ᐅ Floor Plan Design for a Single-Family Home without a Basement / 4-Person Household
Created on: 21 Dec 2020 20:23
M
Mr.Graves138
Hello dear forum,
what do the experts say about the following floor plan (especially regarding the questions described below)? Does anything stand out to you as something that should definitely be avoided?
Thank you in advance
Development Plan / Restrictions
Plot size: 447m² (5400 sq ft)
Slope: no, but the plot slopes down about 80cm (31 inches) from the street and needs to be filled
Site coverage ratio 0.4
Floor area ratio 0.4
Building envelope, building line, building boundary
Border development: see attachment
Number of parking spaces: single garage + 2 outdoor parking spaces
Number of floors: 1.5 (only 1 full floor = ground floor)
Roof type: gable roof
Orientation: north/south
Maximum heights / limits: ridge height 5.30m (17 ft 5 in); wall height 5.60m (18 ft 5 in); full height 10.80m (35 ft 5 in); storey height 7.70m (25 ft 3 in)
Homeowners’ Requirements
Style, roof shape, building type: solid house, gable roof approx. 37° pitch, knee wall approx. 95cm (37 inches)
Basement, floors: no basement, 1.5 floors
Number of occupants, ages: 4 (parents 32 and 29, children 5 and 1)
Room requirements ground floor / upper floor: ground floor 90m² (970 sq ft), upper floor 80m² (860 sq ft)
Office: family use or home office? both
Guests per year: 6
Open or closed architecture: closed? see floor plan
Conservative or modern construction: modern
Open kitchen, cooking island: open, with seating (bar)
Number of dining seats: 6-8
Fireplace: no
Music / stereo wall: no
Balcony, roof terrace: no balcony, terrace on ground floor
Garage, carport: single garage, possibly carport for 2 spaces
Utility garden, greenhouse: no
Further wishes / special features: photovoltaic system, half-turned narrow-wing staircase with landing, alternatively solid stair
House Design
Planning by: general contractor and DIY
What do you especially like? Large living/dining area, open kitchen, many storage rooms, large walk-in shower
What do you not like? Why? A lot of space is lost through the hallway/corridor. Perhaps the rooms could be arranged more space-efficiently?
Price estimate according to architect/planner: 400,000 without ancillary construction costs
Personal price limit for the house, incl. equipment: 430,000 without ancillary construction costs
Preferred heating system: air-to-water heat pump with cooling function and underfloor heating
If you had to compromise, on which details / extra features
-can you do without: walk-in closet in the master bedroom, glass sliding door in living/dining room, possibly smaller utility room, cooling function of the air-to-water heat pump
-can’t do without: large living/dining room with open kitchen, spacious shower, storage rooms and attic storage
Why was the design developed like this?
The general contractor planned the house at 10.5m x 8.50m (34 ft 5 in x 28 ft) with basement (waterproof concrete). Because of the groundwater level, the house would be about 80cm (31 inches) higher than the street, knee wall 1.20m (47 inches), attic height only 1.20m (47 inches). A staircase to the house entrance would be necessary. Due to the small rooms and expensive basement, I designed a floor plan without a basement myself. I increased the living room width from 3.85m to 4.50m (from 12 ft 7 in to 14 ft 9 in).
What is the most important / fundamental question about the floor plan in 130 characters?
How can I make the room layout and arrangement more efficient? How and where can I save space? The hallway on the ground floor takes up a lot of square meters, even though it is only 1.25m (49 inches) wide. One reason is the large staircase, but also the long corridor consumes space and feels somewhat narrow. Is it possible to cleverly reduce the living space from currently about 170m² (1,830 sq ft) to 160m² (1,720 sq ft) or less? Different staircase? Move the entrance door? Is there an effective alternative to the cooling function of the underfloor heating? The goal is to save costs through optimization.
I appreciate every opinion, suggestion, and sketch!
what do the experts say about the following floor plan (especially regarding the questions described below)? Does anything stand out to you as something that should definitely be avoided?
