ᐅ Floor Plan Design / Single-Family House with Flat Roof and Double Garage
Created on: 13 Jul 2018 16:19
K
Kabelmodem87
Hello,
after completing the purchase of the plot, we plan to start construction in spring 2019. At the moment, we only have a preliminary floor plan draft. The floor plan design should be finalized within the next few weeks so that we can submit the building permit / planning permission application in September.
Attached are exterior views, the site plan (our plot marked with a red X), drafts of the ground floor and upper floor, and a view of the terrace from the living/dining area.
With the plot width of 20.7m (68 feet), and the minimum setback of 3m (10 feet) from the neighbor, we are limited to a maximum outer dimension of 14.7m (48 feet) including a double garage. It might be possible to build over the double garage on the upper floor, but that would result in additional costs.
We want to keep the living space under 150 sqm (1,615 sq ft) due to construction costs.
Current changes we want to discuss with the architect at the next meeting:
Ground Floor (GF):
- Kitchen/dining area 30-40cm (12-16 inches) wider (shift everything upwards, reduce staircase, hallway, and built-over corner)
- Living area slightly wider and longer (reduce utility room size slightly / possibly reduce staircase width from 1m (39 inches) to 90cm (35 inches), maybe narrow the hallway a bit)
Upper Floor (UF):
- Overall room layout change (due to straight staircase and hallway in the middle of the house it’s quite tricky):
- Bedroom should remain in the northeast for sunlight exposure
- Bathroom needs to be larger but must remain in the southwest due to the kitchen location below (minimum 11-12 sqm (118-129 sq ft), so children’s rooms can be a bit smaller, around 10-11 sqm (108-118 sq ft), possibly a workspace can be as small as 8 sqm (86 sq ft))
Do you have any ideas for a better room layout upstairs?
The staircase could also start from the hallway instead of the dining area as shown here.
We actually like the solid straight staircase leading from the living-dining area, maybe one side wall of the stair could be shortened so that the staircase is open on one side at the beginning.
With the central ventilation system, are the typical downsides (warm air or cooking odors rising) somewhat compensated? Noise between the ground floor and upper floor should be limited since the staircase isn’t completely open to the living room, right?
We also plan to build a small room under the staircase in the hallway that is accessible from upstairs (near the utility room).
We hope we haven’t forgotten anything and that you can get a rough idea. Suggestions and critiques are welcome.
Thank you in advance for your effort and advice!
______________________________________________________________________________________
[B]Development Plan / Restrictions
Client Requirements
House Design
If you have to make compromises, on which details/extras
Why is the design like it is now?
Ground floor according to our long-standing ideas (open living area with large glass frontage to the terrace)
after completing the purchase of the plot, we plan to start construction in spring 2019. At the moment, we only have a preliminary floor plan draft. The floor plan design should be finalized within the next few weeks so that we can submit the building permit / planning permission application in September.
Attached are exterior views, the site plan (our plot marked with a red X), drafts of the ground floor and upper floor, and a view of the terrace from the living/dining area.
With the plot width of 20.7m (68 feet), and the minimum setback of 3m (10 feet) from the neighbor, we are limited to a maximum outer dimension of 14.7m (48 feet) including a double garage. It might be possible to build over the double garage on the upper floor, but that would result in additional costs.
We want to keep the living space under 150 sqm (1,615 sq ft) due to construction costs.
Current changes we want to discuss with the architect at the next meeting:
Ground Floor (GF):
- Kitchen/dining area 30-40cm (12-16 inches) wider (shift everything upwards, reduce staircase, hallway, and built-over corner)
- Living area slightly wider and longer (reduce utility room size slightly / possibly reduce staircase width from 1m (39 inches) to 90cm (35 inches), maybe narrow the hallway a bit)
Upper Floor (UF):
- Overall room layout change (due to straight staircase and hallway in the middle of the house it’s quite tricky):
- Bedroom should remain in the northeast for sunlight exposure
- Bathroom needs to be larger but must remain in the southwest due to the kitchen location below (minimum 11-12 sqm (118-129 sq ft), so children’s rooms can be a bit smaller, around 10-11 sqm (108-118 sq ft), possibly a workspace can be as small as 8 sqm (86 sq ft))
Do you have any ideas for a better room layout upstairs?
The staircase could also start from the hallway instead of the dining area as shown here.
We actually like the solid straight staircase leading from the living-dining area, maybe one side wall of the stair could be shortened so that the staircase is open on one side at the beginning.
With the central ventilation system, are the typical downsides (warm air or cooking odors rising) somewhat compensated? Noise between the ground floor and upper floor should be limited since the staircase isn’t completely open to the living room, right?
