ᐅ Floor plan of a single-family house with a separate apartment on the south-facing hillside above the street
Created on: 19 Jun 2021 11:53
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Olle Quitte
Hello everyone,
We are currently planning a single-family house on a sloped site above the street. Due to the slope, the basement level is exposed towards the street side, where a secondary apartment (granny flat) will be located. The main entrance to the house will also be at street level and then lead via a long staircase to the ground floor. I’m curious to hear what you think about this concept. Thanks!
Development Plan / Restrictions
Plot size: 627sqm (square meters)
Slope: Yes, the plot is elevated above street level. Measured from street level, about 5.5m (18 feet) at the rear left and 4.2m (14 feet) at the rear right.
Site coverage ratio: 0.4
Floor area ratio: None specified
Building envelope, building line, and boundary: See images
Edge development: According to Article 6 BayBO (Bavarian Building Code)
Parking spaces: 2 per dwelling unit
Number of floors: 3 floors
Roof type: Gable roof
Architectural style: Tiles in red or anthracite
Orientation: Main ridge direction parallel to the street ± 10°
Maximum dimensions / limits: Roof pitch 18-26° / eaves overhangs 0.4 - 1.2m (1.3 - 4 feet) in both directions
Homeowner Requirements
Style, roof shape, building type: Gable roof with 18° pitch / anthracite tiles
Basement, floors: Basement exposed to street in front and embedded into slope at rear, ground floor, upper floor with knee wall about 1.9m (6.2 feet) high
Number of occupants, ages: Single-family house for 2 adults and 2 children / secondary apartment for up to 2 people (a couple)
Room requirements on ground floor and upper floor: Secondary apartment approx. 50sqm (540 sq ft); ground floor approx. 70sqm (750 sq ft); upper floor approx. 70sqm (750 sq ft)
Office: Home office (see ground floor)
Guests sleeping per year: None (if so, on the sofa)
Open or closed architecture: See images
Conservative or modern style: See images
Open kitchen, cooking island: Open U-shaped kitchen
Number of dining seats: 8
Fireplace: Swedish stove with external stainless steel chimney
Music / stereo wall: No
Balcony, roof terrace: No balconies / terrace with southwest orientation
Garage, carport: Double garage
Utility garden, greenhouse: See images
House Design
Planner: So far, DIY
What do you particularly like? The sloped site makes the secondary apartment on the lower level convenient, while still allowing for two separate gardens on different levels.
What do you dislike?
Price estimate according to architect/planner: ???
Personal price limit for the house, including fixtures and fittings: max. 600,000€ (Hopefully about 50,000€ of that can be reclaimed via KfW funding)
Preferred heating technology: Ground-source heat pump (deep drilling)
Why does the design look the way it does?
We visited another house in the same development that is also on a slope above the street and has a secondary apartment below. We took some ideas from that. It was important to us to avoid having to climb around the outside of the house to reach the entrance and to have the main entrance at ground floor level. We wanted to enter the house directly at street level, covered.
What is the key/basic question about the floor plan summarized in 130 characters?
Maybe you have some good ideas for hillside construction and light wells for the secondary apartment’s windows. Otherwise, I’d appreciate your general opinion on our current plan.
Looking forward to your input and thanks in advance!
We are currently planning a single-family house on a sloped site above the street. Due to the slope, the basement level is exposed towards the street side, where a secondary apartment (granny flat) will be located. The main entrance to the house will also be at street level and then lead via a long staircase to the ground floor. I’m curious to hear what you think about this concept. Thanks!
Development Plan / Restrictions
Plot size: 627sqm (square meters)
Slope: Yes, the plot is elevated above street level. Measured from street level, about 5.5m (18 feet) at the rear left and 4.2m (14 feet) at the rear right.
Site coverage ratio: 0.4
Floor area ratio: None specified
Building envelope, building line, and boundary: See images
Edge development: According to Article 6 BayBO (Bavarian Building Code)
Parking spaces: 2 per dwelling unit
Number of floors: 3 floors
Roof type: Gable roof
Architectural style: Tiles in red or anthracite
Orientation: Main ridge direction parallel to the street ± 10°
Maximum dimensions / limits: Roof pitch 18-26° / eaves overhangs 0.4 - 1.2m (1.3 - 4 feet) in both directions
Homeowner Requirements
Style, roof shape, building type: Gable roof with 18° pitch / anthracite tiles
Basement, floors: Basement exposed to street in front and embedded into slope at rear, ground floor, upper floor with knee wall about 1.9m (6.2 feet) high
Number of occupants, ages: Single-family house for 2 adults and 2 children / secondary apartment for up to 2 people (a couple)
Room requirements on ground floor and upper floor: Secondary apartment approx. 50sqm (540 sq ft); ground floor approx. 70sqm (750 sq ft); upper floor approx. 70sqm (750 sq ft)
Office: Home office (see ground floor)
Guests sleeping per year: None (if so, on the sofa)
Open or closed architecture: See images
Conservative or modern style: See images
Open kitchen, cooking island: Open U-shaped kitchen
Number of dining seats: 8
Fireplace: Swedish stove with external stainless steel chimney
Music / stereo wall: No
Balcony, roof terrace: No balconies / terrace with southwest orientation
Garage, carport: Double garage
Utility garden, greenhouse: See images
House Design
Planner: So far, DIY
What do you particularly like? The sloped site makes the secondary apartment on the lower level convenient, while still allowing for two separate gardens on different levels.
