Hello,
we will start building our solid single-family house next year and have basically decided on a construction company, which sent us a second offer with corresponding drawings (floor plans) after two consultation appointments. Nothing is signed yet, as the planning is still ongoing due to financing.
The attached drawing of the plot layout I quickly made myself. However, it should still be to scale.
We would appreciate receiving some opinions to identify things we may have overlooked so far—especially regarding the plot layout. Thank you!
Development Plan / Restrictions
Plot size: approximately 522 sqm (5,615 sq ft)
Slope: no
Site coverage ratio: 0.4
Floor area ratio: 0.5
Building envelope, building line and boundary: house must be set back 3 m (10 ft) from the boundaries
Edge development: max. 9 m (30 ft) along one boundary, max. 15 m (49 ft) total along all boundaries
Number of parking spaces: no specifications in the development plan
Number of floors: max. 1.5 floors
Roof type: gable roof, 45°
Architectural style
Orientation
Maximum heights / limits
Other requirements
Homeowners’ Requirements
Architectural style, roof type, building type: typical single-family house with a bay window, no special style
Basement, floors: no basement, 1.5 floors (knee wall height 87.5 cm (34 in) raw construction measure)
Number of occupants, age: 2 persons, 26 and 25 years old
Space requirements on ground floor and upper floor:
Ground floor → open kitchen-living-dining area, utility room, guest room (also used as office), guest WC with shower
Upper floor → bedroom with walk-in closet, bathroom, 2 children's rooms
Office: see above; guest room to also be used as office
Number of overnight guests per year: up to 2-3 per year, hence the dual use as office
Open or closed architecture
Conservative or modern design
Open kitchen, kitchen island: yes
Number of dining seats: 4 for everyday use, more for gatherings
Fireplace: no
Music / stereo wall
Balcony, roof terrace: possibly a terrace on the southwest corner
Garage, carport: double carport
Utility garden, greenhouse
Additional wishes / special features / daily routine, also reasons why certain things should or should not be included:
- Utility room "in the front" for easier and cheaper water, gas, etc. connections
- Kitchen in the southeast (sunrise, breakfast area)
- Living area in the southwest (sun, evening sun, terrace, garden area)
- Double carport not on the boundary line but 2 m (6.5 ft) away as a “footpath” to the front door. We don’t want all guests, mail carriers, etc. to walk right past the carport and practically enter our garden.
House design
Who created the plan:
- planner from a construction company
What do you like most? Why? see above wishes
What do you dislike? Why? no storage room so far, definitely building without a basement
Price estimate according to architect/planner: approx. 240,000 EUR
Personal price limit for the house, including fixtures:
Preferred heating technology: gas, underfloor heating throughout ground and upper floor
Which details / expansions could you do without?
- could do without: possibly the walk-in closet? But only if an acceptable storage room results and the bedroom doesn’t become too small
- cannot do without: open living area
Why is the design as it is now? For example:
Standard design from the planner? New plan after second consultation?
Which wishes were implemented by the architect?
When asked where our coat closet would be, the suggestion was to raise a wall by the staircase (see ground floor plan EG).
we will start building our solid single-family house next year and have basically decided on a construction company, which sent us a second offer with corresponding drawings (floor plans) after two consultation appointments. Nothing is signed yet, as the planning is still ongoing due to financing.
The attached drawing of the plot layout I quickly made myself. However, it should still be to scale.
We would appreciate receiving some opinions to identify things we may have overlooked so far—especially regarding the plot layout. Thank you!
Development Plan / Restrictions
Plot size: approximately 522 sqm (5,615 sq ft)
Slope: no
Site coverage ratio: 0.4
Floor area ratio: 0.5
Building envelope, building line and boundary: house must be set back 3 m (10 ft) from the boundaries
Edge development: max. 9 m (30 ft) along one boundary, max. 15 m (49 ft) total along all boundaries
Number of parking spaces: no specifications in the development plan
Number of floors: max. 1.5 floors
Roof type: gable roof, 45°
Architectural style
Orientation
Maximum heights / limits
Other requirements
Homeowners’ Requirements
Architectural style, roof type, building type: typical single-family house with a bay window, no special style
Basement, floors: no basement, 1.5 floors (knee wall height 87.5 cm (34 in) raw construction measure)
Number of occupants, age: 2 persons, 26 and 25 years old
Space requirements on ground floor and upper floor:
Ground floor → open kitchen-living-dining area, utility room, guest room (also used as office), guest WC with shower
Upper floor → bedroom with walk-in closet, bathroom, 2 children's rooms
Office: see above; guest room to also be used as office
Number of overnight guests per year: up to 2-3 per year, hence the dual use as office
Open or closed architecture
Conservative or modern design
Open kitchen, kitchen island: yes
Number of dining seats: 4 for everyday use, more for gatherings
Fireplace: no
Music / stereo wall
Balcony, roof terrace: possibly a terrace on the southwest corner
Garage, carport: double carport
Utility garden, greenhouse
Additional wishes / special features / daily routine, also reasons why certain things should or should not be included:
- Utility room "in the front" for easier and cheaper water, gas, etc. connections
- Kitchen in the southeast (sunrise, breakfast area)
- Living area in the southwest (sun, evening sun, terrace, garden area)
- Double carport not on the boundary line but 2 m (6.5 ft) away as a “footpath” to the front door. We don’t want all guests, mail carriers, etc. to walk right past the carport and practically enter our garden.