Thank you in advance
Development Plan / Restrictions
Plot size: 447m² (5400 sq ft)
Slope: no, but the plot slopes down about 80cm (31 inches) from the street and needs to be filled
Site coverage ratio 0.4
Floor area ratio 0.4
Building envelope, building line, building boundary
Border development: see attachment
Number of parking spaces: single garage + 2 outdoor parking spaces
Number of floors: 1.5 (only 1 full floor = ground floor)
Roof type: gable roof
Orientation: north/south
Maximum heights / limits: ridge height 5.30m (17 ft 5 in); wall height 5.60m (18 ft 5 in); full height 10.80m (35 ft 5 in); storey height 7.70m (25 ft 3 in)
Homeowners’ Requirements
Style, roof shape, building type: solid house, gable roof approx. 37° pitch, knee wall approx. 95cm (37 inches)
Basement, floors: no basement, 1.5 floors
Number of occupants, ages: 4 (parents 32 and 29, children 5 and 1)
Room requirements ground floor / upper floor: ground floor 90m² (970 sq ft), upper floor 80m² (860 sq ft)
Office: family use or home office? both
Guests per year: 6
Open or closed architecture: closed? see floor plan
Conservative or modern construction: modern
Open kitchen, cooking island: open, with seating (bar)
Number of dining seats: 6-8
Fireplace: no
Music / stereo wall: no
Balcony, roof terrace: no balcony, terrace on ground floor
Garage, carport: single garage, possibly carport for 2 spaces
Utility garden, greenhouse: no
Further wishes / special features: photovoltaic system, half-turned narrow-wing staircase with landing, alternatively solid stair
House Design
Planning by: general contractor and DIY
What do you especially like? Large living/dining area, open kitchen, many storage rooms, large walk-in shower
What do you not like? Why? A lot of space is lost through the hallway/corridor. Perhaps the rooms could be arranged more space-efficiently?
Price estimate according to architect/planner: 400,000 without ancillary construction costs
Personal price limit for the house, incl. equipment: 430,000 without ancillary construction costs
Preferred heating system: air-to-water heat pump with cooling function and underfloor heating
If you had to compromise, on which details / extra features
-can you do without: walk-in closet in the master bedroom, glass sliding door in living/dining room, possibly smaller utility room, cooling function of the air-to-water heat pump
-can’t do without: large living/dining room with open kitchen, spacious shower, storage rooms and attic storage
Why was the design developed like this?
The general contractor planned the house at 10.5m x 8.50m (34 ft 5 in x 28 ft) with basement (waterproof concrete). Because of the groundwater level, the house would be about 80cm (31 inches) higher than the street, knee wall 1.20m (47 inches), attic height only 1.20m (47 inches). A staircase to the house entrance would be necessary. Due to the small rooms and expensive basement, I designed a floor plan without a basement myself. I increased the living room width from 3.85m to 4.50m (from 12 ft 7 in to 14 ft 9 in).
What is the most important / fundamental question about the floor plan in 130 characters?
How can I make the room layout and arrangement more efficient? How and where can I save space? The hallway on the ground floor takes up a lot of square meters, even though it is only 1.25m (49 inches) wide. One reason is the large staircase, but also the long corridor consumes space and feels somewhat narrow. Is it possible to cleverly reduce the living space from currently about 170m² (1,830 sq ft) to 160m² (1,720 sq ft) or less? Different staircase? Move the entrance door? Is there an effective alternative to the cooling function of the underfloor heating? The goal is to save costs through optimization.
I appreciate every opinion, suggestion, and sketch!
Mr.Graves138 schrieb:
Attached are the cross-section and floor plan from the general contractor (with external dimensions of 12.0 x 9.80 m (39.4 x 32.2 ft)). Okay, if that was the basis, then you have simplified it reasonably well for a layperson. Am I correct in assuming that a design of this indifferent quality is merely an illustrated cost estimate and resulted from a completely non-binding preliminary discussion? (To me, it looks like a somewhat curt response to the question: "Do you build houses with a 37° pitched roof for families with two children and two cars?").
