ᐅ Floor plan of a 160 sqm urban villa, without a basement – what are your thoughts?
Created on: 10 May 2018 02:46
P
Patkia
Development Plan / Restrictions
Plot size: 626 sqm (6730 sq ft)
Slope: none
Site coverage ratio: 0.35 + 50% for ancillary structures
Floor area ratio:
Building window, building line, and boundary: 3 m (10 ft), no special requirements
Edge development: permitted
Number of parking spaces: no requirement
Number of floors: 3
Roof type: -
Architectural style: -
Orientation: -
Maximum heights / limits: 12 m (39 ft)
Additional requirements: 1 tree per every 300 sqm (3200 sq ft) started
Homeowners’ Requirements
City villa style, hip / pyramid roof
2 full stories
Residents: 2 adults, around 30 years old, 1-2 children planned
Room requirements:
Ground floor: kitchen / dining / living / pantry / guest room (office) / utility room / guest WC
Upper floor: 3 bedrooms / walk-in closet / storage / bathroom
Office: on ground floor, also to be used as guest room
Occasional overnight guests
Open or closed layout: partly open / partly closed
Traditional or modern construction: modern
Open kitchen, cooking island, possibly a small pantry
Minimum seating at dining table: 6
Fireplace: yes
Music / stereo wall: home cinema area
Roof terrace: possibly planned later on garage
Garage: yes, double garage with workshop / storage area: 9 m × 6.5 m (30 ft × 21 ft) with access to the house, planned as self-built, driveway large enough for 2 cars
Utility garden, greenhouse: no
Additional wishes / special features / daily routine, including reasons why certain things are preferred or avoided:
Primarily for aesthetic reasons, a small bay window should be included. Not deeper than 50 cm (20 inches) due to roof overhang. There will be a canopy over the front door as a visual relief, so the bay window should face the garden.
Ground Floor (GF):
Bright hallway,
Large kitchen with island (including seating, e.g., stools) and preferably a small pantry (possibly accessible via a "fake" kitchen cabinet), plus a small “bench” made from low cabinets by the window, double-leaf sliding door guided inside the wall to separate dining / living area,
Bright dining area,
Spacious living area, preferably with a panoramic fireplace as a room divider (not next to the TV),
Guest room / office,
Generous utility room with space for possibly two electrical panels, softener system, ground source heat pump, washing machine (possibly dryer), and drying rack,
Guest WC with shower.
Upper Floor (UF): at least 2 children’s rooms, 1 storage room, bedroom can be fairly small. Instead, a spacious bathroom with 2 washbasins (or 1 long basin with 2 faucets), bathtub up to 2 m (6.5 ft), and shower. WC with privacy screen, e.g., with door T-shaped.
Walk-through dressing room between bedroom and bathroom. Sliding door on the wall between bedroom and dressing room and regular door between dressing room and bathroom. Bathroom should also be accessible from the hallway.
General:
Many windows (included in house price without limitation on number or size), some floor-to-ceiling. Possibly preparation in the bedroom for access to the (planned) roof terrace on the garage,
Lifting sliding door system between living / dining area and terrace,
Doors at least 1 m (39 inches) wide on the ground floor,
Terrace on the left side of the house, i.e., facing south. Depending on kitchen location, possibly also a narrower terrace around the corner at the top.
Ultimately, we think it would almost be nicer if the kitchen were on the left so you can look into the garden from there and have direct access to the large terrace. But this criterion changes with every revision of the floor plan :|
House Design
Who designed the plan:
The house plans mainly come from us with some inspiration from the internet.
So far, there has been no truly professional involvement. The upper floor plan was found directly online. However, there the house width is only 10 m (33 ft) instead of 10.5 m (34 ft). Also, the bay window on the left is obviously not included. It would be great to add a small storage room here.
What do you particularly like? Why?
What do you dislike? Why?
The two above points are not fully answered yet. We have often moved the kitchen from right to left and back without finding an ideal solution.
Similarly, we are not sure whether the garage should be placed far forward with some space behind for storage out of garden view, or moved about 2 m (6.5 ft) further back (3 m / 10 ft from boundary) to gain some visual privacy from the diagonal neighbor. We are open to innovative ideas about garage placement. It must definitely have access to the house.
Estimated cost according to architect / planner: 230,000
Personal budget limit for house including features: 240,000 (excluding garage, but including foundation slab)
Preferred heating technology: ground source heat pump
If you have to give up some features / extensions:
- What can you do without: hard to say, maybe the pantry? Though supplies would then have to be stored in expensive kitchen cabinets that offer less space.
