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)
K
Kabelmodem8715 Jul 2018 16:3711ant schrieb:
A sectional sofa acts like a dictator in any furniture layout or floor plan. Getting rid of it is like a breath of fresh air. In my nearly one and a half years on this forum, I’ve only seen a good TV placement once, at @matte1987—unfortunately, you need a sloped lot to replicate it properly. But it is very comfortable for two people to lie down without twisting themselves, and for coziness over many years after a busy day, I gladly sacrifice the space.
Just as an idea... (I’m more into ideas than execution ) House further to the right, garage shifted further left towards the property line (or vice versa), trying to fit a home office in between. You’d save a step upstairs...
I still think... having the office upstairs makes the straight staircase much more complicated and, in my opinion, the office doesn’t really belong near the bedrooms upstairs anyway...
I still think... having the office upstairs makes the straight staircase much more complicated and, in my opinion, the office doesn’t really belong near the bedrooms upstairs anyway...
Kabelmodem87 schrieb:
Therefore, the idea is to place the double garage alongside the building... Apart from the unnecessary setback from the property line, I also consider that the "correct" location for it.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
K
Kabelmodem8715 Jul 2018 22:01kaho674 schrieb:
Is rotating the house an option? Assuming a garage on the edge of the property, and unfortunately only a desk nook instead of a full office. Otherwise, nice rooms upstairs would be possible.
Yes, better room layouts are indeed possible, we considered that early on. At the time, though, the double garage was meant to be fully integrated into the house, which wouldn’t have allowed an edge building. It is still quite a bulky 16.8m (55 feet) wide front, but we will think about it again. Of course, it also slightly limits the accessibility of the lot.
We have also often debated whether a home office is really necessary, but since my wife is a teacher and won’t always have access to a dedicated classroom to store her materials, quite a lot of supplies and paperwork accumulate over the years that need storage, in addition to the hours she works from home. So just a desk won’t do.
The second child’s situation isn’t certain yet, so for now we don’t have a storage problem with the free room, but that might become an issue later. An additional garden shed plus a sizable garage extension will probably be needed.
How do you view the interior width of 5.75m (19 feet) for a double garage? Is that rather on the narrow side?
We have another appointment with the architect tomorrow, which should clarify a lot, including the wall thicknesses. He will propose some floor plans again: one with a straight staircase and a wider upper floor, and one with a staircase landing similar to yours, as well as a mirrored version with the garage on the east side.
By the way, something I forgot to mention: about 30m (100 feet) from our boundary, on the neighboring lot to the west, there is an old building approximately 12m (39 feet) tall with three full-height floors, which is being renovated to contain six large condominiums with balconies.
Our house and terrace will face towards it, due to mirroring the garage by 6m (20 feet), which initially was my reason to position the garage on that side without considering the advantages of the west side.
But we’ll add privacy screening anyway.
Thanks again at this point; we’ll update you with any news in the next few days.
Similar topics