ᐅ 200 m² single-family house for 4-5 people without a basement on a narrow lot
Created on: 7 Sep 2019 18:07
H
hausbauer
Hello,
I’m looking forward to your opinions on this design.
Thanks in advance for your suggestions!
Development Plan / Restrictions
Plot size 525 m² (5650 sq ft), 17 m (56 ft) narrow along the street at the south end x 31 m (102 ft) long north-south orientation
Land is completely flat
Site coverage ratio 0.4
Floor area ratio 0.8
Building envelope, building line and boundary each 5 m (16 ft) from the street at the south and from the northern border
Edge development
Number of parking spaces 2
Maximum height / limits 8 m (26 ft) total height (attic will be quite low)
Client Requirements
Basement, floors 2 full floors without basement
Number of people, age 2 adults + 2 children (currently small) + possibly a third child
Room requirements on ground and upper floor 2 children’s rooms, 1 office/guest room large enough to be another children’s room, 1 additional small office, guest bathroom with shower, open living-dining area
Office: family use or home office? Only for work after hours and weekends, as well as for taxes etc.
Number of overnight guests per year few
Open or closed architecture
Balcony, roof terrace no
Garage, carport Double garage would be good, but probably won’t fit?
Utility garden, greenhouse no
Other wishes / special features / daily routine, also reasons why some things should or shouldn’t be included
Bedroom facing north for a clear view; no north-facing garden because it would be too dark in autumn/winter due to shading from surrounding houses; overall, lots of natural light in the living areas is very important to us
Enough usable space and storage inside the house (large utility and service room), since we don’t have a basement and there is no room on the plot for large garden sheds
House Design
Who designed it: self-designed based on a template
What do you like most? Why? Layout of the upper floor (nice children’s rooms with south and southwest orientation, bedroom facing north, large utility room), possibility of a second terrace on the north side by the guest room for shade and view north in midsummer
What do you not like? Why? Entrance area on the ground floor is a bit narrow, otherwise we’re quite inexperienced with what might work well or not in everyday life.
If you had to compromise, on which details or expansions
-You could do without: large hallway areas, if necessary a half-landing staircase (instead of more space-consuming stairs), if needed a pantry next to the kitchen (could be replaced by space under the stairs), a structural requirement might mean adding an extra partition wall in the utility room (which could also be used as a room divider for more storage space)
-You cannot do without: south-facing living-dining area, enough space for bicycles etc. on the property (currently a bit tight)
Questions about the floor plan:
- Is the plot well used?
- Is the entrance area too narrow at 175 cm (69 inches)?
- Are the rooms arranged practically for a family of 4 to 5?
- Do we have enough storage given that we lack a basement and the attic is quite low?
- Is it a big disadvantage in terms of sound transmission that the two children’s rooms share a common wall?
Note: The entire plan will be revised by a professional once we are happy with the overall layout. Then dimensions will be more precise, drawings nicer, and structural calculations reliable. I’m just interested in early feedback on potential weak points and good alternatives.
I’m looking forward to your opinions on this design.
Thanks in advance for your suggestions!
Development Plan / Restrictions
Plot size 525 m² (5650 sq ft), 17 m (56 ft) narrow along the street at the south end x 31 m (102 ft) long north-south orientation
Land is completely flat
Site coverage ratio 0.4
Floor area ratio 0.8
Building envelope, building line and boundary each 5 m (16 ft) from the street at the south and from the northern border
Edge development
Number of parking spaces 2
Maximum height / limits 8 m (26 ft) total height (attic will be quite low)
Client Requirements
Basement, floors 2 full floors without basement
Number of people, age 2 adults + 2 children (currently small) + possibly a third child
Room requirements on ground and upper floor 2 children’s rooms, 1 office/guest room large enough to be another children’s room, 1 additional small office, guest bathroom with shower, open living-dining area
Office: family use or home office? Only for work after hours and weekends, as well as for taxes etc.
Number of overnight guests per year few
Open or closed architecture
Balcony, roof terrace no
Garage, carport Double garage would be good, but probably won’t fit?
Utility garden, greenhouse no
Other wishes / special features / daily routine, also reasons why some things should or shouldn’t be included
Bedroom facing north for a clear view; no north-facing garden because it would be too dark in autumn/winter due to shading from surrounding houses; overall, lots of natural light in the living areas is very important to us
Enough usable space and storage inside the house (large utility and service room), since we don’t have a basement and there is no room on the plot for large garden sheds
House Design
Who designed it: self-designed based on a template
What do you like most? Why? Layout of the upper floor (nice children’s rooms with south and southwest orientation, bedroom facing north, large utility room), possibility of a second terrace on the north side by the guest room for shade and view north in midsummer
What do you not like? Why? Entrance area on the ground floor is a bit narrow, otherwise we’re quite inexperienced with what might work well or not in everyday life.