- What can’t you do without: guest room on the ground floor, space for drying rack in the utility room (never want one of those racks visible in a living area again!).
Why is the design the way it is now?
The design came about through lots of freehand drawing on paper and tinkering on computer to get the best results. Unfortunately, we are stuck now.
Which of your wishes have been implemented by the architect?
A mixture of many examples from various magazines...
What do you think works well or poorly?
Poor: the downstairs and upstairs layouts are hard to coordinate, especially because of the staircase.
Pretty good: the upper floor layout, except that fitting a second door into the bathroom will be difficult.
Downstairs we have been constantly swapping kitchen front left and guest room top right or vice versa. We haven’t agreed on what would be easier to furnish.
What is your key fundamental question about the floor plan in 130 characters?
How can we fit all our wishes in the best mix of space, appearance, and usability in the floor plan?
Note: The plan might receive harsh criticism from forum users. Feedback is usually unfiltered—please be prepared. Nobody means to offend; it’s their perspective to help or open your eyes.
Thanks in advance for your help
Plot size: 626 sqm (6730 sq ft)
Slope: none
Site coverage ratio: 0.35 + 50% for ancillary structures
Floor area ratio:
Building window, building line, and boundary: 3 m (10 ft), no special requirements
Edge development: permitted
Number of parking spaces: no requirement
Number of floors: 3
Roof type: -
Architectural style: -
Orientation: -
Maximum heights / limits: 12 m (39 ft)
Additional requirements: 1 tree per every 300 sqm (3200 sq ft) started
Homeowners’ Requirements
City villa style, hip / pyramid roof
2 full stories
Residents: 2 adults, around 30 years old, 1-2 children planned
Room requirements:
Ground floor: kitchen / dining / living / pantry / guest room (office) / utility room / guest WC
Upper floor: 3 bedrooms / walk-in closet / storage / bathroom
Office: on ground floor, also to be used as guest room
Occasional overnight guests
Open or closed layout: partly open / partly closed
Traditional or modern construction: modern
Open kitchen, cooking island, possibly a small pantry
Minimum seating at dining table: 6
Fireplace: yes
Music / stereo wall: home cinema area
Roof terrace: possibly planned later on garage
Garage: yes, double garage with workshop / storage area: 9 m × 6.5 m (30 ft × 21 ft) with access to the house, planned as self-built, driveway large enough for 2 cars
Utility garden, greenhouse: no
Additional wishes / special features / daily routine, including reasons why certain things are preferred or avoided:
Primarily for aesthetic reasons, a small bay window should be included. Not deeper than 50 cm (20 inches) due to roof overhang. There will be a canopy over the front door as a visual relief, so the bay window should face the garden.
Ground Floor (GF):
Bright hallway,
Large kitchen with island (including seating, e.g., stools) and preferably a small pantry (possibly accessible via a "fake" kitchen cabinet), plus a small “bench” made from low cabinets by the window, double-leaf sliding door guided inside the wall to separate dining / living area,
Bright dining area,
Spacious living area, preferably with a panoramic fireplace as a room divider (not next to the TV),
Guest room / office,
Generous utility room with space for possibly two electrical panels, softener system, ground source heat pump, washing machine (possibly dryer), and drying rack,
Guest WC with shower.
Upper Floor (UF): at least 2 children’s rooms, 1 storage room, bedroom can be fairly small. Instead, a spacious bathroom with 2 washbasins (or 1 long basin with 2 faucets), bathtub up to 2 m (6.5 ft), and shower. WC with privacy screen, e.g., with door T-shaped.
Walk-through dressing room between bedroom and bathroom. Sliding door on the wall between bedroom and dressing room and regular door between dressing room and bathroom. Bathroom should also be accessible from the hallway.
General:
Many windows (included in house price without limitation on number or size), some floor-to-ceiling. Possibly preparation in the bedroom for access to the (planned) roof terrace on the garage,
Lifting sliding door system between living / dining area and terrace,
Doors at least 1 m (39 inches) wide on the ground floor,
Terrace on the left side of the house, i.e., facing south. Depending on kitchen location, possibly also a narrower terrace around the corner at the top.
Ultimately, we think it would almost be nicer if the kitchen were on the left so you can look into the garden from there and have direct access to the large terrace. But this criterion changes with every revision of the floor plan :|
House Design
Who designed the plan:
The house plans mainly come from us with some inspiration from the internet.
