Development Plan / Restrictions
Plot size: 327 m² (3,526 ft²)
Slope: no
Site coverage ratio: 0.2
Floor area ratio: 0.3
Building window, building line, and building boundary
§34 - 3 m (10 feet) setback, etc.
Edge development: Not relevant to the question
Number of parking spaces: 1
Number of floors: 2
Roof type: Gable
Architectural style: Modern
Orientation
Maximum heights/limits
Other requirements
The house itself is determined by the developer and therefore cannot be influenced in terms of dimensions, shape, and orientation (see floor plans). The focus is solely on the internal floor plans, layout, and optimal use of space.
Homeowners’ Requirements
Style, roof type, building type: Set by developer, as above
Basement, floors
No basement, 2 floors with converted attic
Number of occupants, age
Current: 2 adults, one child (8 years), two more children planned
Space requirements on ground floor and upper floor
Square meters predetermined by the building (52.44 m² (565 ft²) gross internal floor area)
Office: Home office?
Overnight guests per year: 8
Open or closed architecture: open
Conservative or modern construction: modern
Open kitchen: Yes, island only if not too cramped
Number of dining places: 6
Fireplace: no
Music/stereo wall: home cinema
Balcony, roof terrace: no
Garage, carport: no
Utility garden, greenhouse: later, not part of the question
Additional wishes / special features / daily routine:
We still need some storage space somewhere, as there is no basement.
Extra shower bathroom, because with 5 people in the morning it would otherwise get too congested, and also for guests.
Partner dislikes “slanted” room doors, so rooms should always be accessible at right angles (entry to kitchen/living room is an exception (but no door installed there either)).
House Design
Planner:
- Do-it-yourself based on a plan from the builder
What do you particularly like? Why?
6 rooms included, extra shower bathroom included, managed to get some storage space.
What do you dislike? Why?
Narrow bedroom, very small utility room (must be at least 5 m² (54 ft²) according to the builder), one room with many corners in the attic.
Price estimate according to architect/planner:
300,000
Personal price limit for the house, including fittings:
330,000 (all in, excluding exterior works and additional costs)
Preferred heating technology:
Air source heat pump
If you had to give up, on which details/extensions
- could you give up:
Storage room (then maybe as a shed?)
- cannot give up:
Second shower bathroom, separate office
Why is the design the way it is? For example
Standard design by planner?
Which wishes were implemented by the architect?
A mix of many examples from various magazines...
What makes it particularly good or bad in your opinion?
Self-modified design proposal from the builder. Originally had only 4 rooms.
What is the most important/basic question about the floor plan in 130 characters?
Is this floor plan even possible?
Have we forgotten something? Can it be made nicer somehow? According to the builder, the staircase can be smaller, but the space must probably be allocated to the utility room (which the builder says is too small).
We are particularly concerned about the lack of storage space (no basement, no attic).
Where do you store your stuff then (not bulky waste, but items you do not need all year round: inflatable boat and air mattress, Christmas tree, winter jackets, etc.)?
Location plan will follow.
Thanks and regards
Tolentino
Plot size: 327 m² (3,526 ft²)
Slope: no
Site coverage ratio: 0.2
Floor area ratio: 0.3
Building window, building line, and building boundary
§34 - 3 m (10 feet) setback, etc.
Edge development: Not relevant to the question
Number of parking spaces: 1
Number of floors: 2
Roof type: Gable
Architectural style: Modern
Orientation
Maximum heights/limits
Other requirements
The house itself is determined by the developer and therefore cannot be influenced in terms of dimensions, shape, and orientation (see floor plans). The focus is solely on the internal floor plans, layout, and optimal use of space.
Homeowners’ Requirements
Style, roof type, building type: Set by developer, as above
Basement, floors
No basement, 2 floors with converted attic
Number of occupants, age
Current: 2 adults, one child (8 years), two more children planned
Space requirements on ground floor and upper floor
Square meters predetermined by the building (52.44 m² (565 ft²) gross internal floor area)
Office: Home office?
Overnight guests per year: 8
Open or closed architecture: open
Conservative or modern construction: modern
Open kitchen: Yes, island only if not too cramped
Number of dining places: 6
Fireplace: no
Music/stereo wall: home cinema
Balcony, roof terrace: no
Garage, carport: no
Utility garden, greenhouse: later, not part of the question
Additional wishes / special features / daily routine:
We still need some storage space somewhere, as there is no basement.
