So, the corona lockdown and the final phase of my career have some positive sides:
I have two small gem plots of land that are finally going to be built on (one for ourselves, one for our oldest son – here is the first one). We have negotiated the plot for a long time, also with an architect (hmm), and as someone who is slightly indecisive, I’m losing clear overview with all the alternatives: which basic form fits best for the plot and for us?
As a first step, it would be great to get some help from you. Then next would be our detailed planning.
Plot size: 500m2 (5382 sq ft), southwest facing, 19.5m (64 ft) (street side) x 25.5m (84 ft); Berlin, very good location.
Very green inner area to the west, undevelopable. Quiet street.
Two challenges:
Front garden with 7.5 meters (25 ft) is very large,
Huge spruce tree around 25-30m (82-98 ft) high almost directly on the western plot boundary at the neighbor’s in the northwest corner.
Slope: no
Plot ratio (site coverage ratio): 0.25
Floor area ratio (FAR): none, max 2 floors plus roof
Building envelope, building line and boundary: keep 7.5m (25 ft) clear to the street, no parking place there; 3m (10 ft) setback to the three neighbors
Number of parking spaces
Number of storeys: max 2 storeys plus roof
Roof shape: planning office considers flat roofs undesirable, but in the surroundings such a roof has been approved.
Other requirements: “fit in” with the neighborhood
Clients’ requirements:
Style, roof shape, building type: modern, but above all coherent and of high quality.
Basement, floors: basement technically difficult due to access and plot size; in the area, all houses have basements, mostly about 1 meter (3 ft) above ground. From our point of view, given the small plot, basement is inappropriate because of stairs leading to the small garden.
Two floors plus roof.
Number of occupants, ages: 3: father/mother/child, 60/51/12 years, father works from home.
Space requirements ground floor (GF), upper floor (UF): UF 3 rooms, a separate office room GF/UF conceivable but not mandatory. Steam sauna.
Office: family use or home office? Father’s home office.
Guest overnight stays per year: rare, child often.
Open or closed architecture: rather open, but more west and east as a unit, rather than east and kitchen (at the dining table homework, games, reading newspaper, etc.).
Conservative or modern construction: modern.
Open kitchen, cooking island: if it fits, but the dining table is actually the family center, even without eating, so a direct view of frying pans is not essential.
Number of dining seats: 5
Fireplace: rather yes, but in the last house it was pointless; abroad in France, however, it’s a dream.
Music/stereo wall: father is a music lover.
Balcony, roof terrace: rather yes.
Garage, carport: at least a carport on the right side (pardon: north side).
Utility garden, greenhouse: no.
Further wishes/particulars/daily routine, also reasons why some things should or should not be:
Preferably no “chocolate-box house” or “replacement villa.” But if conventional is better, that’s also OK.
Preliminary house plans
I am aware that we will probably need an architect and that the drafters from a construction company may not be enough. So far, we have not found one (who can plan eco-friendly construction).
Origin of the plans:
One from an architect, but with many promises contradicting the zoning plan, like a fitness studio in the basement with floor-level excavations up to the neighbor’s boundary.
- Planner from a construction company
- Do-it-yourself
What do you particularly like? Why?
Each has a first “draft” of a GF and UF, knowing that “draft” is a bit exaggerated.
In random order:
Draft 4 (angled): adapts to the sun, the opening of space from small at the entrance to large in the living room, the transitions, the flow of rooms kitchen-dining-living room, possibilities for terrace all around east/living room, great unconventional children’s room with terrace.
Draft 3: always works with L-shape kitchen-dining-living, lots of garden to the west, narrow side to the southeast neighbor.
Draft 2 (corner): partly covered outdoor area, the neat UF, the UF terrace.
Draft 1 (“barn”): the aesthetic exterior, clear structure.
What do you not like? Why?
D4: kitchen too subordinate? Large living area needs subdivision… upstairs attractive but difficult.
D3: no structure of garden/terrace not derived from or shaped by house/plot.
D2: inside GF too fragmented? Kitchen not separated enough from dining area? UF not easy to design because of angle.
D1 barn: small garden to the west.
Price estimate according to architect/planner:
Personal price limit for the house, including equipment:
We have no fixed price limit; it should be appropriate to the (small) but valuable plot. I expect an all-in cost of about 700,000 euros (approx. 700 K€).
Preferred heating technology: geothermal.
If you have to give up something, which details/expansions could you?
- Can give up: basement,
- Cannot give up: light, 3m (10 ft) ceiling heights on GF, views of nature, ecologically flawless construction (minimized pollutants).
What is the most important/fundamental question about the floor plan summarized in 130 characters?
Which of the basic concepts should we pursue further for THIS plot? Or are there still too many options so we need to decide our favorite first?