So far, there has been no truly professional involvement. The upper floor plan was found directly online. However, there the house width is only 10 m (33 ft) instead of 10.5 m (34 ft). Also, the bay window on the left is obviously not included. It would be great to add a small storage room here.
What do you particularly like? Why?
What do you dislike? Why?
The two above points are not fully answered yet. We have often moved the kitchen from right to left and back without finding an ideal solution.
Similarly, we are not sure whether the garage should be placed far forward with some space behind for storage out of garden view, or moved about 2 m (6.5 ft) further back (3 m / 10 ft from boundary) to gain some visual privacy from the diagonal neighbor. We are open to innovative ideas about garage placement. It must definitely have access to the house.
Estimated cost according to architect / planner: 230,000
Personal budget limit for house including features: 240,000 (excluding garage, but including foundation slab)
Preferred heating technology: ground source heat pump
If you have to give up some features / extensions:
- What can you do without: hard to say, maybe the pantry? Though supplies would then have to be stored in expensive kitchen cabinets that offer less space.
- What can’t you do without: guest room on the ground floor, space for drying rack in the utility room (never want one of those racks visible in a living area again!).
Why is the design the way it is now?
The design came about through lots of freehand drawing on paper and tinkering on computer to get the best results. Unfortunately, we are stuck now.
Which of your wishes have been implemented by the architect?
A mixture of many examples from various magazines...
What do you think works well or poorly?
Poor: the downstairs and upstairs layouts are hard to coordinate, especially because of the staircase.
Pretty good: the upper floor layout, except that fitting a second door into the bathroom will be difficult.
Downstairs we have been constantly swapping kitchen front left and guest room top right or vice versa. We haven’t agreed on what would be easier to furnish.
What is your key fundamental question about the floor plan in 130 characters?
How can we fit all our wishes in the best mix of space, appearance, and usability in the floor plan?
Note: The plan might receive harsh criticism from forum users. Feedback is usually unfiltered—please be prepared. Nobody means to offend; it’s their perspective to help or open your eyes.
Thanks in advance for your help
Hmm... quite a few wall corners. (Yes, we always have something to complain about.)
The utility room... is actually a hallway (path from the garage into the house) where nothing can be placed.
The false door to the pantry next to the side-by-side refrigerator will be quite a custom construction and will reasonably have a wider width (65–70 cm (25.5–27.5 inches))—not just a standard 60 cm (24 inches) kitchen cabinet door. To support doors like that, you need quite substantial hardware. Therefore, I don’t think many spices will fit on the inside of the door.
Google “Blum Space Tower,” two of them, with about two-thirds of the height at the bottom as pull-out drawers, and above that two or three shelves for less frequently used kitchen appliances, and you won’t end up more expensive than with your mini pantry and false door.
Upstairs bedroom... bed really placed under a window? Cleaning?
9.1 m² (98 sq ft) of room for almost 5 meters (16.5 feet) of wardrobe?
The utility room... is actually a hallway (path from the garage into the house) where nothing can be placed.
The false door to the pantry next to the side-by-side refrigerator will be quite a custom construction and will reasonably have a wider width (65–70 cm (25.5–27.5 inches))—not just a standard 60 cm (24 inches) kitchen cabinet door. To support doors like that, you need quite substantial hardware. Therefore, I don’t think many spices will fit on the inside of the door.
Google “Blum Space Tower,” two of them, with about two-thirds of the height at the bottom as pull-out drawers, and above that two or three shelves for less frequently used kitchen appliances, and you won’t end up more expensive than with your mini pantry and false door.
Upstairs bedroom... bed really placed under a window? Cleaning?
9.1 m² (98 sq ft) of room for almost 5 meters (16.5 feet) of wardrobe?
@kbt09
Thank you for your constructive input.
Yes, the idea is to have a false door. Thanks for pointing out that it might actually be difficult to implement. We might still swap the fridge with the oven cabinet, but it’s more likely that we will just leave out the false cabinet and install a small, simple door with hinges there instead. That’s how we saw it recently and we liked that solution.
What do you mean by the corners? Are you referring to the edge in the bedroom, those upstairs by the beds, and the corner in the guest room? We could also make the upstairs hallway with a continuous wall, but then there would only be about 1 meter (3 feet) of passage in total. That might be a bit too narrow?
We also have windows above the bed now, just like at the bathtub. We have no problem with that and actually find it quite nice. Honestly, we haven’t really discussed the windows yet. I just placed them roughly for now.
We would probably give the bedroom a straight wall on the left side after all. This would make the walk-in closet a bit smaller. But it’s supposed to hold not only one wardrobe but also clothes rails.
