ᐅ Floor Plan Tips for a Single-Family Home with a Separate Apartment
Created on: 1 Oct 2021 00:17
N
Nicolefl
Hello everyone,
We already have a finalized floor plan for our single-family home with a granny flat. The building permit application has been submitted. Unfortunately, during the eight months of waiting for the approval, some uncertainties about the floor plan have arisen. We cannot change the exterior dimensions anymore, but the interior layout feels off.
A quick note about the granny flat: it is intended for my parents. They will be living partly here and partly abroad. We do not want them to access the granny flat through our main apartment. A separate entrance is important, even though it is a bit inconvenient that we have two staircases. Later, the granny flat could be used by our son when he is older, or it could be converted into a hobby room, or something else.
On the ground floor, I would much rather have the kitchen where the living room is now, including a kitchen island. The problem is that the living room would then have to move to where the kitchen currently is, which at 3.13 m (10.3 ft) is far too narrow.
On the upper floor, a small storage room could be added just after the stairs to house the washing machine and dryer.
Development Plan/Restrictions
Plot size: 386 sqm (4,155 sq ft)
Slope: no
Site coverage ratio: see attachment
Floor area ratio: see attachment
Building envelope, building line, and boundary: see attachment
Edge development
Parking spaces: 3
Number of floors: 2
Roof type: gable roof
Style: modern
Orientation: entrance faces north
Maximum heights/limits
Additional requirements: see attachment
Owners’ Requirements
Style, roof type, building type
Modern style, gable roof, single-family house with granny flat
Basement, floors
Basement, ground floor, upper floor
Number of residents, ages
Four adults (two in their mid-30s, two in their mid-60s) and one child (3 years old), possibly two soon
Room needs on ground and upper floors
Ground floor: living/dining area, kitchen, guest WC, pantry would be nice
Upper floor: main bedroom, two children’s rooms, bathroom, storage room would be great
Office: family use or home office?
No office needed
Guests per year
No need, independent of the granny flat
Open or closed architecture
Open plan
Conservative or modern building style: no details provided
Open kitchen, kitchen island
Open kitchen with island, full-height kitchen units
Number of dining seats
4–6
Fireplace
No, maybe bioethanol
Music/sound system wall: no
Balcony, roof terrace: no
Garage, carport: garage 7 × 3 m (23 × 10 ft)
Utility garden, greenhouse: no
Other wishes/special features/daily routine, including reasons why something should or should not be included
Swapping the living room and kitchen would allow conversations on the couch in the evening without it being too noisy upstairs (due to the open space).
House Design
Designed by: our architect, but the plan is not quite right.
What do you like most? Why? Not much, actually
What do you dislike? Why? The combined living, dining, and kitchen areas are too narrow.
Price estimate by architect/planner: 450,000
Personal price limit for house, including fittings: 510,000
Preferred heating technology: air-to-water heat pump
If you have to give up something, on which details or features could you compromise?
Can give up: floor-to-ceiling windows on the upper floor
Cannot give up: straight staircase and the open space; I’d rather not lose those
Why is the design the way it is now?
This is the third version from our planner, which we initially liked, but now we are uncertain.
The number of rooms, open space, and straight staircase have been considered.
What do you think makes it particularly good or bad?
The living/dining area is too small and too narrow.
What is the most important/fundamental question about the floor plan in 130 characters?
Development Plan/Restrictions
1. Would swapping the living room and kitchen be sensible? The future living room would need to be made wider since 3.13 m (10.3 ft) is too narrow.
2. Could a storage room be planned on the upper floor, possibly after the staircase?
3. What do you like or dislike?
I appreciate any suggestions and advice.
Best regards,
Nicolefl
We already have a finalized floor plan for our single-family home with a granny flat. The building permit application has been submitted. Unfortunately, during the eight months of waiting for the approval, some uncertainties about the floor plan have arisen. We cannot change the exterior dimensions anymore, but the interior layout feels off.
A quick note about the granny flat: it is intended for my parents. They will be living partly here and partly abroad. We do not want them to access the granny flat through our main apartment. A separate entrance is important, even though it is a bit inconvenient that we have two staircases. Later, the granny flat could be used by our son when he is older, or it could be converted into a hobby room, or something else.
On the ground floor, I would much rather have the kitchen where the living room is now, including a kitchen island. The problem is that the living room would then have to move to where the kitchen currently is, which at 3.13 m (10.3 ft) is far too narrow.
On the upper floor, a small storage room could be added just after the stairs to house the washing machine and dryer.
Development Plan/Restrictions
Plot size: 386 sqm (4,155 sq ft)
Slope: no
Site coverage ratio: see attachment
Floor area ratio: see attachment
Building envelope, building line, and boundary: see attachment
Edge development
Parking spaces: 3
Number of floors: 2
Roof type: gable roof
Style: modern
Orientation: entrance faces north
Maximum heights/limits
Additional requirements: see attachment
Owners’ Requirements
Style, roof type, building type
Modern style, gable roof, single-family house with granny flat
Basement, floors
Basement, ground floor, upper floor
Number of residents, ages
Four adults (two in their mid-30s, two in their mid-60s) and one child (3 years old), possibly two soon
Room needs on ground and upper floors
Ground floor: living/dining area, kitchen, guest WC, pantry would be nice
Upper floor: main bedroom, two children’s rooms, bathroom, storage room would be great
Office: family use or home office?