Because of teenager: preferably smaller GF/UF and converted roof?
I have two small gem plots of land that are finally going to be built on (one for ourselves, one for our oldest son – here is the first one). We have negotiated the plot for a long time, also with an architect (hmm), and as someone who is slightly indecisive, I’m losing clear overview with all the alternatives: which basic form fits best for the plot and for us?
As a first step, it would be great to get some help from you. Then next would be our detailed planning.
Plot size: 500m2 (5382 sq ft), southwest facing, 19.5m (64 ft) (street side) x 25.5m (84 ft); Berlin, very good location.
Very green inner area to the west, undevelopable. Quiet street.
Two challenges:
Front garden with 7.5 meters (25 ft) is very large,
Huge spruce tree around 25-30m (82-98 ft) high almost directly on the western plot boundary at the neighbor’s in the northwest corner.
Slope: no
Plot ratio (site coverage ratio): 0.25
Floor area ratio (FAR): none, max 2 floors plus roof
Building envelope, building line and boundary: keep 7.5m (25 ft) clear to the street, no parking place there; 3m (10 ft) setback to the three neighbors
Number of parking spaces
Number of storeys: max 2 storeys plus roof
Roof shape: planning office considers flat roofs undesirable, but in the surroundings such a roof has been approved.
Other requirements: “fit in” with the neighborhood
Clients’ requirements:
Style, roof shape, building type: modern, but above all coherent and of high quality.
Basement, floors: basement technically difficult due to access and plot size; in the area, all houses have basements, mostly about 1 meter (3 ft) above ground. From our point of view, given the small plot, basement is inappropriate because of stairs leading to the small garden.
Two floors plus roof.
Number of occupants, ages: 3: father/mother/child, 60/51/12 years, father works from home.
Space requirements ground floor (GF), upper floor (UF): UF 3 rooms, a separate office room GF/UF conceivable but not mandatory. Steam sauna.
Office: family use or home office? Father’s home office.
Guest overnight stays per year: rare, child often.
Open or closed architecture: rather open, but more west and east as a unit, rather than east and kitchen (at the dining table homework, games, reading newspaper, etc.).
Conservative or modern construction: modern.
Open kitchen, cooking island: if it fits, but the dining table is actually the family center, even without eating, so a direct view of frying pans is not essential.
Number of dining seats: 5
Fireplace: rather yes, but in the last house it was pointless; abroad in France, however, it’s a dream.
Music/stereo wall: father is a music lover.
Balcony, roof terrace: rather yes.
Garage, carport: at least a carport on the right side (pardon: north side).
Utility garden, greenhouse: no.
Further wishes/particulars/daily routine, also reasons why some things should or should not be:
Preferably no “chocolate-box house” or “replacement villa.” But if conventional is better, that’s also OK.
Preliminary house plans
I am aware that we will probably need an architect and that the drafters from a construction company may not be enough. So far, we have not found one (who can plan eco-friendly construction).
Origin of the plans:
One from an architect, but with many promises contradicting the zoning plan, like a fitness studio in the basement with floor-level excavations up to the neighbor’s boundary.
- Planner from a construction company
- Do-it-yourself
What do you particularly like? Why?
Each has a first “draft” of a GF and UF, knowing that “draft” is a bit exaggerated.
In random order:
Draft 4 (angled): adapts to the sun, the opening of space from small at the entrance to large in the living room, the transitions, the flow of rooms kitchen-dining-living room, possibilities for terrace all around east/living room, great unconventional children’s room with terrace.
Draft 3: always works with L-shape kitchen-dining-living, lots of garden to the west, narrow side to the southeast neighbor.
Draft 2 (corner): partly covered outdoor area, the neat UF, the UF terrace.
Draft 1 (“barn”): the aesthetic exterior, clear structure.
What do you not like? Why?
D4: kitchen too subordinate? Large living area needs subdivision… upstairs attractive but difficult.
D3: no structure of garden/terrace not derived from or shaped by house/plot.
D2: inside GF too fragmented? Kitchen not separated enough from dining area? UF not easy to design because of angle.
D1 barn: small garden to the west.
Price estimate according to architect/planner:
Personal price limit for the house, including equipment:
We have no fixed price limit; it should be appropriate to the (small) but valuable plot. I expect an all-in cost of about 700,000 euros (approx. 700 K€).
Preferred heating technology: geothermal.
If you have to give up something, which details/expansions could you?
- Can give up: basement,
- Cannot give up: light, 3m (10 ft) ceiling heights on GF, views of nature, ecologically flawless construction (minimized pollutants).
What is the most important/fundamental question about the floor plan summarized in 130 characters?