Regarding the utility room, we had planned the recess for the heating equipment and the long walls for the electrical installations. We assumed that would work. Do you think nothing would fit there?
Thank you for your constructive input.
Yes, the idea is to have a false door. Thanks for pointing out that it might actually be difficult to implement. We might still swap the fridge with the oven cabinet, but it’s more likely that we will just leave out the false cabinet and install a small, simple door with hinges there instead. That’s how we saw it recently and we liked that solution.
What do you mean by the corners? Are you referring to the edge in the bedroom, those upstairs by the beds, and the corner in the guest room? We could also make the upstairs hallway with a continuous wall, but then there would only be about 1 meter (3 feet) of passage in total. That might be a bit too narrow?
We also have windows above the bed now, just like at the bathtub. We have no problem with that and actually find it quite nice. Honestly, we haven’t really discussed the windows yet. I just placed them roughly for now.
We would probably give the bedroom a straight wall on the left side after all. This would make the walk-in closet a bit smaller. But it’s supposed to hold not only one wardrobe but also clothes rails.
Regarding the utility room, we had planned the recess for the heating equipment and the long walls for the electrical installations. We assumed that would work. Do you think nothing would fit there?
Patkia schrieb:
Funny that the pantry isn’t accessible on the drawing. In fact, there isn’t one shown at all.Hmm, I do see a small room between the kitchen and the office... even with a door... funny, indeed
Patkia schrieb:
I have to say, it’s also difficult. On one hand, you suggest marking out on graph paper, which makes sense because you can roughly see the dimensions. On the other hand, if you draw on graph paper and then write the measurements next to it, it’s still not quite right. Suggestion for compromise: simply draw all walls (whether exterior or interior) half a square thick, and in total it will work out again.
Patkia schrieb:
The exterior and interior walls are all 5mm (0.2 inches) thicker than the masonry will be. This should somewhat account for plaster and similar finishes. In the digital drawings, 20cm (8 inches) for interior walls and 40cm (16 inches) for exterior walls are practical rounded dimensions "at the sketch level."
Patkia schrieb:
What do you mean by the corners? Several walls here zigzag like construction vehicle tracks.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
Suggestion for compromise: simply draw all walls (whether exterior or interior) as half a square thick, and the overall dimensions will add up correctly.Try implementing this suggestion. Exterior walls are just under one square. For interior walls, I tend to use a worn-down pencil, which usually works well enough to indicate the narrower areas.
But as far as I understand, Katja has basically finalized everything? You should also consider consulting a professional.
What just occurred to me is that your last version was 10.5 x 10.5 m (34.4 x 34.4 ft)… shouldn’t the maximum ground floor area be limited to 100 sqm (1,076 sq ft)?
I planned 8 x 12.5 m (26.2 x 41 ft) and forgot the 75 cm (30 inches) to the right of the garage.
I can actually imagine more of a southwest to west-facing terrace by the kitchen. So now about 8 m (26 ft) distance to the neighbor’s property there.
On the south side, it’s still over 12 m (39 ft).
Utility room on the ground floor now with an outside access, but I’d remove that. This way the room can be used both for building service connections and as pantry storage. There should also be space for a central vacuum system and mop.
Upstairs there is no real separate laundry room, but a niche for the washer/dryer opposite a niche for vacuum, mop, and ironing board. Also space for general storage like bed linens, towels, suitcases, and whatever else you might need.
Walk-in wardrobe in the master bedroom definitely 3 m (10 ft) for a 60 cm (24 inch) deep closet and 3 m (10 ft) for a 40 cm (16 inch) deep closet.
I planned 8 x 12.5 m (26.2 x 41 ft) and forgot the 75 cm (30 inches) to the right of the garage.
I can actually imagine more of a southwest to west-facing terrace by the kitchen. So now about 8 m (26 ft) distance to the neighbor’s property there.
On the south side, it’s still over 12 m (39 ft).
Utility room on the ground floor now with an outside access, but I’d remove that. This way the room can be used both for building service connections and as pantry storage. There should also be space for a central vacuum system and mop.
Upstairs there is no real separate laundry room, but a niche for the washer/dryer opposite a niche for vacuum, mop, and ironing board. Also space for general storage like bed linens, towels, suitcases, and whatever else you might need.
Walk-in wardrobe in the master bedroom definitely 3 m (10 ft) for a 60 cm (24 inch) deep closet and 3 m (10 ft) for a 40 cm (16 inch) deep closet.
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