ᐅ Single-family house with a recessed upper floor, southwest-facing, located in Bonn
Created on: 5 Oct 2020 20:40
B
Benrath
Hello everyone,
we have purchased one of three plots that were divided from a larger property and still need to be developed. Access is via a private road, and all three owners share the traffic area equally. The plot is very well connected for us, located centrally in Bonn, and is perhaps a bit larger than we actually needed. However, it’s not like there are always free plots available in a similar location.
Because there was a lengthy legal dispute between the seller and the neighbors beforehand, we can only build a partial recessed upper floor to a limited extent. Probably for this reason, the plot was mainly interesting for private buyers. An accessory apartment is not possible, and we don’t want one anyway.
Up until now, the planning was done from scratch without considering costs or practical aspects, at least from our side. The architect apparently enjoys drawing, which is understandable at this stage and has a certain artistic approach. We are generally open to all suggestions and ideas on what could be done differently, especially where costs might be saved easily.
Our next step will be to conclude an architect contract for service phases 1 to 5 plus general contractor / main contractor.
Development plan/restrictions
Plot size: >800sqm (8600 sq ft), no slope, building envelope etc. See plan.
Parking spaces: 1 on traffic area and 1 garage
Number of storeys: Only 1 full storey plus a recessed upper floor
Roof style: Flat roof; architectural style: rather Bauhaus
Orientation: Front of the house faces southwest
Maximum height/limits: 7–8m (23–26 ft)
Owners’ requirements
We basically have no specific style requirements. A flat roof results partly from the recessed upper floor and height restrictions, which probably don’t allow a pitched roof.
We want a basement with excavation and two daylight rooms (this was more the architect’s idea). Currently, there are three of us, possibly four in the future. Early 30s and a baby.
We had planned for just over 100sqm (1076 sq ft) on the ground floor and about 75% of that upstairs. Currently, it’s roughly 230sqm (2475 sq ft) ground floor and upper floor combined plus terraces, etc., and the basement.
Office: occasional use, not very important.
Number of overnight guests per year: unknown, but a guest room is planned
Open kitchen, kitchen island: We definitely want a separate kitchen area and like the suggestion of an extended island
Number of dining seats: 4 in the kitchen, more like 8 in the dining room
Fireplace: Not very important, probably no.
Music/surround sound system: 5.1 system around the TV
Balcony, roof terrace: Terrace is a must, balcony above the kitchen results from the recessed floor
Garage, carport: The garage width of 4.5m (15 ft) is unusual and probably makes it more expensive.
House design by the architect
What do we particularly like? Why? Good use of the sunny side, and otherwise all our wishes have been taken into account.
Upper floor: 3 bedrooms, 2 bathrooms. Master bedroom with en-suite bathroom and walk-in closet.
What don’t we like? Why? I could imagine a nicer staircase, perhaps a longer, more open design. Overall, the hallway feels a bit large.
The upper-floor terrace seems somewhat oversized. We are wondering if the overhang casts too much shade on the ground floor.
Price estimate according to architect/planner: with general contractor and all additional costs >900,000€ (over 900,000 euros)
Personal budget limit for the house, including fittings: rather below that.
Preferred heating technology: no opinion so far
Why does the design look like it does?
For example:
There was an initial meeting with the architect during which our wishes were noted.
Ground floor: separated kitchen, combined living/dining area. Another separate room as office/guest room (and possibly bedroom if needed).
Passage from the garage to the house, possibly as a utility room.
Upper floor: 3 rooms plus 2 bathrooms, including one en-suite.
First draft at the second meeting, and at the third meeting this final design was presented.
we have purchased one of three plots that were divided from a larger property and still need to be developed. Access is via a private road, and all three owners share the traffic area equally. The plot is very well connected for us, located centrally in Bonn, and is perhaps a bit larger than we actually needed. However, it’s not like there are always free plots available in a similar location.
Because there was a lengthy legal dispute between the seller and the neighbors beforehand, we can only build a partial recessed upper floor to a limited extent. Probably for this reason, the plot was mainly interesting for private buyers. An accessory apartment is not possible, and we don’t want one anyway.
Up until now, the planning was done from scratch without considering costs or practical aspects, at least from our side. The architect apparently enjoys drawing, which is understandable at this stage and has a certain artistic approach. We are generally open to all suggestions and ideas on what could be done differently, especially where costs might be saved easily.
Our next step will be to conclude an architect contract for service phases 1 to 5 plus general contractor / main contractor.
Development plan/restrictions
Plot size: >800sqm (8600 sq ft), no slope, building envelope etc. See plan.
Parking spaces: 1 on traffic area and 1 garage
Number of storeys: Only 1 full storey plus a recessed upper floor
Roof style: Flat roof; architectural style: rather Bauhaus
Orientation: Front of the house faces southwest
Maximum height/limits: 7–8m (23–26 ft)
Owners’ requirements
We basically have no specific style requirements. A flat roof results partly from the recessed upper floor and height restrictions, which probably don’t allow a pitched roof.
We want a basement with excavation and two daylight rooms (this was more the architect’s idea). Currently, there are three of us, possibly four in the future. Early 30s and a baby.
We had planned for just over 100sqm (1076 sq ft) on the ground floor and about 75% of that upstairs. Currently, it’s roughly 230sqm (2475 sq ft) ground floor and upper floor combined plus terraces, etc., and the basement.
Office: occasional use, not very important.
Number of overnight guests per year: unknown, but a guest room is planned
Open kitchen, kitchen island: We definitely want a separate kitchen area and like the suggestion of an extended island
Number of dining seats: 4 in the kitchen, more like 8 in the dining room
Fireplace: Not very important, probably no.
