ᐅ Floor plan design for a single-family house with 4 children's bedrooms and a self-contained granny flat/apartment
Created on: 19 Aug 2020 11:11
T
Taner007
Hello everyone,
After much consideration, we have decided to build a house with a granny flat (accessory apartment).
Recently, I received the floor plan draft from our architect. Due to the small plot size and my lack of experience, I would like to ask for your assessment and suggestions for improvements.
Building Plan / Restrictions
Plot size: 435m² (about 4,681 sq ft)
Slope: no, but has to be filled to be flush with the street
Site occupancy index (floor area ratio): 0.25
Floor space index (plot ratio): 0.55
Building envelope, building line and boundary: 9 x 12.11m (about 30 x 40 ft)
Edge development: garage -> yes
Number of parking spaces: 2
Number of floors: 2 full floors
Roof shape: symmetrical gable roof
Architectural style: open
Orientation
Maximum height / limitations
Other requirements
[U]Client Requirements[/U]
Architectural style, roof type, building type
Basement, floors: yes, 2
Number of occupants, ages: 6, (40-35-12-9-7-5)
Space requirements for ground floor and upper floor
Office: family use or home office? family use
Number of annual overnight guests
Open or closed architecture: open
Conservative or modern construction: doesn’t matter
Open kitchen, kitchen island: doesn’t matter
Number of dining seats: 8
Fireplace: yes
Music / stereo wall: yes
Balcony, roof terrace: yes
Garage, carport: yes
Utility garden, greenhouse: yes
Additional wishes / special features / daily routine, including reasons why certain things should or should not be included:
Space for the family; parents’ bedroom can be small; granny flat will be rented out; exposed roof truss
[U]House Design[/U]
Planner: architect
- Planner from a construction company
- Architect
- Do-it-yourself
What do you particularly like? Why?
What do you not like? Why? TV area on the ground floor
Price estimate according to architect/planner: 450,000€
Personal budget limit for house including fittings: 420,000€
Preferred heating technology: air-to-water heat pump + photovoltaic system
[U]If you have to give up something,[/U]
Which features/expansions can you do without: upper floor parents’ bedroom can be smaller
Which features are essential: every child has their own room
[U]Why is the draft designed the way it is?[/U]
For example:
Standard draft from the planner?
Which wishes were implemented by the architect?
A mix of many examples from various magazines... yes
What do you think makes it particularly good or bad?
[U]What is the key/basic question about the floor plan in 130 characters?[/U]
I have read extensively in this forum and mentioned the ideas to the architect. I would like to thank everyone warmly at this point. I am open to any criticism or arguments.
After much consideration, we have decided to build a house with a granny flat (accessory apartment).
Recently, I received the floor plan draft from our architect. Due to the small plot size and my lack of experience, I would like to ask for your assessment and suggestions for improvements.
Building Plan / Restrictions
Plot size: 435m² (about 4,681 sq ft)
Slope: no, but has to be filled to be flush with the street
Site occupancy index (floor area ratio): 0.25
Floor space index (plot ratio): 0.55
Building envelope, building line and boundary: 9 x 12.11m (about 30 x 40 ft)
Edge development: garage -> yes
Number of parking spaces: 2
Number of floors: 2 full floors
Roof shape: symmetrical gable roof
Architectural style: open
Orientation
Maximum height / limitations
Other requirements
[U]Client Requirements[/U]
Architectural style, roof type, building type
Basement, floors: yes, 2
Number of occupants, ages: 6, (40-35-12-9-7-5)
Space requirements for ground floor and upper floor
Office: family use or home office? family use
Number of annual overnight guests
Open or closed architecture: open
Conservative or modern construction: doesn’t matter
Open kitchen, kitchen island: doesn’t matter
Number of dining seats: 8
Fireplace: yes
Music / stereo wall: yes
Balcony, roof terrace: yes
Garage, carport: yes
Utility garden, greenhouse: yes
Additional wishes / special features / daily routine, including reasons why certain things should or should not be included:
Space for the family; parents’ bedroom can be small; granny flat will be rented out; exposed roof truss
[U]House Design[/U]
Planner: architect
- Planner from a construction company
- Architect
- Do-it-yourself
What do you particularly like? Why?
What do you not like? Why? TV area on the ground floor
Price estimate according to architect/planner: 450,000€
Personal budget limit for house including fittings: 420,000€
Preferred heating technology: air-to-water heat pump + photovoltaic system
[U]If you have to give up something,[/U]
Which features/expansions can you do without: upper floor parents’ bedroom can be smaller
Which features are essential: every child has their own room
[U]Why is the draft designed the way it is?[/U]
For example:
Standard draft from the planner?
Which wishes were implemented by the architect?
A mix of many examples from various magazines... yes
What do you think makes it particularly good or bad?
[U]What is the key/basic question about the floor plan in 130 characters?[/U]
I have read extensively in this forum and mentioned the ideas to the architect. I would like to thank everyone warmly at this point. I am open to any criticism or arguments.
Is there a reason why a child would only have a bedroom half the size of the others, and also be alone on a different floor? Do they perhaps only sleep there occasionally? Who is supposed to fit through the door to the cloakroom? With so many people, I would plan for a more open cloakroom area so that not everyone has to queue in front of it. Given your budget, I would skip the basement—I can imagine it will turn out more expensive anyway (exterior basement stairs with railing, slope in front of the granny flat).
Best regards
Sabine
Best regards
Sabine
Are you sure the draftsman was familiar with the zoning plan?
With the house, you have already fully utilized the floor area ratio of 1, and with the external staircase, you have even exceeded it, so it must be removed. The terrace is also no longer possible as planned.
The floor area ratio 2 is fully used up with the parking space and garage, so a garden shed, pool, and especially the excavation for the granny flat are no longer allowed. Whether two parking spaces are sufficient for two apartments is something the local authority can confirm.
The basement is likely to be counted as a full floor, which means you would also be violating the floor space index.
With the house, you have already fully utilized the floor area ratio of 1, and with the external staircase, you have even exceeded it, so it must be removed. The terrace is also no longer possible as planned.
The floor area ratio 2 is fully used up with the parking space and garage, so a garden shed, pool, and especially the excavation for the granny flat are no longer allowed. Whether two parking spaces are sufficient for two apartments is something the local authority can confirm.
The basement is likely to be counted as a full floor, which means you would also be violating the floor space index.
haydee schrieb:
@Escroda could you please take a look at this?@Scout has already described it quite accurately in the meantime. I have a different opinion regarding the basement, but I would also like to mention the non-compliant setback distances. However, the full development plan would need to be reviewed to say more; it is possible, though very unlikely, that it allows all the deviations.
Escroda schrieb:
But you would need to know the complete development plan.Ok, those who search will find. For terraces, there is an additional allowance of 15% for exceeding the floor area ratio I. The supposed floor space index of 0.55 is actually the permitted value for floor area ratio II. The southwest setback area falls within public green space, which is allowed, and for the northeast one, the property boundary is not indicated—in any case, the drawn kinked line does not match the parcel map. Three parking spaces are required, and storage space located in front of other parking spaces may be counted at half—so that also fits.I haven’t recalculated it, but it looks like the architect designed a very precise fit. If their cost estimate is just as accurate, I congratulate you on a competent planner and wish you good success.
Escroda schrieb:
If his cost calculation is just as precise, congratulations to the skilled planner and best of luck with the project.Hmm... without a basement, that sounds about right.
I don’t understand why, with 6 people on a very small plot, you would also add a secondary apartment. As if it comes at no cost and the subsidies are the saving grace for the financing – that can only lead to dissatisfaction in the long run.
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