Extra shower bathroom, because with 5 people in the morning it would otherwise get too congested, and also for guests.
Partner dislikes “slanted” room doors, so rooms should always be accessible at right angles (entry to kitchen/living room is an exception (but no door installed there either)).
House Design
Planner:
- Do-it-yourself based on a plan from the builder
What do you particularly like? Why?
6 rooms included, extra shower bathroom included, managed to get some storage space.
What do you dislike? Why?
Narrow bedroom, very small utility room (must be at least 5 m² (54 ft²) according to the builder), one room with many corners in the attic.
Price estimate according to architect/planner:
300,000
Personal price limit for the house, including fittings:
330,000 (all in, excluding exterior works and additional costs)
Preferred heating technology:
Air source heat pump
If you had to give up, on which details/extensions
- could you give up:
Storage room (then maybe as a shed?)
- cannot give up:
Second shower bathroom, separate office
Why is the design the way it is? For example
Standard design by planner?
Which wishes were implemented by the architect?
A mix of many examples from various magazines...
What makes it particularly good or bad in your opinion?
Self-modified design proposal from the builder. Originally had only 4 rooms.
What is the most important/basic question about the floor plan in 130 characters?
Is this floor plan even possible?
Have we forgotten something? Can it be made nicer somehow? According to the builder, the staircase can be smaller, but the space must probably be allocated to the utility room (which the builder says is too small).
We are particularly concerned about the lack of storage space (no basement, no attic).
Where do you store your stuff then (not bulky waste, but items you do not need all year round: inflatable boat and air mattress, Christmas tree, winter jackets, etc.)?
Location plan will follow.
Thanks and regards
Tolentino
kaho674 schrieb:
That’s not helpful unless you provide the details about the roof. What is the knee wall height and the roof pitch? Unfortunately, no response from the builder yet.
But that doesn’t necessarily affect the ground floor and upper floor, right? And in the new design, I’ve already recessed the sand-lime brick wall. Whether I end up with 3 or 4 m³ (about 105 or 140 cubic feet) of storage space behind it doesn’t really matter.
kaho674 schrieb:
The heating must go into the attic if possible. Also, you need to decide if you want and can afford to pay for the dormer(s). Why “must”? I’ve entered the actual dimensions of the equipment in the utility room. The required safety clearances for the electrical panel are included. For its size, I researched standard dimensions online and added some extra space.
According to the builder, a 5 m² (about 54 sq ft) utility room is the minimum but workable.
So why does it have to go into the attic now?
Regarding dormers:
I could install dormers on one side, but I don’t think I need additional space in the attic. However, if dormers are necessary for your ideas, feel free to include them in the plans.
haydee schrieb:
This might help since every centimeter counts here:
Instead of walls, use custom-fit cabinets.
My in-laws have them between dining room and hallway, and between children’s room and hallway.
I also saw this in the magazine Das Haus or Schöner Wohnen. Do you mean in my floor plan in the dining/kitchen area? Wouldn’t there at least need to be a narrow drywall partition for soundproofing? That’s what I assumed so far.
Or are you suggesting somewhere else?
kaho674 schrieb:
You also need to know the thickness of the wall to the neighbor.
To put it briefly, if space is this tight, you need to know everything for a floor plan. According to the builder, no thinner exterior wall towards the neighbor is allowed. I don’t know why there has to be external insulation (ETICS / external thermal insulation composite system) between me and the neighbor, but that’s just what the sales representative said for now.
I’m currently assuming I won’t budget the maximum 14 cm (about 5 1/2 inches) I might gain through plaster shrinkage mentioned by you. If it actually works out, I can always decide later where to use the extra space (I’m thinking bathrooms and living area on the right side of the plan, which is exactly where the potentially thinner exterior wall would be).
Best regards
Tolentino
I don’t understand, @Tolentino!
Katja, Kerstin, and I each provided a design for the upper floor: they are feasible, very efficient, meet your room requirements (assuming two children’s bedrooms are possible on the upper floor), are cost-effective to build, and do not reduce the resale value. In addition, they offer plenty of storage space with standard room dimensions and also allow for good circulation. Furthermore, by shifting the staircase, functional rooms can still be created.
And what are you doing? You absolutely have to incorporate five corners into a working circular layout!
Why are you doing that?
Katja, Kerstin, and I each provided a design for the upper floor: they are feasible, very efficient, meet your room requirements (assuming two children’s bedrooms are possible on the upper floor), are cost-effective to build, and do not reduce the resale value. In addition, they offer plenty of storage space with standard room dimensions and also allow for good circulation. Furthermore, by shifting the staircase, functional rooms can still be created.