Music/surround sound system: 5.1 system around the TV
Balcony, roof terrace: Terrace is a must, balcony above the kitchen results from the recessed floor
Garage, carport: The garage width of 4.5m (15 ft) is unusual and probably makes it more expensive.
House design by the architect
What do we particularly like? Why? Good use of the sunny side, and otherwise all our wishes have been taken into account.
Upper floor: 3 bedrooms, 2 bathrooms. Master bedroom with en-suite bathroom and walk-in closet.
What don’t we like? Why? I could imagine a nicer staircase, perhaps a longer, more open design. Overall, the hallway feels a bit large.
The upper-floor terrace seems somewhat oversized. We are wondering if the overhang casts too much shade on the ground floor.
Price estimate according to architect/planner: with general contractor and all additional costs >900,000€ (over 900,000 euros)
Personal budget limit for the house, including fittings: rather below that.
Preferred heating technology: no opinion so far
Why does the design look like it does?
For example:
There was an initial meeting with the architect during which our wishes were noted.
Ground floor: separated kitchen, combined living/dining area. Another separate room as office/guest room (and possibly bedroom if needed).
Passage from the garage to the house, possibly as a utility room.
Upper floor: 3 rooms plus 2 bathrooms, including one en-suite.
First draft at the second meeting, and at the third meeting this final design was presented.
Benrath schrieb:
It’s not a cube, but otherwise more like a “linear body” with all exterior walls.No no, just parallel. Benrath schrieb:
I count 9 outer corners.A building has three dimensions. Benrath schrieb:
I’ll have the architect explain it to me as well.That he will be able to explain eloquently.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
HarvSpec schrieb:
Few sections (few red lines) = Few complex (structural and construction) details = Low costs
Many sections (many red lines) = Many complex (structural and construction) details = High costs That’s roughly how I understood it as well, but I still don’t fully understand what exactly a section reveals. The design has more corners and so on, but what exactly a section shows to me is still completely unclear.
Benrath schrieb:
but what exactly a section shows me is still completely unclearIt’s basically the same as a floor plan, just in a different dimension. A floor plan is a horizontal cut viewed from above, while a section is like an X-ray view, cutting through the building not at the façade but somewhere “inside.” The exact position is indicated by the (here red) lines shown on the floor plan. These cross-sections are usually drawn only through a few “important” details—for example, to show the slope of the stairs. You create one floor plan per story. If you produce more than just one longitudinal and one cross section in the other dimensions, it often indicates challenging areas and/or a building structure that is difficult to understand.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Where do you start and where do you stop...
First of all, I much preferred the hand drawings and initial drafts compared to the current design.
If I counted correctly, the living area on the ground floor and upper floor is supposed to be 243 sqm (2,614 sq ft). For such a large area, it doesn’t feel spacious at all. One corner follows another.
On the ground floor, there is no proper space for a wardrobe; with four people, you’ll definitely need that. The slanted wall/door to the kitchen is a disaster and appears to be just an emergency solution, which you normally wouldn’t expect from an architect. The living room is like a ballroom but doesn’t feel like one. Our living/dining area is 52 sqm (560 sq ft), which already feels very generous. Is it possible that there is no window in the ground floor bathroom? I would definitely add one there.
The upper floor is a disaster—too complicated and cramped. We have slightly more square meters than you do but have separate parents’ and children’s areas. I would never want my bedroom next to a child’s room. I would seriously reconsider the enclosed bathroom on the upper floor, especially if you get up at different times in the morning.
Laundry has already been mentioned. I would install a laundry chute through the utility rooms, with a drop inlet on both the upper and ground floors opening into the hallway. My wife didn’t want it at first, but now she wouldn’t want to miss it...
You mentioned construction costs including additional expenses of 900,000 euro; I think it will be significantly higher. Structurally, the house is like a Porsche... We have 20 sqm (215 sq ft) less living space than you, built in 2017, and also a complex structure. We are now in the seven-figure range for the house including landscaping, without a pool. Keep in mind that we did a lot of work ourselves and bought materials for some trades at purchase prices.
I would almost say, back to square one.
Question: Why does the current plan differ so much from the hand-drawn one?
First of all, I much preferred the hand drawings and initial drafts compared to the current design.
If I counted correctly, the living area on the ground floor and upper floor is supposed to be 243 sqm (2,614 sq ft). For such a large area, it doesn’t feel spacious at all. One corner follows another.
On the ground floor, there is no proper space for a wardrobe; with four people, you’ll definitely need that. The slanted wall/door to the kitchen is a disaster and appears to be just an emergency solution, which you normally wouldn’t expect from an architect. The living room is like a ballroom but doesn’t feel like one. Our living/dining area is 52 sqm (560 sq ft), which already feels very generous. Is it possible that there is no window in the ground floor bathroom? I would definitely add one there.
The upper floor is a disaster—too complicated and cramped. We have slightly more square meters than you do but have separate parents’ and children’s areas. I would never want my bedroom next to a child’s room. I would seriously reconsider the enclosed bathroom on the upper floor, especially if you get up at different times in the morning.
Laundry has already been mentioned. I would install a laundry chute through the utility rooms, with a drop inlet on both the upper and ground floors opening into the hallway. My wife didn’t want it at first, but now she wouldn’t want to miss it...
You mentioned construction costs including additional expenses of 900,000 euro; I think it will be significantly higher. Structurally, the house is like a Porsche... We have 20 sqm (215 sq ft) less living space than you, built in 2017, and also a complex structure. We are now in the seven-figure range for the house including landscaping, without a pool. Keep in mind that we did a lot of work ourselves and bought materials for some trades at purchase prices.
I would almost say, back to square one.
Question: Why does the current plan differ so much from the hand-drawn one?
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