ᐅ Floor Plan Optimization for a 160 sqm Townhouse, approx. 145 sqm Usable Living Area
Created on: 9 Mar 2022 23:20
P
Pacmansh
Hello,
We have purchased an end-terrace house from a developer and are currently in the phase where adjustments to the floor plan are still possible. The special aspect of this property is that it is not part of a repeated row house design but a unique build, allowing for somewhat more extensive modifications. The developer owns a plot on the outskirts of town, where three houses will be built: two multi-family buildings with condominiums and a block of three terraced houses. We purchased the easternmost one.
Adjustments are only possible inside due to the developer’s setup. The overall form and size of the house are fixed. However, many of the load-bearing walls, windows, etc., can be changed.
Development Plan / Restrictions
Plot size: approx. 270 sqm (2900 sq ft)
Slope: no
Floor space ratio
Built-up area ratio
Building envelope, building line and boundary
Edge development
Number of parking spaces: 1
Number of floors: 2
Roof type: flat roof
Architectural style
Orientation: south
Maximum heights / limits
Additional requirements
Homeowners' Requirements
Architectural style, roof type, building type
Basement, number of floors
Number of residents, ages: 2 adults (40 and 35 years), 1 child (4 years), another child planned
Space needs on ground floor: kitchen / living / dining room, guest bathroom, utility room, storage room, office / guest room
Space needs upstairs: master bedroom, two children’s rooms, bathroom
Office use: limited home office, should also function as a guest room
Overnight guests per year: family lives further away; visits always include overnight stays, at least 2 overnight guests monthly
Open or closed floor plan
Conservative or modern design
Open kitchen, cooking island: yes
Number of dining seats: current dining table is 220 x 100 cm (87 x 39 inches), which works well for us
Fireplace: no
Music/stereo wall: not necessary
Balcony, roof terrace: yes, see floor plan
Garage, carport: no
Utility garden, greenhouse: no
Additional wishes / special features
House Design
Designed by:
- planner from a construction company / architect
What do you particularly like? Why?
I am referring to version 2, as it addressed some previously criticized points. We are quite satisfied with this plan but still have a few issues and hope for suggestions/ideas. Positive aspects:
- two equally sized children’s rooms upstairs
- larger bathroom than in version 1
- larger living/dining area, although it might still need to be reduced due to space requirements
- practical cloakroom solution
- the southern view. Our small garden is here, with a large field beyond it. The nearest tree in this direction is at least 200-250 m (650–820 ft) away.
What do you dislike? Why?
- guest bathroom on the ground floor lacks a shower
- office/guest room is very small
- missing a clear idea where a TV could go (not very important but something we’d like to consider)
Price estimate according to architect/planner:
Personal price limit for the house, including fittings:
Preferred heating system: an air-to-water heat pump will be installed; the exact location is still flexible.
If you must give up, which details/extensions
-can you do without: bathtub in the upstairs bathroom, slightly smaller living/dining/kitchen area, storage room on the ground floor (the only real storage space)
-cannot do without:
Why is the design as it is now?
Version 1 was the original design from the project planner in the sales brochure. We requested a different layout for the heating/utility room, a somewhat less spacious staircase to gain space in the second children’s room, and a larger bathroom. The storage room should also be accessible from the hallway.
This led to the creation of version 2, with which we are fairly satisfied apart from the points mentioned above.
The planning is still somewhat informal at this stage. A formal planning meeting has yet to take place. An architectural firm will be involved to handle the detailed design. I get the impression that as much planning as possible is being done now since the current planners belong to the developer, and the architectural firm to be hired afterward would be “more expensive.” Overall, I must say that both before and after the purchase, our wishes have been fairly well accommodated and much is being made possible. For example, we were granted additional land area, a neighbor’s shed was moved to allow direct garden access, etc. I am not a professional but find the changes between versions 1 and 2 quite substantial for a developer purchase.
What is the most important/basic question about the floor plan summarized in 130 characters?
Do you see a way to create a guest bathroom with a shower and a larger work/guest room? Are there fundamental flaws in the floor plan?
