ᐅ Optimization of a 150 m² Single-Family House on a 470 m² Lot with a 19 m Narrow Width
Created on: 12 Feb 2021 18:29
C
candino
Good evening dear members,
After recently purchasing our plot of land, we are now facing the challenge of planning a suitable house for it. At first, it may seem like a simple task to pick a ready-made prefabricated house off the shelf or from the vast options available online. However, given the many personal requirements and available variations, you quickly realize it’s not that straightforward.
The plot is located on a private road right next to a cul-de-sac, almost ideally facing southwest with an unobstructed view of a field. There are no immediate neighbors to the left and right, as both adjoining plots remain undeveloped. We currently live in 95m² (1023 ft²) across two rooms. Since there are now three of us, we simply need a third room. Our living room is open-plan and, including the kitchen with an island, measures 45m² (484 ft²). We would prefer not to reduce this space with the new build.
Although we have provided our builder with a fairly clear picture of our wishes and what might be considered first-world problems, the implementation so far does not feel quite like what we envisioned.
Zoning plan/restrictions
No zoning plan, §34
Plot size – 470m² (5059 ft²)
Slope – no
Floor area ratio
Site coverage
Building plot, building line, and boundary
Edge development
Number of parking spaces – 2
Number of floors – 2
Roof type – hipped roof
Architectural style – modern
Orientation – southwest
Maximum heights/limits
Other requirements
Homeowners’ requirements
Architectural style, roof type, building type
Basement, number of floors – no basement
Number of occupants, ages: 40, 34, 2
Space requirements on ground floor and upper floor
Office: home office, flexibility for older age (possible future use)
Guest bedroom usage per year – 1-2 times
Open or closed layout – definitely open
Conventional or modern construction – modern, timeless
Open kitchen, kitchen island – open with kitchen island
Number of dining seats – 4-6
Fireplace – yes, but location undecided
Music/stereo wall – no
Balcony, roof terrace – no
Garage, carport – double carport instead of garage to avoid “walling in” the plot
Utility garden, greenhouse – no
Additional wishes/special features/daily routine, including reasons why certain options are excluded
How can we maintain privacy on the upper floor despite the open-plan design?
We find the window arrangement in the bathroom too exposed.
The gallery window on the upper floor is a nice feature, but there will be a house directly opposite.
House design
Who created the plan:
- Sketch by the homeowners, translated by a builder’s planner
What do you particularly like? Why?
Large open living, dining, and kitchen area, bay window to extend the living space
What do you not like? Why?
Entrance area including wardrobe, guest bathroom, utility room – feel too small/cramped for everyday family life with children
It feels like a lot of storage space doesn’t fit well with the construction style – or is that possible?
Would a half-landing staircase be better?
Price estimate according to architect/planner: 300k
Personal price limit for the house including features: 330k
Preferred heating technology: air source heat pump
If you had to give up any details or extensions, which ones?
- Can do without: T-shaped layout, dressing room, possibly the gallery, straight staircase
- Cannot do without: floor plan, open living/dining area, and bedroom with large garden-facing windows
Why is the design the way it is now? For example:
Standard plan from the builder? Own ideas adapted to the plot?
Which wishes were incorporated by the architect/planner?
House width was reduced by 50cm (20 inches) from 10m (33 ft) to provide enough space on the narrow plot for a 6m (20 ft) double carport.
What do you think makes it particularly good or bad?
What is the most important/basic question about the floor plan in 130 characters?
How can a two-story house be designed on this plot to minimize wasted space while maintaining an open layout with enough privacy and storage—especially in the hallway?
I look forward to your ideas and suggestions for improvement.
After recently purchasing our plot of land, we are now facing the challenge of planning a suitable house for it. At first, it may seem like a simple task to pick a ready-made prefabricated house off the shelf or from the vast options available online. However, given the many personal requirements and available variations, you quickly realize it’s not that straightforward.
The plot is located on a private road right next to a cul-de-sac, almost ideally facing southwest with an unobstructed view of a field. There are no immediate neighbors to the left and right, as both adjoining plots remain undeveloped. We currently live in 95m² (1023 ft²) across two rooms. Since there are now three of us, we simply need a third room. Our living room is open-plan and, including the kitchen with an island, measures 45m² (484 ft²). We would prefer not to reduce this space with the new build.
Although we have provided our builder with a fairly clear picture of our wishes and what might be considered first-world problems, the implementation so far does not feel quite like what we envisioned.