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
By the way, there are a few things I don’t quite understand: 78.08 m² (840 ft²) of attic space is 85.32% of 91.51 m² (985 ft²) on the ground floor – mathematically, that corresponds to a full second story. In the cross-section, the nominal ridge height is already slightly exceeded – so what exactly is the reference height? Then you mention the house should be 80 cm (31 inches) higher, which I can neither find in the cross-section nor understand how that would allow you to skip the basement. That height would be almost ideal for a basement’s wall height without much trouble for light wells, but it also suggests you’re avoiding a basement, which according to my calculation would save about 40% of basement costs. My impression definitely isn’t that this is just an unresolved detail at the fine level; rather, it seems the fundamental groundwork is still far from settled.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
P
pagoni202023 Dec 2020 18:23Basically, the design doesn’t look bad, but the assigned proportions seem unbalanced to me. The open living area of 47 sqm (505 sq ft) isn’t exactly large but should be sufficient. In contrast, I see very spacious children’s rooms, a difficult-to-furnish walk-in closet where you can hardly even get dressed. I’ve asked before, unfortunately without any response, whether all the furniture in the house, including the respective partitions and doorways, are specified with exact measurements, because I see some tight spots there.
The lower hallway is 18 sqm (194 sq ft) – really large – and the guest room almost 16 sqm (172 sq ft), which will probably be used as a home office. Technical spaces might be adequate like this, but there is no utility room, and the usability of the narrow storage room (dimensions?) is unclear to me.
The absence of a second shower in a household of four people, given this layout, would be, in my opinion, a clear planning mistake in 2020; I am absolutely sure that this will cause frustration in a few years, especially for the children, particularly since it would at least be possible to prepare for it. Not to mention the possible impact on resale value.
The shower on the upper floor takes up space like a block; I would look for an alternative solution there.
All in all, I maintain that the proportions are off; often people want to give children especially large rooms, which does not necessarily improve their well-being and can be expensive or result in less space elsewhere.
The suggestion by @11ant to include a basement seems very sensible to me, even though I’m not a fan of basements. But it would allow for more suitable arrangements.
As mentioned, exact measurements, especially for furniture, would be important. Currently, I see the open living area as very tight around the dining table/living room.
The lower hallway is 18 sqm (194 sq ft) – really large – and the guest room almost 16 sqm (172 sq ft), which will probably be used as a home office. Technical spaces might be adequate like this, but there is no utility room, and the usability of the narrow storage room (dimensions?) is unclear to me.
The absence of a second shower in a household of four people, given this layout, would be, in my opinion, a clear planning mistake in 2020; I am absolutely sure that this will cause frustration in a few years, especially for the children, particularly since it would at least be possible to prepare for it. Not to mention the possible impact on resale value.
The shower on the upper floor takes up space like a block; I would look for an alternative solution there.
All in all, I maintain that the proportions are off; often people want to give children especially large rooms, which does not necessarily improve their well-being and can be expensive or result in less space elsewhere.
The suggestion by @11ant to include a basement seems very sensible to me, even though I’m not a fan of basements. But it would allow for more suitable arrangements.
As mentioned, exact measurements, especially for furniture, would be important. Currently, I see the open living area as very tight around the dining table/living room.
Mr.Graves138 schrieb:
- Unfortunately, due to regulations, the issue with the cabinets under the low knee wall cannot be resolved differently.That’s not a problem; you just have to take it into account during the planning stage.Mr.Graves138 schrieb:
The "storage room on the ground floor" is, for example, intended for two bicycles, sleds, or similar items.Honestly, I find that hard to believe. You actually want to push bicycles through half the house just to park them? Tzzz*pagoni2020 schrieb:
The suggestion from @11ant about including a basement seems very reasonable to me, although I’m not usually in favor of basements.I’m also not someone who is generally "pro basement," but rather "against paying as much for a house without a basement as for one with a basement."https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
I’ll also give a few more suggestions—overall, I think it’s already a lot better. You seem to be a cycling fan? If the bikes are supposed to be stored there, then put a door on the recess. But you’re also building a garage. Wouldn’t it be better to have space there for bikes and tools? The children’s rooms are large, which I think is good. I believe kids nowadays tend to live at home longer...
The hobby room is often used for storage as well. Have you considered moving the window so a large cabinet can fit? Is there a room planned under the staircase?
You want an open kitchen. I’d just like to point out again that a closed kitchen offers more storage space, and you could also place the table sideways against the new wall.
The hobby room is often used for storage as well. Have you considered moving the window so a large cabinet can fit? Is there a room planned under the staircase?
You want an open kitchen. I’d just like to point out again that a closed kitchen offers more storage space, and you could also place the table sideways against the new wall.
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