ᐅ Single-family house with a recessed upper floor, southwest-facing, located in Bonn
Created on: 5 Oct 2020 20:40
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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.
M
Matthew031 Dec 2020 10:19Benrath schrieb:
I think I’ve already taken in enough for now, and at some point there will be new designs to critique again 🙂
Especially thanks for Würfel’s suggestion. I’m currently considering that along with the sightline connection.
The site plan of the neighborhood is in the introductory post. I describe the piano and some furniture for the first time in post 54.
Yes, the owner initially had an overall development in mind, but now three parties have each purchased a plot. You leave all the important and valid questions from @pagoni2020—for example, we still don’t know who plays the piano and how often—unanswered, especially the fundamental issues that are so important. Over 18 pages, very constructive positive (which you regularly overlook) and negative feedback has been shared here, and you could take away much more from both than what you are expressing now. I hear more whining because not everyone is reacting with enthusiastic praise but rather raising justified concerns... that’s a shame. You have a great opportunity here to gain added value, so don’t let it go unused while you’re here...
That shows how differently perceptions can be 🙂
As I said, I take some things with me and some I don’t.
For example, the piano. It has been a family heirloom since 19xx, passed down from my grandfather. I can play a little, but maybe one of the children will play it more. In that regard, it might end up just as decoration or it could be used. Nevertheless, it is planned for.
We will also arrange the furniture at a later stage, but I see a middle ground where the furniture is adapted more to the room rather than the other way around. Furniture lasts for X years, and some things will have to be replaced anyway, such as the entire kitchen.
As I said, I take some things with me and some I don’t.
For example, the piano. It has been a family heirloom since 19xx, passed down from my grandfather. I can play a little, but maybe one of the children will play it more. In that regard, it might end up just as decoration or it could be used. Nevertheless, it is planned for.
We will also arrange the furniture at a later stage, but I see a middle ground where the furniture is adapted more to the room rather than the other way around. Furniture lasts for X years, and some things will have to be replaced anyway, such as the entire kitchen.
But whether marble or particle board, a kitchen requires certain dimensions. Should jackets go into the office because there is no space in the wardrobe? Why settle for small, delicate sofas when dreaming of XXL size? Just because walls are built without planning for the life inside? That’s only half the battle.
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Alessandro1 Dec 2020 13:04I honestly can’t understand the criticism at all. The ground floor works perfectly, the open living area with the large window front is very nice, and the kitchen is positioned just right.
I would even have kept the original angled door between the kitchen and the living area, as it provides a direct view of the dining table. It also adds a bit of character to the space.
The dressing room/bathroom/bedroom layout isn’t really to my taste and could definitely be optimized.
Otherwise, many people here would be over the moon to have a house like this.
@Benrath: Don’t let anyone persuade you otherwise. There are people here with very different tastes when it comes to architecture and interior design. You would criticize their houses just as much as they do yours!
I would even have kept the original angled door between the kitchen and the living area, as it provides a direct view of the dining table. It also adds a bit of character to the space.
The dressing room/bathroom/bedroom layout isn’t really to my taste and could definitely be optimized.
Otherwise, many people here would be over the moon to have a house like this.
@Benrath: Don’t let anyone persuade you otherwise. There are people here with very different tastes when it comes to architecture and interior design. You would criticize their houses just as much as they do yours!
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Alessandro1 Dec 2020 13:10A long hallway without direct sunlight can look truly modern! It all depends on the lighting...
Thanks for a positive point 🙂
As I mentioned, I currently favor the proposed change in the building’s orientation and am curious to see what the architect says about it. In fact, I’m a bit surprised that he didn’t come up with this simple modification on his own afterward.
I hardly see any disadvantage in this change. One of the children’s rooms in the northwest corner might be slightly less favorable than before, but oh well. If we go ahead with this, it will already have been well worth it here, and my everlasting thanks definitely go to the forum!
Still, I don’t have to accept everything here.
For example, I still consider the issue with the cut plan to be a red herring and pseudo-argument that was never justified. The software can position these however it wants, and another independent architect we consulted confirmed this to me. I trust that opinion more.
As I mentioned, I currently favor the proposed change in the building’s orientation and am curious to see what the architect says about it. In fact, I’m a bit surprised that he didn’t come up with this simple modification on his own afterward.
I hardly see any disadvantage in this change. One of the children’s rooms in the northwest corner might be slightly less favorable than before, but oh well. If we go ahead with this, it will already have been well worth it here, and my everlasting thanks definitely go to the forum!
Still, I don’t have to accept everything here.
For example, I still consider the issue with the cut plan to be a red herring and pseudo-argument that was never justified. The software can position these however it wants, and another independent architect we consulted confirmed this to me. I trust that opinion more.
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