ᐅ Floor plan for a 160 sqm urban villa – Requesting advice!
Created on: 28 Jan 2019 09:23
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Bauherrin92
Hello everyone,
we are planning to build an urban villa with 160 sqm (1720 sq ft) plus a basement in rural Bavaria. Since we are now in the crucial phase of floor plan design, we would really appreciate your opinions and suggestions for improvements.
The following issues concern us the most:
1. Arrangement of the house and garage on the plot: The garage has been deliberately placed on the west side to create distance from the neighbor. To catch the evening sun, the house has been set back. However, I wonder if this looks "good," as I have never seen such an arrangement before. We are also undecided whether the garage should be detached or attached to the house (possibly with access through the pantry?). On the plans, the garage is at the neighbor’s boundary. There is currently no house there.
2. The cloakroom and dressing room seem too small to comfortably place proper wardrobes and move around freely.
3. In general, I feel the overall design could still be improved, including the arrangement of windows.
Here is the questionnaire:
Development plan / restrictions
Plot size: 800 sqm (8,600 sq ft)
Slope: no
Floor area ratio: 0.35
Floor space index: 0.7
Building window, building line and boundary: 3 m (10 ft) to the street
Edge development: garage yes
Number of parking spaces: 2
Number of storeys: 2
Roof style: open construction
Homeowners’ requirements
Style, roof type, building type: urban villa, 2 full storeys, hipped roof
Basement, storeys: basement, ground floor, first floor
Number of people, age: two adults, schoolchild, expecting a baby
Space requirements ground floor, upper floor: three bedrooms, spacious living-dining area, separate cloakroom, shower toilet on the ground floor
Office: none
Guest bedrooms per year: none
Open or closed architecture: open
Conservative or modern construction: modern
Open kitchen, kitchen island: yes
Number of dining seats: 4–10 (when guests visit)
Fireplace: yes
Garage, carport: prefabricated double garage
Other wishes / special features / daily routine, also reasons why this or that should or should not be included:
- Cloakroom in a niche
- Shower toilet on the ground floor, later for the teenage daughter
- Large children’s rooms with floor-to-ceiling windows facing the garden
- Dressing room in the master bedroom
- Pantry for yellow bags (recycling waste bags), vacuum cleaner, cleaning supplies, pasta stock, etc.
House design
Who made the plan: planner from a construction company
What do you particularly like? Why?
- Basement: fine as is
- Ground floor: large pantry, L-shaped kitchen/living/dining area
- Upper floor: large children’s rooms
What don’t you like? Why?
- Ground floor: layout of toilet and cloakroom
- Upper floor: dressing room and bathroom possibly too small
- detached garage
Preferred heating technology: undecided so far
If you had to give up something, which details/upgrades would you skip?
- Could give up: access from garage into the house
- Could not do without: pantry, dressing room, cloakroom
Why has the design turned out as it is now? Our wishes were implemented by the planner
We look forward to your advice!!!
P.S.: The red circle is supposed to indicate north, sorry, it couldn’t be done otherwise!
we are planning to build an urban villa with 160 sqm (1720 sq ft) plus a basement in rural Bavaria. Since we are now in the crucial phase of floor plan design, we would really appreciate your opinions and suggestions for improvements.
The following issues concern us the most:
1. Arrangement of the house and garage on the plot: The garage has been deliberately placed on the west side to create distance from the neighbor. To catch the evening sun, the house has been set back. However, I wonder if this looks "good," as I have never seen such an arrangement before. We are also undecided whether the garage should be detached or attached to the house (possibly with access through the pantry?). On the plans, the garage is at the neighbor’s boundary. There is currently no house there.
2. The cloakroom and dressing room seem too small to comfortably place proper wardrobes and move around freely.
3. In general, I feel the overall design could still be improved, including the arrangement of windows.
Here is the questionnaire:
Development plan / restrictions
Plot size: 800 sqm (8,600 sq ft)
Slope: no
Floor area ratio: 0.35
Floor space index: 0.7
Building window, building line and boundary: 3 m (10 ft) to the street
Edge development: garage yes
Number of parking spaces: 2
Number of storeys: 2
Roof style: open construction
Homeowners’ requirements
Style, roof type, building type: urban villa, 2 full storeys, hipped roof
Basement, storeys: basement, ground floor, first floor
Number of people, age: two adults, schoolchild, expecting a baby
Space requirements ground floor, upper floor: three bedrooms, spacious living-dining area, separate cloakroom, shower toilet on the ground floor
Office: none
Guest bedrooms per year: none
Open or closed architecture: open
Conservative or modern construction: modern
Open kitchen, kitchen island: yes
Number of dining seats: 4–10 (when guests visit)
Fireplace: yes
Garage, carport: prefabricated double garage
Other wishes / special features / daily routine, also reasons why this or that should or should not be included:
- Cloakroom in a niche
- Shower toilet on the ground floor, later for the teenage daughter
- Large children’s rooms with floor-to-ceiling windows facing the garden
- Dressing room in the master bedroom
- Pantry for yellow bags (recycling waste bags), vacuum cleaner, cleaning supplies, pasta stock, etc.
House design
Who made the plan: planner from a construction company
What do you particularly like? Why?
- Basement: fine as is
- Ground floor: large pantry, L-shaped kitchen/living/dining area
- Upper floor: large children’s rooms
What don’t you like? Why?
- Ground floor: layout of toilet and cloakroom
- Upper floor: dressing room and bathroom possibly too small
- detached garage
Preferred heating technology: undecided so far
If you had to give up something, which details/upgrades would you skip?
