitting the building permit application

Hello everyone!

As some users have requested before, I’m now starting a new thread with the current planning of our detached house, which is about to be finalized.

These are the preliminary drawings for the building permit / planning permission application, and I have one last chance to review them and point out any issues.

It still seems to me that there is less than 1.20m (4 feet) of space between the two wardrobes in the dressing room. Or am I seeing this wrong? Apparently, the rooms on the left and right were overlooked and not adjusted accordingly.

Two Velux ceiling spotlights are still planned to illuminate the upper floor hallway.

In the basement, on the right side in the upper room, a window similar to the one on the left basement side is an option.

We still haven’t decided on the T30 fire-rated door to the garage, even though it is shown in the plans. Most likely, for safety reasons and the limited use of the kitchen at the other end of the house, we will eventually forgo it.

User 11ant pointed out that the right window in child’s room 2 is suboptimally positioned. However, this could still be changed after submitting the building permit / planning permission application. Our architect thinks moving the window to the left would negatively affect the house’s exterior appearance. We’ll have to see about that.

R.Hotzenplotz schrieb:
It still seems to me that there is less than 1.20 m (4 feet) of space between the two closets in the walk-in wardrobe.

That's right. About 15 cm (6 inches) are probably missing (already in the shell dimensions). However, I would expect a lightweight partition wall in that location anyway.

R.Hotzenplotz schrieb:
11ant also pointed out that the right window in Child 2’s room is suboptimally placed. But that could still be corrected after submitting the building permit / planning permission. Our architect thinks moving the window to the left would negatively affect the exterior appearance too much.

I don’t want to move it to the (plan) left, but rather widen the wall section between the Child 2 and bathroom windows from 24 cm (9.5 inches) to 49 cm (19 inches) and narrow both windows from 113.5 cm (45 inches) to 101 cm (40 inches). This way, the “outer edges” of this window pair stay aligned, and the smaller window in Child 2’s room won’t be without a supporting wall on one side.

It’s a pity that the cross-section doesn’t clearly show where and how the beams are now “integrated.”

As a Wright fan, I’m of course pleased with the 15° roof pitch.

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I always think it’s better. I really don’t understand the concern about the T30 door. A burglar would first have to break into the garage, then get through the door—especially since they might not even know there is a door there. So if someone is determined to break in, they will manage it anyway, no matter where. Most likely through the patio doors. Or what did you mean by security?

kaho674 schrieb:
I really don’t understand the concern about the T30 door. A burglar would first have to break into the garage, then get through the door, and in any case, they wouldn’t even know exactly that there is a door there.

Knowing that there is a door there only requires the burglar to scope it out once when I leave or come home. The garage isn’t secured like Fort Knox, and the police told me that once someone is inside, they can quietly break through the door. That is the biggest weak point in the house. You can enter not only through the main garage door but also from the back of the building via the rear door or the currently optional window.

At the moment, the contract draft includes the option of a T30 door with the following specifications:

“Access to the garage will be via a fire-rated internal door FHT30, size 88.5/213.5 cm (35/84 inches). Atrium21 model, consistent with the other interior doors, featuring the following technical equipment: door leaf with frame, smoke-tight, resistance class WK II (RC 2), climate class, Geze TS 3000 V sliding door closer, stainless steel lever handle in L-shape.”

WK II or RC 2 security rating does not really provide sufficient protection at this point. The cost for this configuration is already € 2,590.

By the way, we are planning full exterior venetian blinds at the front (from Roma, but without detailed specifications yet), and also on the west-facing children’s room window. Otherwise, roller shutters will be installed both upstairs and downstairs. We still have the option to switch to venetian blinds in the ground floor office, living room, and dining room. These rooms mostly face north but light control there could be interesting, and complete blackout with roller shutters wouldn’t be necessary. However, regarding the terrace door mentioned earlier, the question remains whether aluminum roller shutters would provide any significant additional security benefits. The tendency is still more towards venetian blinds.

11ant schrieb:
That’s right. About 15 cm (6 inches) are probably missing (already in the shell construction dimensions). However, I would see a lightweight partition wall here anyway.

That’s inconvenient, especially since I already pointed out the error in the last two drafts and asked for it to be corrected. But now I have new input regarding the lightweight partition wall. We deliberately did not place the bathroom immediately next to the sleeping area in order not to disturb a sleeping person with water noise. Could that become more problematic again with a lightweight partition wall?

The wall between the bedroom and utility room could be “doubled” for € 1,295 (about $1,360) so that the client side can install a safe there. Expensive, but where else to put the safe…

Last point: They want to install a Somfy wind and sun sensor Solitis IB for the venetian blind control. Probably better to leave that out and install a different component as part of the overall home automation system.

11ant schrieb:
I don’t want to move it to the left (on the plan), but rather widen the wall section between the Child-2 and bathroom windows from 24 to 49 cm (10 to 19 inches) and narrow both windows from 113.5 to 101 cm (45 to 40 inches). This way, the outer edges of this pair of windows remain the same, and the “small” window in Child 2 won’t have to sit without wall support.

True, I had forgotten that. But isn’t having differently sized windows on the front too distracting visually? Moving them I’m okay with, but the two right windows smaller than the two on the left?

11ant schrieb:
Too bad the section drawing doesn’t show where and how the beams are “integrated”.

I can inquire about that. What exactly would you like to know?

11ant schrieb:
As a Wright fan, I’m happy about the 15° roof pitch, of course.

You really helped a lot to achieve this result! Hard to imagine that after your sharp critique about the mixed architectural styles, we managed to make it all so cohesive. It’s not completely impossible that the building authority will object and require a flat roof with an overhang instead. Unlikely, but possible.

Speaking of the building authority: Would you actually sign a building contract before the permit (building permit/planning permission) is approved? I was told that insulation costs have increased and the price may not hold for much longer.

Also, nothing has been finalized yet: the electrical plan is not defined, and we will probably select the bathrooms tomorrow during a three-to-four-hour appointment with the installer at the main wholesaler of the general contractor.

Last but not least: What do you think about removing the two floor-to-ceiling windows left of the front door? Now there is no option to walk directly outside from the opened bathroom door.

I think the appearance hardly suffers from this change, and we are convinced it is the better solution. We briefly considered eliminating the small hallway window completely. Lighting-wise, it is unnecessary, but aesthetically, I believe it’s better to keep it.

I think it’s beautiful and very spacious! May I ask who you are building with (general contractor, architect, or individual contracts...) and what your budget plans are?

Karlstraße schrieb:
May I ask who you are building with (general contractor, architect, direct contracts, etc.) and what your budget plans are?

This will be done through a general contractor (GC) or general construction manager (GCM). Most likely, the general construction manager will be the same one who handled the architectural planning.

The house, according to the scope of work with extensive extras, is estimated at around €640,000.

In addition, there will be trades such as painting, electrical upgrades, sanitary equipment upgrades, exterior work, and other ancillary construction costs.

All in all, I expect the total to be about €880,000, which will already include the kitchen, complete lighting, and so on.