Which of the basic concepts should we pursue further for THIS plot? Or are there still too many options so we need to decide our favorite first?
Because of teenager: preferably smaller GF/UF and converted roof?
ypg schrieb:
It really would have to be a straight staircase, as the planner drew it, if you prefer a straight run.
And when I imagine how I could position it, I think of an open space above... which she also has. So while the design isn’t ideal, the reasoning behind it is understandable. Thanks! I need to let that idea sink in first.
Silly of me not to notice the stairs/roof slope issue – although a straight staircase wasn’t the initial requirement. Maybe it would be easier if a staircase with a landing was placed at the front right? I’ll try to work through that...
I had also considered the idea of placing the kitchen next to the utility room – that could create a lot of space and shorten the must-travel distances...
H
hanghaus200020 May 2021 16:09UJS-Nord schrieb:
Thanks! I need to let that idea sink in first.
It was silly of me not to notice the issue with the staircase/roof slope – however, a straight staircase wasn’t specified. Maybe it would be easier to place a staircase with a landing at the front right? I’ll try to work through it...
I had also thought about placing the kitchen near the utility room – that could save a lot of space and shorten the routes... You’re misunderstanding. The staircase in your design works fine. @ypg wanted to rotate the straight staircase, which isn’t possible.
Before I go into details, I’ll just share my floor plan, although the staircase design is problematic.
@UJS-Nord how high is the calcium silicate brick wall in the attic?
Why? From what I’ve read, they have two cars. In six years, the teenager will have one too... I always advocate for a yard that is large enough... and yes, the north-facing balcony is adjacent to the sauna 😀
The landing is quite massive…
Here are the floor plans before I delete them @UJS-Nord You can leave a comment to show which direction your thinking is going. I’m not planning for myself 😉
The idea was to extend the diagonal further so it relates to the house and doesn’t seem randomly placed. You can see the entrance would be angled toward the car parking area (the wall would have to be removed), and the staircase and load-bearing interior wall take up the angled wall. The extension is visually separated by the plaster finish, so the barn is also clearly visible.
The shed would be a compromise: a covered area, closed at the back or front with a door, and the other side open for storing bikes, lawnmowers, and similar items.
I completely forgot my open space above the dining table 😀 My staircase aimed to lead straight up into the light, toward the balcony... Now I have an idea, a central landing staircase on the northwest side.
Is it worth starting with that? Later today I have an online wine tasting with six wines, maybe after that I’ll get creative again... haha
@UJS-Nord how high is the calcium silicate brick wall in the attic?
hanghaus2000 schrieb:
Could you push the upper floor back to the building boundary?
Why? From what I’ve read, they have two cars. In six years, the teenager will have one too... I always advocate for a yard that is large enough... and yes, the north-facing balcony is adjacent to the sauna 😀
UJS-Nord schrieb:
Maybe it would be easier to place a landing staircase at the front right?
The landing is quite massive…
Here are the floor plans before I delete them @UJS-Nord You can leave a comment to show which direction your thinking is going. I’m not planning for myself 😉
The idea was to extend the diagonal further so it relates to the house and doesn’t seem randomly placed. You can see the entrance would be angled toward the car parking area (the wall would have to be removed), and the staircase and load-bearing interior wall take up the angled wall. The extension is visually separated by the plaster finish, so the barn is also clearly visible.
The shed would be a compromise: a covered area, closed at the back or front with a door, and the other side open for storing bikes, lawnmowers, and similar items.
I completely forgot my open space above the dining table 😀 My staircase aimed to lead straight up into the light, toward the balcony... Now I have an idea, a central landing staircase on the northwest side.
Is it worth starting with that? Later today I have an online wine tasting with six wines, maybe after that I’ll get creative again... haha
UJS-Nord schrieb:
@11ant those could indeed be valid concerns:
From the discussions, it became clear that they prefer to leave the “building” to a main contractor... and feel less responsible when it’s between 5 and 9.Then put the architect in the Museum of Modern Building Sculptures; such institutions are always looking for knowledgeable directors.UJS-Nord schrieb:
Don’t these balcony additions spoil the impression of the barn-like central section?UJS-Nord schrieb:
I still like the overall impression of the house; truly a townhouse.Personally, I have never seen barns used as central sections in townhouses. This building sculpture feels more like a short lighthouse with a pedestal base—and somehow an homage to Libeskind and Hadid. The architect should make up her mind.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
hanghaus2000 schrieb:
It also works with the slant.
[ATTACH alt="Grundstueck44.JPG"]61566[/ATTACH]I would actually rotate it the other way so that the funnel driveway and parking space open towards the street, and the window frontage better aligns with the daily sunlight from the southwest 🙂Similar topics