Zoning plan/restrictions
No zoning plan, §34
Plot size – 470m² (5059 ft²)
Slope – no
Floor area ratio
Site coverage
Building plot, building line, and boundary
Edge development
Number of parking spaces – 2
Number of floors – 2
Roof type – hipped roof
Architectural style – modern
Orientation – southwest
Maximum heights/limits
Other requirements
Homeowners’ requirements
Architectural style, roof type, building type
Basement, number of floors – no basement
Number of occupants, ages: 40, 34, 2
Space requirements on ground floor and upper floor
Office: home office, flexibility for older age (possible future use)
Guest bedroom usage per year – 1-2 times
Open or closed layout – definitely open
Conventional or modern construction – modern, timeless
Open kitchen, kitchen island – open with kitchen island
Number of dining seats – 4-6
Fireplace – yes, but location undecided
Music/stereo wall – no
Balcony, roof terrace – no
Garage, carport – double carport instead of garage to avoid “walling in” the plot
Utility garden, greenhouse – no
Additional wishes/special features/daily routine, including reasons why certain options are excluded
How can we maintain privacy on the upper floor despite the open-plan design?
We find the window arrangement in the bathroom too exposed.
The gallery window on the upper floor is a nice feature, but there will be a house directly opposite.
House design
Who created the plan:
- Sketch by the homeowners, translated by a builder’s planner
What do you particularly like? Why?
Large open living, dining, and kitchen area, bay window to extend the living space
What do you not like? Why?
Entrance area including wardrobe, guest bathroom, utility room – feel too small/cramped for everyday family life with children
It feels like a lot of storage space doesn’t fit well with the construction style – or is that possible?
Would a half-landing staircase be better?
Price estimate according to architect/planner: 300k
Personal price limit for the house including features: 330k
Preferred heating technology: air source heat pump
If you had to give up any details or extensions, which ones?
- Can do without: T-shaped layout, dressing room, possibly the gallery, straight staircase
- Cannot do without: floor plan, open living/dining area, and bedroom with large garden-facing windows
Why is the design the way it is now? For example:
Standard plan from the builder? Own ideas adapted to the plot?
Which wishes were incorporated by the architect/planner?
House width was reduced by 50cm (20 inches) from 10m (33 ft) to provide enough space on the narrow plot for a 6m (20 ft) double carport.
What do you think makes it particularly good or bad?
What is the most important/basic question about the floor plan in 130 characters?
How can a two-story house be designed on this plot to minimize wasted space while maintaining an open layout with enough privacy and storage—especially in the hallway?
I look forward to your ideas and suggestions for improvement.
ypg schrieb:
So what is it now? Zoning plan or section 34?They said there is no (specific) zoning plan. A preliminary building inquiry was answered with §34 neighboring development.ypg schrieb:
The plot is not narrow. But such a townhouse is bulky, too bulky for this nice 19-meter (62-foot) width. I would opt for something more elongated and narrower...
... then it will also work without wasted space and with better zoning.That’s nicely put. Where exactly do you think the wasted space is? What can be zoned better? Ground floor or upper floor?ypg schrieb:
Just leave it. The designer copied your idea. Let him create something more elongated 😉Unfortunately, we didn’t like the first draft at all with 8.84-meter (29-foot) width and the landing staircase; it reminded me of my father’s extremely narrow and tube-shaped row house...candino schrieb:
Unfortunately, I cannot edit the original post. So here is an important addition. The utility room on the left is a must, since the utility lines are already 1m (3 feet) behind the property boundary. By left do you mean right? Or northeast?
I don’t think anyone would plan a utility room on the west side. The west should be reserved for living spaces.
candino schrieb:
Well said. Where exactly do you see wasted space? What could be zoned better? Ground floor or upper floor? Actually, you mentioned wasted space first. But I also think the house, meaning its size, is being asked to do too much.
candino schrieb:
Unfortunately, we did not like the initial draft at all with 8.84m (29 feet) width and a half-landing staircase; it reminded me of my father’s extremely narrow, tunnel-like terraced house... Terraced house and half-landing staircase? Please share it here – sounds interesting.
If it works, why not?
8.84m versus 9.84m (32 feet) – if the planner placed the entrance facing the street, it probably doesn’t add any value. I would access it from the side, which has many advantages here.
