ᐅ Floor Plan Design – Two-Family House / Single-Family House with Basement or In-Law Apartment
Created on: 3 Jan 2021 13:11
P
patrick_01
Hello everyone! Basically, it’s about a two-family house, but the second living unit should be on one level with about 75m² (800 ft²).
Development Plan / Restrictions
Plot size: rural area with 45m x 45m (2025m² (21,800 ft²))
Slope: no
Site occupancy index: -
Floor area ratio: -
Building window, building line, and boundary: -
Edge development: none
Number of parking spaces: -
Number of floors: -
Roof shape: -
Architectural style: -
Orientation: house can be freely rotated; currently entrances face north / northwest
Maximum heights/limits: -
(few restrictions due to rural area)
Client Requirements
Architectural style, roof shape, building type: rectangular floor plan with simple gable roof, no dormers/gables etc. due to economic reasons, style is plain country house, KfW 55 standard
Basement, floors: no basement for economic reasons, 1.5 floors
Number of occupants, age: 4 (30, 30, 60, 60 + up to 2 children)
Space requirements on ground and upper floors: ground floor second unit completely single level with about 75m² (800 ft²) of living space; main unit with ground + upper floor at least 150m² (1600 ft²) living space, a bit more preferred
Office: home office for 2 people
Overnight guests per year: none
Open or closed layout: tendency towards open
Conservative or modern construction: tendency towards conservative, country house style
Open kitchen, cooking island: open kitchen, cooking island optional but not a must
Number of dining seats: 6
Fireplace: highly desirable, chimney usable for both units if possible (therefore living rooms adjacent). However, not masonry; initially only the chimney. A freestanding wood stove would be added later.
Music/stereo wall: -
Balcony, roof terrace: roof terrace is definitely an option, since ground floor space is limited (about 62m² (670 ft²)) and upper floor has much more (about 113m² (1215 ft²)). The idea is to enlarge the floor plan (e.g. by 2m (6.5 ft)) and then create a roof terrace above.
Garage, carport: waived for economic reasons
Utility garden, greenhouse: -
In the attached plan, the current idea is to remove the pantry and simply add it to the kitchen, also giving about 1m² (11 ft²) from the bathroom to the kitchen. This moves the kitchen further back so it no longer extends so much into the living/dining area (and adds a door from the hallway to the kitchen). Still, we find the roughly 62m² (670 ft²) on the ground floor a bit small, so we’re considering at least 10.99m x 17.11m (36 ft x 56 ft) to benefit our main unit. But that worsens the problem of the upper floor becoming even larger (which we already think is too big). Hence also the consideration of the roof terrace.
What we like:
Living/dining area + kitchen in an open L-shape.
Shower in the ground floor bathroom (outdoor area: often coming into the house dirty)
Small storage room for beverage crates and similar items
Dedicated “corner” as a cloakroom area to immediately get rid of dirty clothes
Deliberately two separate entrances (so it’s not really a classic secondary unit), this is essential.
We are not yet satisfied with the upper floor. The utility/technical room must be upstairs as well as a second larger storage room. Also, a spacious walk-in closet is mandatory. There should be one double office, not two separate rooms. Office 1/2 could then become a “hobby room.”
House Design
Source of the design: preliminary draft by architect
Preferred heating technology: air-to-water heat pump (AWHP)
If you have to do without anything, which details or features
-cannot be done without: ground floor secondary unit with 75m² (800 ft²), shower in ground floor bathroom, cloakroom corner, two separate entrances.
Otherwise, we are quite flexible, especially regarding the layout upstairs.
Why is the design the way it is?
Preliminary draft by architect after discussion
What is the most important/basic question about the floor plan summarized in 130 characters?
The key questions are:
1) If we enlarge the ground floor and plan a (simple) roof terrace upstairs, is this economically sensible? Or is it cheaper just to build out? I.e., does the savings from the roof terrace upstairs offset the extra sqm on the ground floor?
2) How would you solve the problem that the main unit on the ground floor has rather little space and too much upstairs? The second unit must be single-level at about 75m² (800 ft²), and a basement is not an option. Also, the floor plan should remain as rectangular as possible for economic reasons.
3) A glazed extension on the ground floor to create space is conceivable. But is enlarging the floor plan more economical than adding about 15m² (160 ft²) via a glazed extension, e.g. in the dining area? The glazed extension would have to be fully insulated to be useful, which would increase costs significantly.
4) What’s your estimate of the construction costs? 🙂
Additional: The design of the second unit can be accepted as it is for now.
Thanks in advance...