House design
Who created the plan:
- planner from a construction company
What do you like most? Why? see above wishes
What do you dislike? Why? no storage room so far, definitely building without a basement
Price estimate according to architect/planner: approx. 240,000 EUR
Personal price limit for the house, including fixtures:
Preferred heating technology: gas, underfloor heating throughout ground and upper floor
Which details / expansions could you do without?
- could do without: possibly the walk-in closet? But only if an acceptable storage room results and the bedroom doesn’t become too small
- cannot do without: open living area
Why is the design as it is now? For example:
Standard design from the planner? New plan after second consultation?
Which wishes were implemented by the architect?
When asked where our coat closet would be, the suggestion was to raise a wall by the staircase (see ground floor plan EG).
S
SenorRaul719 Nov 2018 10:16Brief update:
After further discussions with the construction company and the local authorities, we will soon receive the building contract and will carefully review it first.
Only two main changes have been made to the floor plan.
We addressed the issue with the bedroom and the sloped ceiling in general. The construction company explained again why it is not possible to increase the height. In simple terms, it relates to the roof pitch, the 1.5-story design, and the volume of the attic space. We also confirmed this with the local authorities, and it was approved. The knee wall will therefore remain at just under 90cm (35 inches).
In the bedroom, we will likely forgo the walk-in closet and the dividing wall. This gives us better options for placing the bed and makes the room feel less cramped.
Additionally, we have moved the utility room on the upper wall about 60cm (24 inches) further up, allowing for 60cm (24 inches) deep cabinets as storage space. The utility room is now roughly 11m² (118 sq ft), while the living room is a bit smaller. This gives us a better sense of storage and space for household items without a basement. The heating system already takes up considerable space in the utility room.
After further discussions with the construction company and the local authorities, we will soon receive the building contract and will carefully review it first.
Only two main changes have been made to the floor plan.
We addressed the issue with the bedroom and the sloped ceiling in general. The construction company explained again why it is not possible to increase the height. In simple terms, it relates to the roof pitch, the 1.5-story design, and the volume of the attic space. We also confirmed this with the local authorities, and it was approved. The knee wall will therefore remain at just under 90cm (35 inches).
In the bedroom, we will likely forgo the walk-in closet and the dividing wall. This gives us better options for placing the bed and makes the room feel less cramped.
Additionally, we have moved the utility room on the upper wall about 60cm (24 inches) further up, allowing for 60cm (24 inches) deep cabinets as storage space. The utility room is now roughly 11m² (118 sq ft), while the living room is a bit smaller. This gives us a better sense of storage and space for household items without a basement. The heating system already takes up considerable space in the utility room.
SenorRaul7 schrieb:
In the bedroom, we will probably skip the walk-in closet and therefore this partition wall. This way, we have better options for placing the bed, and everything feels less cramped.In that case, I would make sure to soundproof the wall to the children’s room a bit more solidly than usual.S
SenorRaul719 Nov 2018 10:35kaho674 schrieb:
In this case, I would make sure to insulate the wall to the children's room more solidly against noise than usual. Interesting idea. How is this practically done?
SenorRaul7 schrieb:
Interesting thought. How is something like this practically done? Unfortunately, I don’t have much experience with the execution. I usually just plan these walls to be 30cm (12 inches) thick—so more solid than the others. But what else can be done, others probably know better.
SenorRaul7 schrieb:
The construction company explained to us again why an increase is not possible. It roughly came down to roof pitch, one-and-a-half-story design, and the volume of the attic space. We also checked with the local authorities, and this was confirmed. So, the knee wall will remain just under 90cm (35 inches).Yes, of course you have to compensate with the roof pitch then.
But by doing that, you prioritize the attic space rather than the living floor. Think about it: I would prefer a comfortable living floor over a comfortable storage room. Boxes can also be stored in an attic only 1.50m (5 feet) high.
SenorRaul7 schrieb:
Interesting thought. How is that done in practice?Thicker or better-quality masonry to provide improved sound insulation.
ypg schrieb:
Yes, you naturally have to accommodate the roof pitch accordingly.Is it possible that the 45° (see #1) is mandatory?Similar topics