No office needed
Guests per year
No need, independent of the granny flat
Open or closed architecture
Open plan
Conservative or modern building style: no details provided
Open kitchen, kitchen island
Open kitchen with island, full-height kitchen units
Number of dining seats
4–6
Fireplace
No, maybe bioethanol
Music/sound system wall: no
Balcony, roof terrace: no
Garage, carport: garage 7 × 3 m (23 × 10 ft)
Utility garden, greenhouse: no
Other wishes/special features/daily routine, including reasons why something should or should not be included
Swapping the living room and kitchen would allow conversations on the couch in the evening without it being too noisy upstairs (due to the open space).
House Design
Designed by: our architect, but the plan is not quite right.
What do you like most? Why? Not much, actually
What do you dislike? Why? The combined living, dining, and kitchen areas are too narrow.
Price estimate by architect/planner: 450,000
Personal price limit for house, including fittings: 510,000
Preferred heating technology: air-to-water heat pump
If you have to give up something, on which details or features could you compromise?
Can give up: floor-to-ceiling windows on the upper floor
Cannot give up: straight staircase and the open space; I’d rather not lose those
Why is the design the way it is now?
This is the third version from our planner, which we initially liked, but now we are uncertain.
The number of rooms, open space, and straight staircase have been considered.
What do you think makes it particularly good or bad?
The living/dining area is too small and too narrow.
What is the most important/fundamental question about the floor plan in 130 characters?
Development Plan/Restrictions
1. Would swapping the living room and kitchen be sensible? The future living room would need to be made wider since 3.13 m (10.3 ft) is too narrow.
2. Could a storage room be planned on the upper floor, possibly after the staircase?
3. What do you like or dislike?
I appreciate any suggestions and advice.
Best regards,
Nicolefl
ypg schrieb:
Where else, if not in the airspace???
And what about the clinking of dishes when the dishwasher is unloaded in the evening or guests are being entertained?
Exactly. It’s good that you noticed that yourselves.
I would avoid making changes: 3.10 meters (10 feet) is enough for a kitchen run plus an island or a double-run kitchen. From what I see, the prime spot on the property is where the kitchen is now: I would also consider enlarging the windows there (west and northwest) and creating the dining and evening terrace.
I could imagine closing off the kitchen passage near the stairs downstairs. Then having two runs of cabinets. With floor-level windows on the north and west sides, you wouldn’t have to constantly walk through the quiet zone.
Basically, I would question the windows on the upper floor, why it was designed almost like a semi-detached house there and why no windows were planned on the east and west sides, which are important for the sleeping area.
A tip for the entrance: placing the apartment door in line with the main entrance door creates a double-sized cloakroom area!
Other than that, the plan will work.
The budget is very questionable! In this location (northwest), a parking space will be created. This has to be there because the city requires it. Also, the ground is slightly excavated there so that the basement windows are not blocked.
ypg schrieb:
I could imagine closing off the kitchen entrance near the bottom of the stairs. Then two rows (lines). On the north and west sides, floor-level windows. That way, you don’t constantly have to pass through the quiet zone. Yep, good idea if the floor plan actually stays like that. We'll include it. Thanks.
ypg schrieb:
Basically, I would question the windows on the upper floor, why it was planned almost like an attic room (RH) there, and why none were planned on the east and west sides, which are important for the sleeping area. Here, the main focus was on the usable floor space. You could still install knee wall windows and then place the beds underneath. That would basically be possible as well.
Nemesis schrieb:
But they do, don’t they? Or am I missing something?
They have their own front door on the left. From there, they enter a kind of hallway, which can also be accessed from our corridor. This way, they don’t have to walk through our apartment to get to theirs.
Where would that be? There’s only a window shown downstairs, right?
Not even close. I roughly counted a generous 225 m² (2,422 sq ft) of living space, which is about 563,000 euros, plus additional construction-related costs including above-average earthworks. That easily starts with a 6... and then nothing low after that.
We have a fixed-price contract with the builder. Earthworks are included except for transport and landfill fees. The garage is included. Basically, almost everything except a few tasks we do ourselves. We’re organizing the earth removal for very little cost, and the city wants the soil for a new development area at no charge. Now you’re making me worried about the costs.
Regarding the floor plan: no idea what else can be changed, or if @11ant is right—I’m not sure. But that incredibly large hallway space, caused by the straight staircase, hurts…
Why air space instead of storage? Where do you store all the stuff that accumulates? I don’t see a garage or basement storage area. At this point, we are considering scrapping the open void space altogether.
Nicolefl schrieb:
The basement is included, as well as the earthworks themselves, The finished basement? Or just the bare basement? And how will the excavations around the house be supported? Later on, is there the possibility to convert a utility basement into a living basement? The former is included in the scope of work, a living basement costs (flat rate) twice as much.
Nicolefl schrieb:
A parking space will be created at this spot (NW). It must be located there because the city requires it. In addition, this area has been excavated a bit deeper so that the basement windows are unobstructed. What a pity. Really a shame. This corner, if it were nicely designed, would be a great seating area. My neighbors only sit on this kitchen terrace on the NW side.
It’s a pity that you didn’t respond to my post, the only one I made.
By the way, I still maintain that the price will never be kept. Do you know everything that needs to be done by the builder? What the fixed price actually covers? What about the flooring and painting? So the garage is included as well... as much as I wish it were true... that can’t work.
By the way, I still maintain that the price will never be kept. Do you know everything that needs to be done by the builder? What the fixed price actually covers? What about the flooring and painting? So the garage is included as well... as much as I wish it were true... that can’t work.
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