Development Plan / Restrictions
Plot size: rural area with 45m x 45m (2025m² (21,800 ft²))
Slope: no
Site occupancy index: -
Floor area ratio: -
Building window, building line, and boundary: -
Edge development: none
Number of parking spaces: -
Number of floors: -
Roof shape: -
Architectural style: -
Orientation: house can be freely rotated; currently entrances face north / northwest
Maximum heights/limits: -
(few restrictions due to rural area)
Client Requirements
Architectural style, roof shape, building type: rectangular floor plan with simple gable roof, no dormers/gables etc. due to economic reasons, style is plain country house, KfW 55 standard
Basement, floors: no basement for economic reasons, 1.5 floors
Number of occupants, age: 4 (30, 30, 60, 60 + up to 2 children)
Space requirements on ground and upper floors: ground floor second unit completely single level with about 75m² (800 ft²) of living space; main unit with ground + upper floor at least 150m² (1600 ft²) living space, a bit more preferred
Office: home office for 2 people
Overnight guests per year: none
Open or closed layout: tendency towards open
Conservative or modern construction: tendency towards conservative, country house style
Open kitchen, cooking island: open kitchen, cooking island optional but not a must
Number of dining seats: 6
Fireplace: highly desirable, chimney usable for both units if possible (therefore living rooms adjacent). However, not masonry; initially only the chimney. A freestanding wood stove would be added later.
Music/stereo wall: -
Balcony, roof terrace: roof terrace is definitely an option, since ground floor space is limited (about 62m² (670 ft²)) and upper floor has much more (about 113m² (1215 ft²)). The idea is to enlarge the floor plan (e.g. by 2m (6.5 ft)) and then create a roof terrace above.
Garage, carport: waived for economic reasons
Utility garden, greenhouse: -
In the attached plan, the current idea is to remove the pantry and simply add it to the kitchen, also giving about 1m² (11 ft²) from the bathroom to the kitchen. This moves the kitchen further back so it no longer extends so much into the living/dining area (and adds a door from the hallway to the kitchen). Still, we find the roughly 62m² (670 ft²) on the ground floor a bit small, so we’re considering at least 10.99m x 17.11m (36 ft x 56 ft) to benefit our main unit. But that worsens the problem of the upper floor becoming even larger (which we already think is too big). Hence also the consideration of the roof terrace.
What we like:
Living/dining area + kitchen in an open L-shape.
Shower in the ground floor bathroom (outdoor area: often coming into the house dirty)
Small storage room for beverage crates and similar items
Dedicated “corner” as a cloakroom area to immediately get rid of dirty clothes
Deliberately two separate entrances (so it’s not really a classic secondary unit), this is essential.
We are not yet satisfied with the upper floor. The utility/technical room must be upstairs as well as a second larger storage room. Also, a spacious walk-in closet is mandatory. There should be one double office, not two separate rooms. Office 1/2 could then become a “hobby room.”
House Design
Source of the design: preliminary draft by architect
Preferred heating technology: air-to-water heat pump (AWHP)
If you have to do without anything, which details or features
-cannot be done without: ground floor secondary unit with 75m² (800 ft²), shower in ground floor bathroom, cloakroom corner, two separate entrances.
Otherwise, we are quite flexible, especially regarding the layout upstairs.
Why is the design the way it is?
Preliminary draft by architect after discussion
What is the most important/basic question about the floor plan summarized in 130 characters?
The key questions are:
1) If we enlarge the ground floor and plan a (simple) roof terrace upstairs, is this economically sensible? Or is it cheaper just to build out? I.e., does the savings from the roof terrace upstairs offset the extra sqm on the ground floor?
2) How would you solve the problem that the main unit on the ground floor has rather little space and too much upstairs? The second unit must be single-level at about 75m² (800 ft²), and a basement is not an option. Also, the floor plan should remain as rectangular as possible for economic reasons.
3) A glazed extension on the ground floor to create space is conceivable. But is enlarging the floor plan more economical than adding about 15m² (160 ft²) via a glazed extension, e.g. in the dining area? The glazed extension would have to be fully insulated to be useful, which would increase costs significantly.
4) What’s your estimate of the construction costs? 🙂
Additional: The design of the second unit can be accepted as it is for now.
Thanks in advance...
P
patrick_014 Jan 2021 15:46It would be great if we could stay under €500,000, but I think that’s hardly achievable. That’s why we’re making compromises like no garage, no extras such as gables or dormers, no basement, no carport, and possibly no brick cladding, etc.
You’re probably right that the plot and its position relative to the street are important (see attachment):
The street is marked in yellow at the top, running off to the upper left and upper right.
To the right is just a field.
To the left is the farmyard complex.
For size reference: the space on the left is 20m (66 feet) wide.
We need to stay within the red box; currently, we want to plan unit one (WE1) facing the farmyard, and unit two (WE2) facing the open field, with both entrance doors oriented towards the street, which is still several meters away.
There are no neighbors in the immediate vicinity. The closest noise source is the space on the left.
By the way, north is exactly at the top of the image.
The windows are included as they are because we want to keep the interior as bright as possible, but I realize that windows in the bathrooms are probably unnecessary. That’s a good point. Also, the upstairs bathroom is certainly not ideal given the available space up there.
You’re probably right that the plot and its position relative to the street are important (see attachment):
The street is marked in yellow at the top, running off to the upper left and upper right.
To the right is just a field.
To the left is the farmyard complex.
For size reference: the space on the left is 20m (66 feet) wide.