Basically, you now have a terraced house: the west side has no windows at all... why not? West side is important. In summer, the sun sets in the northwest... you have that orientation on your plot!
This current floor plan is actually one of the most commonly discussed here, although always with different dimensions and minor changes, but that’s the point.
You should try furnishing the rooms with existing furniture: the dining area isn’t very wide. But it might work with slim chairs.
Living room: 2.90m (9.5 feet) narrow at the back, 4m (13 feet) wide at the window. Funnel-shaped and the armchair faces the street – more of a disadvantage than a benefit.
So consider how it will be furnished – with the back to the window or giving up a 3-meter (10 feet) sectional sofa?
I’m a bit confused now: The house is accessed “from the left,” but you approach it from the north?
Why plan it this way? I would put the garage or carport in the northeast... is an entrance from the east not possible? Otherwise, parking spaces should be on the north side...
After 34 (years or maybe town plan?), it’s hard to judge without seeing or knowing the surroundings.
Back to the house: The walk-in closet has only 75cm (30 inches) between the wardrobes? That’s too narrow. How does the bedroom feel? Not great – openings everywhere.
How wide is the bedroom? The dimensions aren’t visible. The upper floor lacks a storage room. The toilet in the bathroom takes away space from the small room. There are only corridors.
The children’s rooms have no windows on the sides... 🙁
Why not?
I would make it slimmer, entrance from the east, a long open-plan area with the kitchen facing south.
A double half-turn staircase saves space.
ypg schrieb:
Terraced house and half-landing stairs? Share a photo here – sounds interesting.
But does it actually work? Why not?!
8.84 to 9.84... if the designer placed the entrance on the street side, there’s probably no added value. I would enter from the side, which would have many advantages here. That’s exactly the problem. Front door on the street side results in a hallway that’s way too narrow.
11ant schrieb:
First of all, many thanks that I still get to experience this: hardly even one percent of those asking questions come up with the idea to highlight the answers in the questionnaire by using colors. So here is my like!I have been trying forever to use the B function—that means bold, right?—but it never works. So I use underlined and italic instead.ypg schrieb:
By left do you mean right? Or northeast?
I guess no one would plan a utility room on the west side. The west should be reserved for living spaces. By left I mean northeast. When you enter the house, it’s on the left side.
ypg schrieb:
Well, actually you mentioned some waste. But I also think the house, meaning its size, is being pushed too far. What should we leave out then?
ypg schrieb:
Basically, you now have a terraced house: the west side barely has a window... why not? The west side is important. In summer the sun sets in the northwest... and you have that as your plot! We also need and want walls for placing furniture. We considered a small narrow corner window on the southwest. We’ll enjoy the sun on the terrace instead.
ypg schrieb:
This current floor plan is actually one of the most common ones discussed here. Always with different dimensions and slight changes, but that’s the point.
You should try furnishing the rooms with actual furniture: the dining area isn’t very wide but could work with slim chairs.
Living room: 2.90 meters (9.5 feet) down the narrow part, 4 meters (13 feet) at the window. Funnel-shaped, and the armchair faces the street - more disadvantages than benefits. That sums it up pretty well. How can it be improved? Other than adding 3 meters (10 feet)...
ypg schrieb:
So think about how it will be furnished—sitting with your back to the window or giving up a 3-meter (10 feet) sectional sofa? We’d like to look into the room and out to the garden, so we prefer not to have our backs to the kitchen, even if the wider wall would be more comfortable than the niche.
ypg schrieb:
I’m confused now: the access is “from the left,” but you’re arriving from the north?
Why plan this way? I would put the garage/carport in the northeast... is an entrance from the east not possible? Otherwise, parking spaces in the north... The access was set up by the previous owner as part of the private road. The utility room is drawn on the east side and ideally needs to stay there, which doesn’t leave much flexibility.
ypg schrieb:
Back to the house: the walk-in closet has 75 cm (30 inches) between the wardrobes? That’s too narrow. What about the feeling of space around the bed? Not great - there are openings everywhere.
How wide is the bedroom? The dimensions aren’t visible. There’s no storage room upstairs. The T-shaped bathroom layout takes away space from the small room. There are only corridors.
Also, the children’s rooms have no side windows... 🙁
Why not?
I would go for a slimmer layout, entrance from the east, an elongated open-plan living area with kitchen facing south.
A double half-turn staircase saves space. How does a slimmer design fit with the wish for an open foyer?
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