We also plan to build a small room under the staircase in the hallway that is accessible from upstairs (near the utility room).
We hope we haven’t forgotten anything and that you can get a rough idea. Suggestions and critiques are welcome.
Thank you in advance for your effort and advice!
______________________________________________________________________________________
[B]Development Plan / Restrictions
- Plot size: 1100 sqm (approx. 20.7m x 52m) (11,840 sq ft; approx. 68 feet x 171 feet)
- Slope: none
- Site coverage ratio: 0.4
- Floor area ratio: 0.3
- Building envelope / building line: none
- Number of parking spaces: 2 (+ 2 in front of garage)
- Number of floors: 2
- Roof type: flat roof
- Architectural style: no restrictions
- Orientation: no restrictions
- Maximum height / limits: 3m (10 feet) distance to neighbor
Client Requirements
- Style, roof type, building type: flat roof house with double garage
- Basement, floors: no basement, 2 floors
- Number of occupants: 3 (ages 31, 29, 1 year)
- Space requirement: financially limited to approx. 150 sqm (1,615 sq ft) excluding garage
- Office use: family use or home office? Workspace
- Overnight guests per year: rarely
- Open or closed architecture: open on the ground floor
- Conservative or modern style: modern
- Open kitchen, kitchen island: open kitchen with island
- Number of dining seats: minimum 6, option for a large table (big family)
- Staircase: solid, straight
- Fireplace: no
- Music/stereo wall: no
- Balcony, roof terrace: not necessary
- Garage: double garage with attached storage for garden equipment / bicycles, etc.
- Other: storage space needed as no basement, central ventilation system
House Design
- Designer: architect
- What do you particularly like? Why? Straight staircase / L-shaped living-dining area / ground floor partially covered by upper floor at the corner
- What do you dislike? Why? Upper floor bathroom too small / possibly swap with children’s room
- Cost estimate according to architect/planner: 450,000€ (house / furnishings / double garage / exterior work such as fence, driveway, gate) – realistic? Should not go much higher.
- Preferred heating system: natural gas is available, so natural gas including controlled ventilation system (central ventilation)
If you have to make compromises, on which details/extras
- Can compromise on: long driveway
- Cannot compromise on:
Why is the design like it is now?
Ground floor according to our long-standing ideas (open living area with large glass frontage to the terrace)
["Edit"] *Misclick* :-(
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K
Kabelmodem8714 Jul 2018 18:36haydee schrieb:
A straight staircase takes up more hallway space and restricts the floor plan.
Not everyone here thinks children's rooms have to be bigger than 15 sqm (161 sq ft); the living area has to allow for that. Only when the hallway is larger than the children’s room does it become disproportionate.
Look at your drawn upper floor plans.
Left: Children’s room with 11 sqm (118 sq ft), okay.
Master bedroom not usable. You have to climb over the foot of the bed.
Right: Parents have more space for sleeping than the kids have for sleeping, doing homework, playing, and meeting friends.
No storage space on the upper floor at all.
2 children’s rooms, 1 bedroom, 1 office, 1 bathroom.
That’s quite a lot for the size of the floor. You shouldn’t have to compromise because of the staircase.Yes, I can understand the objections. We simply find the straight staircase more attractive and easier to walk on, also considering that we will get older eventually. Of course, if it’s absolutely not possible, we’ll give it up, although we don’t yet know how to improve the curved staircase while keeping the L-shape in the basement and the recess there, which we want to keep.
Friends of ours built something similar but with a short, steeper straight staircase made of metal and wood with overlapping treads, which might offer some space savings.
Do you think 90 cm (35 inches) wide for the staircase and 110 cm (43 inches) for the hallway upstairs is sufficient? You only move in once, so it’s okay if it’s somewhat tighter…
We also drew another version to scale where we moved the staircase up by 40 cm (16 inches), made it 10 cm (4 inches) narrower (90 cm total), and extended the upper floor 75 cm (29.5 inches) over the garage. Don’t take the bathroom layout seriously for now.
With room sizes of about 13 sqm (140 sq ft) for the kids’ rooms, 15 sqm (161 sq ft) for the bathroom, 19 sqm (204 sq ft) for the master bedroom, and 9.5 sqm (102 sq ft) for the office, I think that is more comfortable?
Kabelmodem87 schrieb:
Friends of ours built something similar but with a short, steeper straight staircase, a metal/wood staircase with overlapping steps, so you might still gain something from that.
