ᐅ Floor Plan Tips for a Single-Family Home with a Separate Apartment
Created on: 1 Oct 2021 00:17
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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
Nicolefl schrieb:
You could leave the staircase in the granny flat as it is and remove our straight staircase, then basically move ours to the upper floor in the spot where the staircase to the basement currently is. But then there is no separation. Which you don’t want, and nobody would want!
Nicolefl schrieb:
It’s not that something “became noticeable” after 8 months, but rather that after 8 months I just don’t like the floor plan anymore. Eight months ago, I was really excited about it. But this devilish app called Instagram shows so many beautiful houses that you start doubting what you have. We spent at least 5 months working on the floor plan we submitted. It was only “three” drafts, but it felt like forever until the first draft was ready. That is very sad to read. It’s not mandatory to seek advice about the building process. But you are caught up in the flow of logistics. Now that you are here in the forum, it’s like Instagram—a pull. Instagram only shows a brief architectural snapshot, while your house should be down-to-earth. Instagram features images that represent very expensive construction projects. Beware! Such homes require space, which is costly. What I want to say is: please stay grounded!
driver55 schrieb:
I wasn’t asked, but I’ll tell you anyway. 😎 Everything will stay as it is; otherwise, you almost start from scratch again.
I don’t understand how it only becomes noticeable after 8 months.
How quickly did the current floor plan come together? No, it’s not that simple. First of all, I started this thread because I wanted suggestions. I will definitely talk to the architect and see what can still be changed at the building authority with minimal “effort.”
It’s not that something became “noticeable” after 8 months; rather, after 8 months, I no longer like the floor plan. Eight months ago, I was thrilled with it. But this devilish app called Instagram shows so many amazing houses that you start doubting what you have. We spent about 5 months on the floor plan we submitted. Although there were only “3 designs,” it felt like forever before the first draft was ready.
ypg schrieb:
But then there would be no separation. One that you don’t want, and no one would want! I probably didn’t express myself clearly. The staircase for the basement apartment would stay exactly where it is now. The straight staircase in our hallway would be removed. We would then install a spiral staircase and position it so that it is basically above the other stairwell. However, it would only be accessible from our side to go upstairs. To get to the basement, we would have to go through the hallway into the "stairwell" that leads to the basement apartment’s staircase. I hope this makes some sense.
ypg schrieb:
It’s very sad to read this. Consulting about the building’s history is not mandatory.
But you are caught up in the flow of logistics.
Now you are here in the forum. It’s like Instagram, a pull. But Instagram only shows a brief, architectural snapshot, while your house should be solid and down-to-earth. Insta shows pictures that highlight very expensive house builds. Beware!
That requires space, which is expensive.
What I want to say: please stay grounded! Yes, we want something lasting and down-to-earth. Of course, you always look for improvements. But you simply have to stop checking what could be done better once you are already satisfied. For me, there is definitely a difference here because practical advice is given. That is important to me.
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pagoni20202 Oct 2021 07:42Your question about "quoting." You can quote multiple times in a single post one after another and do not need to create a new post each time. Simply highlight the next interesting passage after your response, then click "quote," and so on... all within the same post.
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