If you had to compromise, on which details or expansions
-You could do without: large hallway areas, if necessary a half-landing staircase (instead of more space-consuming stairs), if needed a pantry next to the kitchen (could be replaced by space under the stairs), a structural requirement might mean adding an extra partition wall in the utility room (which could also be used as a room divider for more storage space)
-You cannot do without: south-facing living-dining area, enough space for bicycles etc. on the property (currently a bit tight)
Questions about the floor plan:
- Is the plot well used?
- Is the entrance area too narrow at 175 cm (69 inches)?
- Are the rooms arranged practically for a family of 4 to 5?
- Do we have enough storage given that we lack a basement and the attic is quite low?
- Is it a big disadvantage in terms of sound transmission that the two children’s rooms share a common wall?
Note: The entire plan will be revised by a professional once we are happy with the overall layout. Then dimensions will be more precise, drawings nicer, and structural calculations reliable. I’m just interested in early feedback on potential weak points and good alternatives.
Hausbauer schrieb:
I already asked, it’s a very tough issue with the carport. The development plan doesn’t explicitly allow it, but it doesn’t forbid it either. Huh? What kind of statement is that? @Escroda Do you understand what the OP means here?
Hausbauer schrieb:
At the moment, I have to assume a firm no—which is a shame, because the (double) carport on the street side would make the entire house design much easier in any version. If it were mine, this question would be crucial for my entire planning. That’s why I would clarify it 100%.
Your lot is narrow and small, and the building density is tight. You can’t afford to lose a few meters.
Hausbauer schrieb:
The floor plan would have to change quite significantly with a north-facing garden, as the garage would then need to be placed next to the house, and the entrance moved accordingly to the south side. I'm seriously considering redoing the entire plan. That means starting almost from scratch again with all the discussions... The likely result would be living room, dining area, and kitchen arranged from south to north along the west side.Yes, that’s the case for almost everyone. And that’s a good thing.
After all, nothing has been set in stone yet. Once the first brick is laid, things look quite different.
H
hausbauer8 Sep 2019 14:08kaho674 schrieb:
Huh? What kind of statement is that? @Escroda Do you understand what the original poster means here?
If it were mine, that question would be crucial for my entire planning. I would make sure to clarify that 100%.
Your plot is narrow and small, and the development is tight. You can’t afford to lose a few meters here. Quotes from the development plan:
"Building boundary [blue line]
Regardless of the specifications of the development plan, the regulations regarding clearance distances according to Article 6 paragraphs 4 and 5 of the BayBO apply"
and
"The required storage space in front of closed garages for cars is at least 5.0 m (16 ft) from the public access road."
So the carport (open garage) directly on the street is apparently not explicitly regulated, at least that’s what I was told. And the building authority says no to that, but I haven’t submitted an official request yet, only asked verbally.
How do you assess this? Can the building authority prohibit it? Or is it possibly already clearly defined by the development plan?
Hausbauer schrieb:
possibly fixed glazing with a narrow window next to it).Better not, as it is difficult to clean.Our neighboring buildings with the same orientation as yours all have their double carport in the southeast corner, 3 meters (10 feet) from the street, the entrance door on the east side, and the garden to the south, on their 20 x 30 m (66 x 98 ft) lots.
In summer, they also sometimes sit in the northwest corner on their second terrace in the evening sun. I’ll just leave that uncommented.
H
hausbauer8 Sep 2019 14:21ypg schrieb:
Better not, since it’s difficult to clean.
Our neighboring properties with the same orientation as yours all have their double carports in the southeast corner of their 20 x 30 m (66 x 98 ft) lots, set back 3 meters (10 ft) from the street, with the entrance door on the east side and the garden to the south.
In summer, they also sometimes spend evenings on their second terraces in the northwest corner, enjoying the evening sun. I’ll just leave that without further comment That would have been exactly my plan. If it gets too hot or shady on the south side depending on the temperature, you can move to the enclosed north terrace. Are your neighbors happy with that setup?
A 3 m (10 ft) setback in front of the carport would be a huge relief compared to 5 m (16 ft) on the property...
And good point, I better avoid fixed glazing on the upper floor that can’t be cleaned. So it will have to be something where at least the upper half can be opened...
Similar topics