And what are you doing? You absolutely have to incorporate five corners into a working circular layout!
Why are you doing that?
Exactly there, for example. Yes, I think noise is a problem. My in-laws have a split-level house where, for example, the two boys were on the same floor.
I could imagine it in your parents' area, possibly on the ground floor near the hallway.
The more modern house has really many walls, including between the children's rooms. I would be concerned that it might become too noisy.
I could imagine it in your parents' area, possibly on the ground floor near the hallway.
The more modern house has really many walls, including between the children's rooms. I would be concerned that it might become too noisy.
Tolentino schrieb:
Unfortunately, no response yet from the building authority.
But this doesn’t necessarily affect the ground floor and upper floor, right? And in the new draft, I already removed the knee wall. So whether I have 3 or 4 cubic meters of storage space behind it doesn’t really matter. Yes and no!
As soon as there is a knee wall, the 2 meters (6.6 feet) shift in your favor toward the exterior wall, creating spaces that you can use as a utility room / laundry room. If the heating system on the ground floor is removed, the kitchen could possibly be moved closer to the street, or the entrance area enlarged.
Tolentino schrieb:
Why “must”? I have entered the real dimensions of the technical equipment in the utility room. The safety clearances for the electrical panel are included. For its dimensions, I researched standard sizes online and added some extra margin.
The building authority says that a utility room with 5 square meters (54 square feet) is the minimum but still works.
So why does it have to be in the attic now? So that there is enough space on the ground floor for five people.
G
goalkeeper15 Jan 2020 10:23Honestly? With three children, that won’t work, and you’ll regret having built it that way.
We are currently building a single-family house measuring 6.84 x 10 m (22.4 x 32.8 ft) – also without a basement. However, we have an attic, a utility room of about 11 sqm (118 sq ft) under the roof, a storage room under the staircase on the ground floor, and a dormer.
Without a basement, you will never be able to store all the stuff you need for daily life: winter coats and shoes, Christmas decorations, kids’ ride-on toys, and so on. It’s simply way too tight, and you won’t even have a proper second bathroom when the kids get older.
We are currently building a single-family house measuring 6.84 x 10 m (22.4 x 32.8 ft) – also without a basement. However, we have an attic, a utility room of about 11 sqm (118 sq ft) under the roof, a storage room under the staircase on the ground floor, and a dormer.
Without a basement, you will never be able to store all the stuff you need for daily life: winter coats and shoes, Christmas decorations, kids’ ride-on toys, and so on. It’s simply way too tight, and you won’t even have a proper second bathroom when the kids get older.
ypg schrieb:
I don’t understand, @Tolentino!
Katja, Kerstin, and I each submitted a design for the upper floor: they are feasible, very efficient, meet your room requirements (assuming that two children's bedrooms are possible on the upper floor), are cost-effective to build, and do not reduce the resale value. They also provide plenty of storage space with standard room dimensions and good freedom of movement. Furthermore, by shifting the staircase, you can still create functional rooms.
And what do you do? You insist on adding five corners in a workable layout!
Why are you doing this? I don’t want to criticize your designs—I actually praised them and was really impressed. I explicitly said that I was inspired by them.
Regarding your question, here were my reasons:
1. My wife’s wish: a walk-in closet that for me can also double as a home office.
2. Having the home office as a "dead-end room" is indeed very efficient and space-saving. Unfortunately, it conflicts at least partially with the main purpose of a separate office. If I always have to go through the bedroom to reach the office, the disturbance factor remains.
I already mentioned to another forum member that we have a daily schedule offset by about six hours. That means I need to work while my partner is still sleeping. She is also awake when I’m already sleeping (though this is less of a problem). Plus, she is a very light sleeper and wakes up, for example, if I just turn over or get a drink of water. So if, during my home office hours, I have to use the bathroom, she wakes twice when I pass through the bedroom.
I wanted to simplify this by making the passage room in front of the bedroom, instead of having a dead-end room behind it.
I believe I have met the minimum dimensions (except for one corner, but that small closet could be made smaller). I think the costs and resale value impact of the partition wall using drywall are negligible.
Or is there something else specific that really doesn’t work?
I don’t want to defend this unusual floor plan at all costs, but please give me concrete criticism.
Thanks for your patience!
Good luck
Tolentino
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