We have purchased an end-terrace house from a developer and are currently in the phase where adjustments to the floor plan are still possible. The special aspect of this property is that it is not part of a repeated row house design but a unique build, allowing for somewhat more extensive modifications. The developer owns a plot on the outskirts of town, where three houses will be built: two multi-family buildings with condominiums and a block of three terraced houses. We purchased the easternmost one.
Adjustments are only possible inside due to the developer’s setup. The overall form and size of the house are fixed. However, many of the load-bearing walls, windows, etc., can be changed.
Development Plan / Restrictions
Plot size: approx. 270 sqm (2900 sq ft)
Slope: no
Floor space ratio
Built-up area ratio
Building envelope, building line and boundary
Edge development
Number of parking spaces: 1
Number of floors: 2
Roof type: flat roof
Architectural style
Orientation: south
Maximum heights / limits
Additional requirements
Homeowners' Requirements
Architectural style, roof type, building type
Basement, number of floors
Number of residents, ages: 2 adults (40 and 35 years), 1 child (4 years), another child planned
Space needs on ground floor: kitchen / living / dining room, guest bathroom, utility room, storage room, office / guest room
Space needs upstairs: master bedroom, two children’s rooms, bathroom
Office use: limited home office, should also function as a guest room
Overnight guests per year: family lives further away; visits always include overnight stays, at least 2 overnight guests monthly
Open or closed floor plan
Conservative or modern design
Open kitchen, cooking island: yes
Number of dining seats: current dining table is 220 x 100 cm (87 x 39 inches), which works well for us
Fireplace: no
Music/stereo wall: not necessary
Balcony, roof terrace: yes, see floor plan
Garage, carport: no
Utility garden, greenhouse: no
Additional wishes / special features
House Design
Designed by:
- planner from a construction company / architect
What do you particularly like? Why?
I am referring to version 2, as it addressed some previously criticized points. We are quite satisfied with this plan but still have a few issues and hope for suggestions/ideas. Positive aspects:
- two equally sized children’s rooms upstairs
- larger bathroom than in version 1
- larger living/dining area, although it might still need to be reduced due to space requirements
- practical cloakroom solution
- the southern view. Our small garden is here, with a large field beyond it. The nearest tree in this direction is at least 200-250 m (650–820 ft) away.
What do you dislike? Why?
- guest bathroom on the ground floor lacks a shower
- office/guest room is very small
- missing a clear idea where a TV could go (not very important but something we’d like to consider)
Price estimate according to architect/planner:
Personal price limit for the house, including fittings:
Preferred heating system: an air-to-water heat pump will be installed; the exact location is still flexible.
If you must give up, which details/extensions
-can you do without: bathtub in the upstairs bathroom, slightly smaller living/dining/kitchen area, storage room on the ground floor (the only real storage space)
-cannot do without:
Why is the design as it is now?
Version 1 was the original design from the project planner in the sales brochure. We requested a different layout for the heating/utility room, a somewhat less spacious staircase to gain space in the second children’s room, and a larger bathroom. The storage room should also be accessible from the hallway.
This led to the creation of version 2, with which we are fairly satisfied apart from the points mentioned above.
The planning is still somewhat informal at this stage. A formal planning meeting has yet to take place. An architectural firm will be involved to handle the detailed design. I get the impression that as much planning as possible is being done now since the current planners belong to the developer, and the architectural firm to be hired afterward would be “more expensive.” Overall, I must say that both before and after the purchase, our wishes have been fairly well accommodated and much is being made possible. For example, we were granted additional land area, a neighbor’s shed was moved to allow direct garden access, etc. I am not a professional but find the changes between versions 1 and 2 quite substantial for a developer purchase.
What is the most important/basic question about the floor plan summarized in 130 characters?
Do you see a way to create a guest bathroom with a shower and a larger work/guest room? Are there fundamental flaws in the floor plan?
N
Nice-Nofret10 Mar 2022 11:32For a galley kitchen with two parallel runs, there is no room left in that space – it’s better to plan an L-shaped kitchen and push the dining table into the kitchen area.