What do you dislike?
- With this design, we place the house exactly in the southern corner of the plot to enable the secondary apartment
- We believe this is acceptable because there is a morning terrace facing east and a larger area/terrace facing the evening sun
- Because of the secondary apartment, our basement storage rooms are quite limited
Price estimate according to architect/planner: ???
Personal price limit for the house, including fixtures and fittings: max. 600,000€ (Hopefully about 50,000€ of that can be reclaimed via KfW funding)
Preferred heating technology: Ground-source heat pump (deep drilling)
Why does the design look the way it does?
We visited another house in the same development that is also on a slope above the street and has a secondary apartment below. We took some ideas from that. It was important to us to avoid having to climb around the outside of the house to reach the entrance and to have the main entrance at ground floor level. We wanted to enter the house directly at street level, covered.
What is the key/basic question about the floor plan summarized in 130 characters?
Maybe you have some good ideas for hillside construction and light wells for the secondary apartment’s windows. Otherwise, I’d appreciate your general opinion on our current plan.
Looking forward to your input and thanks in advance!
N
nordanney19 Jun 2021 14:16Olle Quitte schrieb:
For this exact reason, we are planning a granny flat to help with the financing
- Living space is in high demand in our region
Usually, that’s an overly optimistic calculation. Operating costs still need to be deducted from the rental income, and the profit is taxable. A smaller house without a granny flat is often more cost-effective.
Besides, I wouldn’t build a new house just to have roommates right away. Why? People watching in the garden, potential rental-related stress, the need for mutual consideration, and so on.
H
hanghaus200019 Jun 2021 15:02As mentioned before, the budget seems a bit low to me. The basement, earthworks, and the massive retaining walls already drive the price up significantly.
Having a roof terrace at the property boundary is somewhat questionable. Would the staircase help in this regard?
Having a roof terrace at the property boundary is somewhat questionable. Would the staircase help in this regard?
H
hampshire19 Jun 2021 15:42driver55 schrieb:
Do you reach the living area through the airlock dining room?That’s what’s called a private location. It’s very quiet and undisturbed.driver55 schrieb:
Is the office door right next to the staircase?If occasional noise doesn’t bother you, it’s not a problem.driver55 schrieb:
Is the bathroom within sight of the kitchen?Probably only an issue for sensitive people.driver55 schrieb:
Do you basically “stumble” into the kitchen when you enter?I actually like that, especially if the kitchen is a central living space.I don’t really like the very long access through the basement because it would be hard for us to keep it tidy, and everyone would have to go through the "storage area."
The granny flat would have to generate a very high rent to be worthwhile – as a financial support tool, it’s questionable. For personal use and renting out the main part as a second pension in the future, it could be very valuable depending on how things go. Basically, there’s nothing wrong with granny flats. We always assume these are rented to a potentially disruptive "stranger," but that is only one use case for a granny flat.
haydee schrieb:
The roof terrace is not allowed, I think, to extend all the way to the boundary.Don’t call it a terrace – it’s a lawn area with fall protection above an underground parking garage.haydee schrieb:
As far as I know, the rooftop terrace is not allowed to extend all the way to the property boundary. That’s correct!
Olle Quitte schrieb:
Border construction: according to Art. 6 BayBO Unless the article says otherwise.
@Olle Quitte What exactly does the mentioned article specify?
driver55 schrieb:
Regarding the pictures:
The house reminds me of a “farm holiday.” If it fits well with the surroundings and is desired, I think that’s fine and appropriate. It wouldn’t be my style either, but that doesn’t matter.
Olle Quitte schrieb:
Which 2-meter (6.6 feet) line in the upper floor do you mean? The headroom on the upper floor.
Olle Quitte schrieb:
Which staircase do you mean?
- From the basement to the ground floor?
Both! They restrict space on left and right, on the ground floor it feels like entering a hallway that’s only about 2 meters (6.6 feet) wide. That might work for two people, but I don’t think it’s suitable for family life. You probably couldn’t even bake a surprise cake.
The same applies to the stair landing on the ground floor: it passes the lounge area and offers almost no privacy within the family (except for the bedroom).
Olle Quitte schrieb:
We are building in the expensive southern area. Well, then I just had a planning déjà vu from this week in Lower Saxony.
That won’t work. Expensive landscaping and paving, rooftop terrace… a granny flat — the budget will be gone before you move in.
Regarding the parking spaces: I don’t see four!
Could you please submit a drawing showing the house on the plot, including the street and a north arrow? I can’t understand the orientation; I can’t place the plot on the plan correctly (green area and what surrounds it? Where is the street?).
Are guest vehicles supposed to park in front of your entrance? Is your entrance next to the granny flat terrace?
I personally wouldn’t want to rent the granny flat as a couple.
Alone, as an interim solution, if the rent is right, maybe. It’s too small and too close to you as owners to be a permanent setup. Also, the noise from the stairs at the kitchen wall… That means lots of coming and going and wear, so renovation needs and possibly rental gaps.
The interior layout of the house also doesn’t make much sense, e.g., the direct view into the toilet from the kitchen. The dining area is nice, and the upper floor will work (except for the bathroom layout, which can be changed), but personally, the granny flat intrudes too much on my own privacy.
H
hanghaus200019 Jun 2021 17:44@ypg The north arrow is on the site plan. The street is where the cars are parked. 😉
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