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
Sorry, this last version still lacks a sense of space. You are artificially creating an area for the hallway because of the toilet in the storage area. Why does it have to be there, and why is a shower always planned in that spot?
Without dimensions, it is difficult to properly assess the staircase; it looks somewhat short.
And why does the storage room behind the garage need three doors? This reduces the usable area from 6 m² (65 sq ft) to a maximum of 3.5 m² (38 sq ft).
Regarding the kitchen, it might be better to plan it facing the terrace. This is very valuable, especially in summer, and also practical for children who want a quick drink while playing in the garden.
Without dimensions, it is difficult to properly assess the staircase; it looks somewhat short.
And why does the storage room behind the garage need three doors? This reduces the usable area from 6 m² (65 sq ft) to a maximum of 3.5 m² (38 sq ft).
Regarding the kitchen, it might be better to plan it facing the terrace. This is very valuable, especially in summer, and also practical for children who want a quick drink while playing in the garden.
kbt09 schrieb:
It’s not about that area, but the area to the right and above the thicker red line in the upper right corner of the plan. All of that is below 2 m (6 ft 7 in) in height.
Yes, you’re right. I had considered placing everything along the opposite wall, but it would still be tight.
Somehow, I’m starting to get really frustrated with the architect again. He’s putting together something that can never work without giving any kind of warning. Since we had planned to possibly do the plumbing and electrical work ourselves, it could have been a nasty surprise.
kbt09 schrieb:
Sorry, this last layout also lacks a sense of space. You’re artificially creating an area for the hallway because of the WC in the storage area. Why does it have to be there, and why is there always a shower included in that spot? Without dimensions, it’s hard to properly assess the staircase; it looks a bit short.
And why does the storage room behind the garage need three doors? That reduces the usable area from 6 square meters (65 square feet) to about 3.5 square meters (38 square feet).
Kitchen… it might be better to plan the kitchen facing the terrace. That’s very convenient in summer, especially with kids who want a quick drink while playing in the garden, and so on.The WC upstairs is to gain more living space for cooking/living/dining. The shower is included because we thought that with kids, there might be a morning traffic jam.We had the kitchen facing the terrace in the plan with two staircases. I would also prefer that, but what do I do with the dark corner? That would require placing the dining or living area there.
AHLK2022 schrieb:
Since we had possibly planned to do the plumbing and electrical work ourselves,Good gracious, it’s just getting worse and worse...https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
AHLK2022 schrieb:
Yeah, I’m heading that way too by now… especially without a granny flat. I’ve been designing in my great online tool for a while, but I just don’t know if it will really be any better. If all you can do is limit the damage, it doesn’t make much sense.
If I understand correctly, would you all prefer a standard 08-15 semi-detached house with the usual elongated layout and 160 sq m (1,722 sq ft) over this one up here at about the same price? Well, a well-designed 160 sq m (1,722 sq ft) is better than 216 sq m (2,323 sq ft) with a poor layout.
AHLK2022 schrieb:
I would also prefer that, but what am I supposed to do with the dark corner? It would have to be a dining or living area.Well, the sofa with the TV isn’t really affected if it’s placed in the darker corner. When do you usually sit there? And, as was already suggested, it’s better to have a spacious entrance area, including a guest toilet, then a proper storage room behind the garage, and in the rest of the ground floor only dining/kitchen, maybe an armchair or something.
And on the first floor, a sofa/TV/lounge room for retreat.
Doing the electrical and plumbing yourself? I think that’s usually offered by the developer, and with what professional expertise do you plan to do that?
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