A galley kitchen requires at least 60cm (24 inches) of wall cabinets, 100cm (39 inches) of clearance, a 90cm (35 inches) deep island, and 100cm (39 inches) of clearance to the table. With an L-shaped kitchen, you save 190cm (75 inches) in width, which can then be used for the living area.
A galley kitchen requires at least 60cm (24 inches) of wall cabinets, 100cm (39 inches) of clearance, a 90cm (35 inches) deep island, and 100cm (39 inches) of clearance to the table. With an L-shaped kitchen, you save 190cm (75 inches) in width, which can then be used for the living area.
Suggestion:
Important: Ensure good lighting in the kitchen, as relocating it would make furnishing difficult. The children's rooms have different shapes, but their square meter area is the same. It might be necessary to swap the guest and media rooms depending on their main access. Although this would be unfortunate because of the second window, it is manageable.
Important: Ensure good lighting in the kitchen, as relocating it would make furnishing difficult. The children's rooms have different shapes, but their square meter area is the same. It might be necessary to swap the guest and media rooms depending on their main access. Although this would be unfortunate because of the second window, it is manageable.
Nice-Nofret schrieb:
For a two-row kitchen, there’s no space left in the room – it’s better to plan an L-shaped kitchen and push the dining table into the kitchen area. Of course, I would prefer to avoid that, but it remains an option on the table. The kitchen and dining area are very important to us. We are willing to accept compromises in the living room area for that.
Thank you @K a t j a for the great design. I would basically approve the upper floor as it is. Less hallway space, well-sized rooms, and the bathroom is also great.
Regarding the ground floor, there are basically three points:
- I’m still not sure if I can accept placing the kitchen in the darkest corner. I was actually really looking forward to the east and south-facing windows.
- The living room area feels too emphasized. For us, it will just be a corner sofa and maybe an additional armchair, plus a coffee table. A large seating arrangement as planned is not important to us. I also don’t really like the view facing the hallway instead of the garden.
- I think there is not enough space in the storage room. It is the only place for boxes, suitcases, some camping gear, seasonal items... The media room in your design seems to be the same size as in my variant 2. That would make 6.5 sqm (70 sq ft) for storage and all the house technology.
I’ll have a bit more time later and will take another close look.
Thanks again!
Regarding the ground floor, there are basically three points:
- I’m still not sure if I can accept placing the kitchen in the darkest corner. I was actually really looking forward to the east and south-facing windows.
- The living room area feels too emphasized. For us, it will just be a corner sofa and maybe an additional armchair, plus a coffee table. A large seating arrangement as planned is not important to us. I also don’t really like the view facing the hallway instead of the garden.
- I think there is not enough space in the storage room. It is the only place for boxes, suitcases, some camping gear, seasonal items... The media room in your design seems to be the same size as in my variant 2. That would make 6.5 sqm (70 sq ft) for storage and all the house technology.
I’ll have a bit more time later and will take another close look.
Thanks again!
@Pacmansh,
I really like the ground floor layout from @K a t j a.
The kitchen, dining, and living room aren’t squeezed into a straight 8.5m (28 feet) line. 🙂
The view from the kitchen (which isn’t too dark unless it’s completely black) goes through the dining area into the garden 🙂 . When you have two kids around, there’s plenty of space to play and keep an eye on them.
There’s room for any kind of sofa with a view of the garden 🙂, plus space to extend the dining table for big birthday celebrations—simply very well planned.
Regarding decoration and suitcases, I’d just say use the attic space, under the bed, etc., like in the rented apartment without a basement.
I really like the ground floor layout from @K a t j a.
The kitchen, dining, and living room aren’t squeezed into a straight 8.5m (28 feet) line. 🙂
The view from the kitchen (which isn’t too dark unless it’s completely black) goes through the dining area into the garden 🙂 . When you have two kids around, there’s plenty of space to play and keep an eye on them.
There’s room for any kind of sofa with a view of the garden 🙂, plus space to extend the dining table for big birthday celebrations—simply very well planned.
Regarding decoration and suitcases, I’d just say use the attic space, under the bed, etc., like in the rented apartment without a basement.
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