We need to stay within the red box; currently, we want to plan unit one (WE1) facing the farmyard, and unit two (WE2) facing the open field, with both entrance doors oriented towards the street, which is still several meters away.
There are no neighbors in the immediate vicinity. The closest noise source is the space on the left.
By the way, north is exactly at the top of the image.
The windows are included as they are because we want to keep the interior as bright as possible, but I realize that windows in the bathrooms are probably unnecessary. That’s a good point. Also, the upstairs bathroom is certainly not ideal given the available space up there.
P
patrick_014 Jan 2021 15:49Zubi123 schrieb:
At first glance, the rooms seem very carelessly arranged.
In the granny flat:
The living room seems too small for me. Would an open-plan living kitchen be an option?
Does it really have to be such a small walk-in closet? What is the advantage compared to the traditional option of a wardrobe in the bedroom?
Is it intended for the two terraces to be right next to each other?
Possibly in the granny flat facing east?
Upper floor:
Here, too, the walk-in closet would be too small for me.
If you only need one office and two children’s rooms, then I would plan accordingly and make the rooms a bit larger. Yes, that is exactly my impression as well. Everything feels somewhat randomly placed next to each other, without really working together harmoniously, so to speak. I also prefer an open-plan living kitchen in the granny flat, but here a separation between the kitchen and living room is strictly desired. I wouldn’t have planned the small walk-in closet either, but its size corresponds to what is currently available and is probably intended that way.
The terraces should be separated as much as possible! Separate entrances are not that important, but definitely the terraces!
P
patrick_014 Jan 2021 15:52Which 3D home design software would you recommend? I would like to transfer the floor plan and then bring the rooms to life in 3D.
H
hampshire4 Jan 2021 15:52It seems to me that you have the opportunity to build a house on the plot centered around the future occupant of the accessory dwelling unit (ADU). The arrangement is just as important for the architecture as having a clear idea of how daily life is going to unfold. What counts as "too much" or "too little" space? The rooms would feel too small to me, especially the open-plan kitchen and children's rooms. Could children living above the ADU become a future source of disturbance due to noise? If so, it might be better to place the offices there instead.
P
patrick_014 Jan 2021 15:58hampshire schrieb:
It seems to me that you have the opportunity to build a house on the land centered around the future resident of the secondary dwelling unit (EW2). The setup is just as important for the architecture as having a clear idea of how daily life should function. What counts as "too much" or "too little" space? For me, the rooms are too small, especially the kitchen-living area and the children’s rooms. Will children above the EW2 cause problems in the future due to noise? If so, it might be better to place the offices there. It is meant to be a classic replacement new build with an elderly unit—that is, two “generations under one roof” living together in this shared house. Therefore, it is the shared land that will be used for this purpose.
The arrangement would be:
Main dwelling (EW1): Successor generation + partner (+ 1 or max. 2 children in the future)
Secondary dwelling (EW2): Parents
I know that such a setup is often discouraged here for understandable reasons. But the decision to build a joint house has been made. The form and extent… well, this thread is meant to help with that, among other things 🙂
Edit: And yes, that’s true to some extent. A single-level secondary dwelling unit is pretty much mandatory. And basically everything else can be adjusted around that. Nothing is set in stone yet; I’m open to completely rethinking it from scratch.
Quick summary:
Good idea! I would shorten the hallway a bit and possibly make the storage room under the stairs accessible from the kitchen if it is going to replace the pantry.
I would address that on the ground floor with a bay window on the side of the house—making the house bigger below but without extending it beyond the existing footprint.
Is that so? Laughs… Boots are taken off downstairs, then you head to where fresh clothes await, and opposite is already the bathroom for showering.
For both units? 😱
Try Homebyme; it works quickly online.
patrick_01 schrieb:
In the attached plan, the current idea is to remove the pantry and simply add that space to the kitchen, also giving the kitchen 1sqm (11 sqft) from the bathroom. This moves the kitchen slightly further back so it no longer extends so much into the living/dining area (and an additional door from the hallway to the kitchen will be added).
Good idea! I would shorten the hallway a bit and possibly make the storage room under the stairs accessible from the kitchen if it is going to replace the pantry.
patrick_01 schrieb:
However, we still find the roughly 62sqm (667 sqft) on the ground floor a bit small, so we are considering increasing it at least to 10.99 x 17.11 meters (36 x 56 feet) in favor of our apartment WE1. But that worsens the problem of having an even larger floor area upstairs.
I would address that on the ground floor with a bay window on the side of the house—making the house bigger below but without extending it beyond the existing footprint.
patrick_01 schrieb:
Include a shower in the bathroom on the ground floor (outdoor area: you often come into the house dirty).
Is that so? Laughs… Boots are taken off downstairs, then you head to where fresh clothes await, and opposite is already the bathroom for showering.
patrick_01 schrieb:
It would be nice if we could stay under 500,000 euros,
For both units? 😱
patrick_01 schrieb:
Which 3D room planning software would you recommend? I would like to transfer the floor plan and then fill the rooms with furniture and details in 3D.
Try Homebyme; it works quickly online.
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