Hello dear forum,
Our ideas are slowly becoming more concrete, and we have found a floor plan that we quite like and that fits our requirements. We would love to hear your opinions and suggestions for improvement.
Development Plan/Restrictions
Plot size 518 sqm (5574 sq ft)
Slope Yes, about 2 m (6.5 ft) within the building zone, total about 3.5 m (11.5 ft), rising from the street
Floor area ratio 0.3
Plot ratio 0.6
Building zone, building line, and boundary approximately 13.5 x 12 m (44 x 39 ft)
Edge development As a new development area, everyone has the same specifications
Number of parking spaces 2
Number of floors 1.5 plus a basement, which is allowed and intended to be a full floor
Roof type gable roof, shed roof
Style open construction method
Orientation north-south
Maximum heights/limits 11 m (36 ft) ridge height
Homeowners’ Requirements
Style, roof type, building type single-family house with basement and gable roof
Basement, floors basement for living space plus 1.5 floors
Number of people, age currently a couple in their mid-30s plus a one-year-old child, more children planned
Space requirements
Ground floor: open plan living area, pantry/storage room, guest WC, 1 children’s room
Upper floor: 2 children’s rooms, family bathroom with bathtub, master bedroom with walk-in closet and shower bath
Basement: 2 offices, small shower bath, technical room/storage
Office: home office
Guest sleeping per year: rarely, so the office might occasionally be used as guest room
Open or closed architecture: open architecture
Open kitchen, kitchen island: open kitchen with island
Number of dining seats: at least 6
Fireplace: yes
Music/stereo wall: no
Balcony, roof terrace: standard terrace
Garage, carport: garage, but planned for later; possibly a carport
Utility garden, greenhouse: utility and play garden
Additional wishes/particulars: the main entrance will be moved to the basement, where the two offices are also planned. We want a high knee wall, which is why we plan a bay window to better utilize the 75% rule.
We are also still considering whether to place the main entrance on the left side of the house to make better use of space in the basement.
Furthermore, if possible, the terrace should be located above the garage on the right side of the house, as this side receives the most sun.
House Design
Who designed it: planner from a construction company plus do-it-yourself
What do you particularly like? the open and bright staircase, the living and dining area because everything is very bright
What do you dislike? Why? the solution with the parents’ area on the upper floor — hard to imagine and possibly too small
Price estimate according to architect/planner: 375,000
Personal price limit for the house, including equipment: 400,000
Preferred heating technology: air-to-water heat pump
If you have to give up something, which details/ extensions
-can you do without: fireplace
-can you not give up: parents’ area with walk-in and bathroom
Why did the design turn out as it is now? For example:
Standard design by the planner?
Which wishes were implemented by the architect? the plan is mainly the result of the spatial concept
What do you think makes it particularly good or bad? good question, it’s nothing exceptional, rather practical
What is the most important/fundamental question about the floor plan summarized in 130 characters?
What advantages or disadvantages do you see in the floor plan and design, especially regarding our large spatial concept?
Our ideas are slowly becoming more concrete, and we have found a floor plan that we quite like and that fits our requirements. We would love to hear your opinions and suggestions for improvement.
Development Plan/Restrictions
Plot size 518 sqm (5574 sq ft)
Slope Yes, about 2 m (6.5 ft) within the building zone, total about 3.5 m (11.5 ft), rising from the street
Floor area ratio 0.3
Plot ratio 0.6
Building zone, building line, and boundary approximately 13.5 x 12 m (44 x 39 ft)
Edge development As a new development area, everyone has the same specifications
Number of parking spaces 2
Number of floors 1.5 plus a basement, which is allowed and intended to be a full floor
Roof type gable roof, shed roof
Style open construction method
Orientation north-south
Maximum heights/limits 11 m (36 ft) ridge height
Homeowners’ Requirements
Style, roof type, building type single-family house with basement and gable roof
Basement, floors basement for living space plus 1.5 floors
Number of people, age currently a couple in their mid-30s plus a one-year-old child, more children planned
Space requirements
Ground floor: open plan living area, pantry/storage room, guest WC, 1 children’s room
Upper floor: 2 children’s rooms, family bathroom with bathtub, master bedroom with walk-in closet and shower bath
Basement: 2 offices, small shower bath, technical room/storage
Office: home office
Guest sleeping per year: rarely, so the office might occasionally be used as guest room
Open or closed architecture: open architecture
Open kitchen, kitchen island: open kitchen with island
Number of dining seats: at least 6
Fireplace: yes
Music/stereo wall: no
Balcony, roof terrace: standard terrace
Garage, carport: garage, but planned for later; possibly a carport
Utility garden, greenhouse: utility and play garden
Additional wishes/particulars: the main entrance will be moved to the basement, where the two offices are also planned. We want a high knee wall, which is why we plan a bay window to better utilize the 75% rule.
We are also still considering whether to place the main entrance on the left side of the house to make better use of space in the basement.
Furthermore, if possible, the terrace should be located above the garage on the right side of the house, as this side receives the most sun.
House Design
Who designed it: planner from a construction company plus do-it-yourself
What do you particularly like? the open and bright staircase, the living and dining area because everything is very bright
What do you dislike? Why? the solution with the parents’ area on the upper floor — hard to imagine and possibly too small
Price estimate according to architect/planner: 375,000
Personal price limit for the house, including equipment: 400,000
Preferred heating technology: air-to-water heat pump
If you have to give up something, which details/ extensions
-can you do without: fireplace
-can you not give up: parents’ area with walk-in and bathroom
Why did the design turn out as it is now? For example:
Standard design by the planner?
Which wishes were implemented by the architect? the plan is mainly the result of the spatial concept
What do you think makes it particularly good or bad? good question, it’s nothing exceptional, rather practical
What is the most important/fundamental question about the floor plan summarized in 130 characters?