Do you think 90cm (35 inches) width for the staircase and 110cm (43 inches) hallway upstairs are sufficient? After all, you only move in once, so it can be tighter then...Those are not options, sorry. First, you talk about comfortable walking, and now you come up with a steep and relatively narrow staircase. You will probably have to move a laundry basket up and down that staircase every day. A straight staircase is a luxury you have to allow yourself. It doesn’t cost more, but it requires more hallway space. And you don’t have the budget to plan the rooms around the hallway accordingly. That would make the house bigger and more expensive.
I wouldn’t take this design further for planning. The rest isn’t that great either.
Your design from #26: Are you planning with 3 squares = 1 meter (3.3 feet)? I find it hard to grasp. Could the staircase be too short?
I am not a fan of oversized children’s rooms, but in your plan all rooms are larger (except the study), even the bathroom. I think a children’s room can well be bigger than a bedroom, especially if they are going to stay in the house for 18–20 years.
Basically, it always puzzles me when cars get a luxury garage, but the argument for small kids’ rooms is that the parents lived in smaller rooms themselves...
Kabelmodem87 schrieb:
In the dining/living area, we thought a room height with a 7m (23 feet) glass wall would bring enough light.Well, in summer, the sun sets in the northwest.
And it is also nice to have a few sun rays inside the house.
K
Kabelmodem8714 Jul 2018 19:33ypg schrieb:
These are not options, sorry. First, you talk about comfortable walking, then you come up with a steep and relatively narrow staircase. Apparently, a laundry basket needs to be moved up and down this staircase every day. A straight staircase is something you have to be able to "afford." It doesn’t cost more, but it requires more hallway space. And you don’t have the budget to plan the rooms around the hallway accordingly. That would make the house bigger and more expensive.
I wouldn’t choose this design to continue planning. The rest of it isn’t that great.
Your design from #26: are you planning with 3 squares = 1 meter? I find that hard to grasp. Could the staircase be too short?
I’m not a fan of oversized children’s rooms, but in your plan, all the rooms are bigger (except the study), even the bathroom. I think a children’s room can be larger than a bedroom, especially if they will stay in the house for 18–20 years.
Basically, it always bothers me when the cars get a luxury space, while the argument for small children’s rooms is that people themselves lived in smaller spaces before…
Well, in summer, the sun sets in the northwest.
And it is also nice to have a few rays of sunlight inside the house. 1 meter (3 squares) is the scale, the staircase is narrower at the top because the lower part is slightly overbuilt by the hallway upstairs.
I’ve read 90 cm (35 inches) as a standard width somewhere, which is why I’m asking about others’ experiences and typical staircase widths… Can you not comfortably carry a laundry basket up a 90 cm (35 inches) wide staircase?
We probably just know unusual people because in our circle of friends, children’s rooms of only 11–13 sqm (120–140 sq ft) are being built. With a double bed plus clearance space and extra closets for two adults, a bedroom can’t be smaller than 10 sqm (108 sq ft). In bathrooms, up to four people can be present at the same time in extreme cases; why plan only 11 sqm (120 sq ft) and give the child 4 sqm (43 sq ft) more just so the children’s room isn’t the smallest room? A child growing up in a single-family home with their own 13 sqm (140 sq ft) room (for a desk, closet, and bed) and a large garden to play in will not have a bad childhood. After all, a lot of time over many years is spent in the living and dining areas for playing, homework, eating, and chatting—that’s how we experienced it growing up. When the children leave, you end up with two very large rooms free…
Even if we omitted the “luxury housing” for our cars, we would still not plan larger children’s rooms.
But that is a fundamental question, and everyone can have a different opinion about it…
Avoid steep stairs as they are difficult to walk on. We already find ours requires some getting used to.
A staircase with a landing is just as easy to use.
90 cm (35 inches) is very narrow.
Swap the children’s room and the bedroom. This way, the bedroom won’t share a wall with the children’s room.
A staircase with a landing is just as easy to use.
90 cm (35 inches) is very narrow.
Swap the children’s room and the bedroom. This way, the bedroom won’t share a wall with the children’s room.
Our staircase is 110 cm (43 inches) wide without a handrail. With a handrail on one side, it's fine; with handrails on both sides, it becomes borderline. Handrails on both sides might be necessary in old age. Even my father manages to go up and down the stairs with handrails on both sides despite having hemiplegia.
Our hallway has a rough construction width of 125 cm (49 inches), excluding the railing. I find this very comfortable; it could be 10 cm (4 inches) narrower.
Our hallway has a rough construction width of 125 cm (49 inches), excluding the railing. I find this very comfortable; it could be 10 cm (4 inches) narrower.
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