- Could give up: access from garage into the house
- Could not do without: pantry, dressing room, cloakroom
Why has the design turned out as it is now? Our wishes were implemented by the planner
We look forward to your advice!!!
P.S.: The red circle is supposed to indicate north, sorry, it couldn’t be done otherwise!
You probably didn't read my post very thoroughly.
So far, you have only handled the floor plans with kid gloves. The specialist planners are likely to see considerably more potential for changes than throughout the entire design phase before.
In the drawing, the walls on the upper floor are shown as “solid” — such awkward placements should have been noticed during planning — I therefore suspect some kind of drawing software rather than professional structural engineering CAD. But, as I said, the change of material will take care of that alone.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Bauherrin92 schrieb:I already explained that there (?)
Could you explain what is meant by that?
So far, you have only handled the floor plans with kid gloves. The specialist planners are likely to see considerably more potential for changes than throughout the entire design phase before.
Bauherrin92 schrieb:He won’t need to change anything: if a truss roof — rather than a concrete ceiling — is installed, the load-bearing walls on the upper floor won’t be necessary as shown; and then it doesn’t matter that they are poorly positioned (ignoring the layout of their counterparts on the ground floor). In drywall construction, wall placements are more flexible.
Why would the structural engineer need to change anything?
In the drawing, the walls on the upper floor are shown as “solid” — such awkward placements should have been noticed during planning — I therefore suspect some kind of drawing software rather than professional structural engineering CAD. But, as I said, the change of material will take care of that alone.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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Bauherrin923 Apr 2019 17:1111ant schrieb:
You probably didn’t read my post very carefullyYes, but I didn’t understand it.
A truss roof? According to Google, that’s made of wood. However, we are having a concrete ceiling on the upper floor. So, that means we need load-bearing walls on the upper floor, and therefore it doesn’t match with the ground floor—is that correct?
Beams or rafters, both made of wood. A rafter roof is more traditional and more common with a concrete ceiling, while a beam roof is the “local favorite” in the market segment of turnkey urban villas with a hip roof and does not require a concrete ceiling. Where do you see their advantage in your case?
It would be more practical if a load-bearing wall on the upper floor is placed not between the parents’ room and child 2’s room, but rather between child 1’s room and the staircase. On the ground floor, I would reinforce the side wall of the wardrobe and the wall section between the front door and the wardrobe window, and where there is only a symbolic line dividing the wardrobe and hallway areas, I would include a beam. That way, the load-bearing wall between the parents’ room and the bathroom is not a “widow” (as typographers call it). Similarly, the wall between the living room and the staircase would not be an "orphan."
Where exactly is the chimney supposed to be located (in which “corner”)? On the plan, it’s still very close to the ridge (?)
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Bauherrin92 schrieb:Exactly. The concrete ceiling cannot span this distance in a single pour and therefore needs load-bearing walls—which ideally should be aligned with supporting walls below. Managing a situation where this is not possible everywhere can be done, but it involves additional effort (such as beams, increased steel reinforcement), so it should be avoided where possible.
By implication, we need the load-bearing walls on the upper floor, so this doesn’t fit with the ground floor, is that correct?
It would be more practical if a load-bearing wall on the upper floor is placed not between the parents’ room and child 2’s room, but rather between child 1’s room and the staircase. On the ground floor, I would reinforce the side wall of the wardrobe and the wall section between the front door and the wardrobe window, and where there is only a symbolic line dividing the wardrobe and hallway areas, I would include a beam. That way, the load-bearing wall between the parents’ room and the bathroom is not a “widow” (as typographers call it). Similarly, the wall between the living room and the staircase would not be an "orphan."
Where exactly is the chimney supposed to be located (in which “corner”)? On the plan, it’s still very close to the ridge (?)
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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Bauherrin923 Apr 2019 19:3811ant schrieb:
Rafters or trusses, both are made of wood. A rafter roof is more traditional and more common with a concrete ceiling, while a truss roof is the "local champion" in the market segment of turnkey urban villas with a hipped roof and does not require a concrete ceiling. Where do you see their advantage in your case?
Exactly. The concrete ceiling cannot span this distance in one go and needs load-bearing walls — which, in turn, are most efficiently supported by aligned walls below. It’s not always practical to achieve this everywhere. You can manage the situation, but it incurs additional efforts (such as beams or increased steel reinforcement), so you should use it sparingly.
More practical would be to position a load-bearing wall upstairs not between the parents' bedroom and child’s room 2, but between child’s room 1 and the staircase. On the ground floor, I would reinforce the side panel of the cloakroom and the wall segment between the front door and the cloakroom window, and where only a symbolic line separates the cloakroom and hallway areas, install a beam. Then the load-bearing wall between the parents’ bedroom and bathroom won’t be an "orphan" (as typographers say). Likewise, the one between the living/dining area and the staircase won’t be a "widow" or "husband" (typesetting terms).
Where is the chimney actually going to be located (in which "corner")? It’s still quite close to the ridge line on the plan, isn’t it?Oh dear, thanks for the suggestions. We will reconsider that.
The chimney is here:
Bauherrin92 schrieb:
But we are getting a concrete slab on the upper floor. Are you absolutely sure about that? Why would you get a concrete slab on the upper floor? In my opinion, that would be a complete waste if you are not building three stories.
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Bauherrin924 Apr 2019 20:39kaho674 schrieb:
Are you completely sure about that? Why would you have a concrete ceiling on the upper floor? In my opinion, that would be a complete waste if you’re not building three stories.Yes, because that was one of our special requests.
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