ᐅ Floor Plan Assistance: 216 sqm Single-Family Home with Granny Flat and Double Garage
Created on: 28 Feb 2022 13:59
A
AHLK2022
Hello everyone,
We have found a house near Frankfurt/Main where construction is about to begin. It is from a developer. Currently, there is an old house on the property which is being completely renovated. This will be converted into 3 condominiums. Our house will be a single-family home at the back with about 216 sqm (2,325 sq ft).
Two garages need to be integrated into the house, plus one parking space that we can purchase additionally.
Regarding the floor plan, apart from the external walls (a line with property boundary construction and 3.5 m (11.5 ft) to the neighbor) and the double garage, we have complete freedom. We have already modified the floor plan as we want to prepare the upper floor for potential rental at some point (an external staircase will probably not be approved). Hence the second internal staircase.
Basically, we are wondering how to best use the ground floor. Somehow I find it a bit small for cooking/living/dining. (Although I cannot verify the square meter figures, because based on the external dimensions and some calculations it should be about 49 sqm (527 sq ft) instead of approximately 44 sqm (474 sq ft), but I don’t know if the staircase is excluded).
Where is the best place to put a couch?
We also have questions about possible optimizations or mistakes we might have made. Does this all make sense? The architect implemented all of our requests without questioning whether they are practical or sensible. That makes us uncertain.
No basement, one garage for bicycles, and otherwise one room will be sacrificed.
We would like a kitchen island 🙂
The turnkey price is 769,000.
Thanks for your feedback!
Development plan/restrictions
Plot size 290 sqm (3,122 sq ft)
Slope no
Floor area ratio unknown
Building coverage ratio unknown
Building envelope, building line and boundary
Boundary construction see pictures
Number of parking spaces DG + parking space
Number of storeys 2 full + attic
Requirements from the homeowners
Number of people, age 2 + baby + one more eventually
Office: family use or home office? HO
Guests per year: few
Open or closed architecture: open
Conservative or modern style: modern
Open kitchen, kitchen island
We have found a house near Frankfurt/Main where construction is about to begin. It is from a developer. Currently, there is an old house on the property which is being completely renovated. This will be converted into 3 condominiums. Our house will be a single-family home at the back with about 216 sqm (2,325 sq ft).
Two garages need to be integrated into the house, plus one parking space that we can purchase additionally.
Regarding the floor plan, apart from the external walls (a line with property boundary construction and 3.5 m (11.5 ft) to the neighbor) and the double garage, we have complete freedom. We have already modified the floor plan as we want to prepare the upper floor for potential rental at some point (an external staircase will probably not be approved). Hence the second internal staircase.
Basically, we are wondering how to best use the ground floor. Somehow I find it a bit small for cooking/living/dining. (Although I cannot verify the square meter figures, because based on the external dimensions and some calculations it should be about 49 sqm (527 sq ft) instead of approximately 44 sqm (474 sq ft), but I don’t know if the staircase is excluded).
Where is the best place to put a couch?
We also have questions about possible optimizations or mistakes we might have made. Does this all make sense? The architect implemented all of our requests without questioning whether they are practical or sensible. That makes us uncertain.
No basement, one garage for bicycles, and otherwise one room will be sacrificed.
We would like a kitchen island 🙂
The turnkey price is 769,000.
Thanks for your feedback!
Development plan/restrictions
Plot size 290 sqm (3,122 sq ft)
Slope no
Floor area ratio unknown
Building coverage ratio unknown
Building envelope, building line and boundary
Boundary construction see pictures
Number of parking spaces DG + parking space
Number of storeys 2 full + attic
Requirements from the homeowners
Number of people, age 2 + baby + one more eventually
Office: family use or home office? HO
Guests per year: few
Open or closed architecture: open
Conservative or modern style: modern
Open kitchen, kitchen island
TmMike_2 schrieb:
That means including the plot. TmMike_2 schrieb:
Proper plots probably don’t exist where you are, or they’re unaffordable? Something like 800–1100m2 (8600–12,000 sq ft) where you can really have space to spread out? In a condominium ownership (HOA) setup, there essentially is no "plot." Proper plots where you can really spread out are likely to be unaffordable, and would generally be similar in "size." However, with a mid-terrace house, you wouldn’t ultimately have fewer window sides, and you would pay for and get about 140/145 sqm (1507/1560 sq ft) — which I find relatively much more attractive than paying for 216 sqm (2325 sq ft) but only getting 116 sqm (1248 sq ft) of living space plus (at the same price per sqm) 100 sqm (1076 sq ft) of purely countable area with a very awkward layout.
AHLK2022 schrieb:
Therefore, I’d prefer ideas without a granny flat! AHLK2022 schrieb:
Then we’ll just leave more space for ourselves. Unfortunately, that didn’t change the problem area of the building shape. So the "more space for you" would only be paid for, not truly enjoyed.
AHLK2022 schrieb:
Of course, for the price it’s incredible, but what alternatives are there? “There’s always something better than death,” said the Bremen Town Musicians. For the price, despite all the concept-level drawbacks of the offer, I no longer mind at all. See here “11ant Barthel Tips” ... nothing is impossible, Toyohtaa!
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
The roof floor plan with the bedroom doesn’t work. There is no dormer on that side, and the bed is placed halfway under the sloping roof, so the person at the bottom of the plan can only get up while bending over. And, as I already mentioned, the shower upstairs can’t be used without hitting the sloping roof.
Why don’t you tell @AHLK2022 who you imagine would use that space up there?
Why don’t you tell @AHLK2022 who you imagine would use that space up there?
M
Myrna_Loy1 Mar 2022 18:12If you are planning without a granny flat, do you still need three parking spaces? I would change the double garage into a wide single garage. Remove the staircase in the living room, then you already have a basis for a classic L-shaped layout for living, cooking, and dining.
Myrna_Loy schrieb:
If you’re planning without a granny flat, do you still need three parking spaces? I would change the double garage into a wide single garage. For the ground floor, that might sound like the beginning of a well-meaning attempt to fix things, but overall the problem remains:
kbt09 schrieb:
And, as I already said, the shower up there on the upper floor can’t be used without hitting your head on the sloped ceiling. This bathroom is, on one hand, palace-sized, yet still, for example, lacks space for a bidet, and you have to duck your head when walking to the far end. To me, this is symptomatic of the disastrous space utilization. Poor workmanship remains poor workmanship—not something that can be easily fixed.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
M
Myrna_Loy1 Mar 2022 18:53I also think that a complete rethinking would be necessary.
Myrna_Loy schrieb:
I also think it would require a complete rethink. But only in the purely hypothetical sense, because I hardly see the interests aligning here: the original poster (OP) would benefit from having a nice “house” built on what we might generously call the “plot,” without fully using up the available building volume “budget”; on the other hand, the developer wants to realize the full 216 sqm (2,320 sq ft) of sold floor area. If the OP fills the “external wall frame” differently so that only 215 or 214 sqm (2,315 or 2,304 sq ft) result, the developer will likely go along with that. But something like 150 or 170 sqm (1,615 or 1,830 sq ft)? The developer would only accept that if the OP pays them as if the full 216 sqm (2,320 sq ft) had been built. Creating such freedom for a nicer design would mean, in this example, about a 1.3 to 1.4 times “price per square meter” increase. To be honest, I don’t think a developer who comes up with projects like this is intellectually prepared for that kind of arrangement.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/