What advantages or disadvantages do you see in the floor plan and design, especially regarding our large spatial concept?
Thank you for your encouraging words, @pagoni2020
This is exactly how we want to proceed. We want to keep many options open. And that is precisely why we are increasingly considering solid construction, mainly because of the flexibility in the floor plan. What has become certain for us, however, is the concrete basement. Most providers do not offer this but prefer masonry. Since our plot has occasionally been affected by hydrostatic pressure or groundwater on slopes (the geotechnical report ruled this out in the second investigation but noted it), we do not want to take any risks.
Now the only question is how to find a suitable provider or what the best approach is.
This is exactly how we want to proceed. We want to keep many options open. And that is precisely why we are increasingly considering solid construction, mainly because of the flexibility in the floor plan. What has become certain for us, however, is the concrete basement. Most providers do not offer this but prefer masonry. Since our plot has occasionally been affected by hydrostatic pressure or groundwater on slopes (the geotechnical report ruled this out in the second investigation but noted it), we do not want to take any risks.
Now the only question is how to find a suitable provider or what the best approach is.
P
pagoni20209 Jul 2020 00:06I would probably look for a general contractor who can build the solid structure including the basement; for me, that would be a must. Problems are almost guaranteed otherwise, and I don’t see why the construction company wouldn’t build a basement for you. In my case, the part underground was poured in concrete by the construction company, and the rest was built with masonry at the front. We also had slope and water risks, so a drainage system was installed across the terrace; this is not complicated work for a masonry company.
I believe that once you have a clear idea of how your floor plan could basically work, you should start looking locally for reputable construction companies. After that, you’ll be more informed, and at the same time, you can ask a few general contractors nearby whether they could do it like that for you and how they would approach it.
I think you could make progress this way, at least to rule some options out. For example, I would only build with someone I get along with and who doesn’t try to impose their own will on me.
You need time, and maybe it will also work out in the end with a dedicated young or experienced architect. Take it step by step, with ups and downs, but eventually, it will come together.
I believe that once you have a clear idea of how your floor plan could basically work, you should start looking locally for reputable construction companies. After that, you’ll be more informed, and at the same time, you can ask a few general contractors nearby whether they could do it like that for you and how they would approach it.
I think you could make progress this way, at least to rule some options out. For example, I would only build with someone I get along with and who doesn’t try to impose their own will on me.
You need time, and maybe it will also work out in the end with a dedicated young or experienced architect. Take it step by step, with ups and downs, but eventually, it will come together.
So this is our plan now. Thanks for that!
I’ve roughly drafted a basement floor plan that gives us a bit more flexibility – of course, the upper floors would need to be completely redesigned accordingly.
Just one layperson’s question: Which construction companies are suitable for a project like this? When I search online in my area, I either find landscaping companies, firms specializing in large commercial or industrial buildings, or smaller ones focused only on civil engineering. What should I be looking for exactly?
I’ve roughly drafted a basement floor plan that gives us a bit more flexibility – of course, the upper floors would need to be completely redesigned accordingly.
Just one layperson’s question: Which construction companies are suitable for a project like this? When I search online in my area, I either find landscaping companies, firms specializing in large commercial or industrial buildings, or smaller ones focused only on civil engineering. What should I be looking for exactly?
P
pagoni20209 Jul 2020 00:27As I said, I’m not experienced in floor plan design; I believe someone with real expertise should handle that. You won’t really get far otherwise. The idea of separate usage later on is not reflected in the drawing... a planner or architect can take care of that.
I like technology, but in this case, I would trust more traditional methods and also try to establish personal contact.
Maybe ask at the local municipality or neighboring municipalities, and of course use Google (good construction companies often don’t have much time to maintain websites). Check out new development areas as well... that’s where you’ll find some options.
Reliability will be your most important companion, so I would take your time with this search. The builder will also construct your house including the basement, or might not like to hand that work off to others. The more interfaces involved, the higher the risks, and your house should be built on the basement, not the swing set... I would never outsource that to a third party.
I like technology, but in this case, I would trust more traditional methods and also try to establish personal contact.
Maybe ask at the local municipality or neighboring municipalities, and of course use Google (good construction companies often don’t have much time to maintain websites). Check out new development areas as well... that’s where you’ll find some options.
Reliability will be your most important companion, so I would take your time with this search. The builder will also construct your house including the basement, or might not like to hand that work off to others. The more interfaces involved, the higher the risks, and your house should be built on the basement, not the swing set... I would never outsource that to a third party.
I
Ideensucher9 Jul 2020 04:07Thirteen schrieb:
The basement is planned to be developed as a livable basement, at least in the front area facing the street. We might also do some of the work ourselves.
Having the bedroom in the basement is problematic because the kids are still small or babies. Of course, while the kids are still little, they can share a room in the basement.
But even when they’re a bit older, I don’t really want them having to walk through the whole house in the dark at night if, for example, they have a nightmare.
hWhat I would do: Plan for the kids to eventually live in the basement.
They can live upstairs for the first few years and could easily share a room until they start school. At that age, they mostly just sleep, and by age 8, they’ll be proud to have their own space.
If you commit to this, you could skip having a shower bathroom upstairs, which would free up space. Either to enlarge rooms or to create a laundry room. When the kids are 15, they’ll definitely complain about having to carry their stuff upstairs and downstairs two flights of stairs, but at that stage, they’re usually complaining about other things anyway.
Do you need two home offices in the long run? If not, you could make one large kids’ room upstairs that later converts into an office for two. This would give you a few extra square meters for a small seating area by a window, where one person can quietly read when the kids are in the basement.
This also gives you flexibility—maybe after the first child, you decide, “one is enough!”
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