ᐅ Plans Ready Just Before Applying for Building Permit – Your Feedback?

Created on: 23 May 2020 13:36

Hello everyone,

Attached are our current plans before submitting the building permit / planning permission application.
I would appreciate your feedback of any kind, including suggestions for cost savings or any potential mistakes by the architect / draftsman!

Project: Single-family house with basement, granny flat (mainly for rental, 40m² (430 sq ft) * €11 = cold rent) in the basement, double precast concrete garage + 2 terraces.
Construction type: Prefabricated wooden frame house + precast concrete basement + precast concrete garage.
Compared to our plans from a few months ago, we have:
- mainly reduced the living area by about 25%, thus also reducing the house length and width.
- changed the kitchen and garage to a simple standard form with standard dimensions for a precast concrete garage 6 x 6m (20 x 20 ft).
- changed the window design.
- added a photovoltaic system + battery storage for KfW 40+ standard.

Good luck
Luke

Zoning plan / Restrictions
Plot size: 670m² (7200 sq ft)
Slope: yes
Floor area ratio: 0.3
Site occupancy index: 0.5
Building envelope, building line and boundary: not rectangular. Please see the draft.
Perimeter development:
Number of parking spaces:
Number of floors:
Roof type: gable roof
Style:
Orientation:
Maximum heights / limits:
Additional requirements:

Owner’s requirements
Style, roof type, building type: Modern, gable roof, square, practical...
Basement, floors: basement + ground floor + attic. Basement: with granny flat / guest apartment + storage room, utility room, etc.
Number of occupants, ages: 37 + 37 + 4 (planned) AND 1 tenant in the granny flat in the basement (internship student (companies in the area with many practical training positions), construction workers, hospital staff (local hospital), or occasional family/future in-laws visiting for several weeks, or later potentially own children)
Room requirements on ground floor, upper floor
Office: family use or home office? Family use. Ground floor office in the living room for dad + private PC + occasional home office. Separation possibly planned by glass partition.
Overnight guests per year: on average 2 persons 3 times per year
Open or closed architecture
Conservative or modern building style: modern, simple, timeless
Open kitchen, cooking island: cooking island
Number of dining seats: 6-8
Fireplace: no
Music / stereo wall:
Balcony, roof terrace: no balconies, but 2 terraces on the ground floor
Garage, carport: garage (precast concrete double garage)
Kitchen garden, greenhouse: no kitchen garden
Additional wishes / special features / daily routine, please also explain why some things are desired or not

House design
Who designed the plan: architect
What do you particularly like? Why?:
What don’t you like? Why?:
Price estimate according to architect / planner: €400-450k (including additional building costs)
Personal budget limit for house including fittings: €400-450k (including additional building costs)
Preferred heating technology: air-to-water heat pump, centralized ventilation system

If you had to give up, which details / expansions
- could you give up:
- could you not give up:

Why is the design the way it is now? For example:
Standard design from the planner?
Which wishes were implemented by the architect?
A mixture of many examples from various magazines...
What makes it particularly good or bad in your opinion?

Property data of a residential house plan: ground floor 65 m² (700 sq ft), upper floor 64 m² (690 sq ft), total 129 m² (1390 sq ft), garage 33 m² (355 sq ft).

White two-story villa with gable roof, garage, two cars, balcony with people.

Modern white two-story villa with terrace, people on the deck, cars in driveway.

Isometric 3D view of a white house with dark roof, terrace with people and cars.

Modern white single-family house with terrace, garden furniture, orange parasol, car and people.

Basement floor plan with technical room / utility room, hallway, sleeping area, living, kitchen, bathroom and garage.

Ground floor plan: living / dining, kitchen, hallway, terrace; scale 1:100.

Attic floor plan: bedroom, two children’s rooms, bathroom, hallway; scale 1:100

Northeast and northwest views of a modern house on a sloped site with windows and garage.

Architectural plan: house with garage, stairs, terrace; sections and elevations

-XIII-23 May 2020 14:43

The project is a bit too large for you. Remove the granny flat and redesign it as a two-story building.
Alternative: Check the terms for additional financing beforehand.
Based on my own experience with building on a slope, I would suggest that you might need an extra 100,000 to complete it as shown in the plans.

Pinky030123 May 2020 14:49

Does the angled parking space work well for driving in and out? Is it intended for the secondary apartment? If I understand correctly, you would never be able to park in front of the garage because it would block the other parking space.

Lucky-Luke23 May 2020 14:57

hanse987 schrieb:

Are you all aware of the actual ceiling heights? On the ground floor, it will be about 2.4 – 2.45 meters (7 ft 10 in – 8 ft) high. In the basement, meeting the required 2.3 meters (7 ft 7 in) for rental units will be tight.

What the house completely lacks is storage space.

I have to agree with kaho674 and also say at the beginning: the ventilation system (EWL) would be a complete no-go for me.

Thanks @hanse987.
We need at least 2.36 meters (7 ft 9 in) in the granny flat. On the ground floor, 2.4 meters (7 ft 10 in) is sufficient for us.
We will discuss this with our architect.
Do you then "simply" build deeper if more ceiling height is needed?

Lucky-Luke23 May 2020 15:02

#10

-XIII- schrieb:

The thing is, it’s a bit too large for you. Remove the granny flat and redesign it as a two-story project.
Alternative: Check the conditions for additional financing.
Based on my own experience building on a slope, I’d suggest that you’ll need an extra 100,000 to realize it as shown in the plans.

Thanks for your info.
Including the granny flat makes it more expensive, but it’s also intended as an investment. A 40m² (430 sq ft) apartment to rent covers basement costs + granny flat costs 30,000 euros more? About 440€/month rent (minus reserves etc.). I myself lived as a student in a basement granny flat in a single-family home. Everything was great.
What do you think the basement with the granny flat will cost?

kaho67423 May 2020 15:05

#11

Lucky-Luke schrieb:

When children are playing, we stay on the terrace at the front of the house; otherwise (in the evenings, etc.), we use the terrace above the garage. Privacy screening is also planned.
There is very little traffic, it’s a shared street with a 30 km/h (18.6 mph) speed limit zone.

This is about the view from inside looking outside – I mentioned that before, or where is your dining table located? But do as you wish; if you prefer looking at the street or your neighbor’s garage wall instead of your own flowers, then your priorities are obviously different.

Lucky-Luke23 May 2020 15:19

#12

kaho674 schrieb:

It’s about the view from inside looking out – I mentioned that too, or where is your dining table located? But do as you wish; if you prefer to look at the street or the neighbor’s garage wall instead of your own flowers, then your priorities must be completely different.

Thanks, Katja.
We have similar priorities to you; the planting is also planned as a privacy screen from the neighbors and the street along the edges of the terrace.
However, our architect did not include this on our plans at all. But he doesn’t need to.

ᐅ Plans Ready Just Before Applying for Building Permit – Your Feedback?

Reaktionen