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?
I am also following the Wengerter thread with great interest. We have a local developer here that you’d better avoid. But when the city sells 50% (actually, it feels more like 80%) of the new development land to this company, you just can’t get around it.
Based on the draft from @K a t j a, I created another version that doesn’t move the building services to the right but instead places the bathroom on the upper floor to the left side. I think this way my architect won’t have any complaints about the piping routes. The rest is basically identical to Katja’s design.
Here are a few points/questions I have:
- Did I make any major mistakes here, or is this basically sound?
- The space for the doors seems a bit tight. How much clearance do I need there?
- I prefer the layout of the children’s rooms in Katja’s design, but I tried here to align the load-bearing walls with those on the ground floor.
- Regarding storage space under the stairs, I have mostly found pictures showing a wall between the two stair flights creating an additional room. I think that makes the space quite closed off and cramped. I then found the attached image. My staircase in the design measures 2.05 x 2.45 meters (6.7 x 8 feet). Do you think such a solution is practical and feasible?
Based on the draft from @K a t j a, I created another version that doesn’t move the building services to the right but instead places the bathroom on the upper floor to the left side. I think this way my architect won’t have any complaints about the piping routes. The rest is basically identical to Katja’s design.
Here are a few points/questions I have:
- Did I make any major mistakes here, or is this basically sound?
- The space for the doors seems a bit tight. How much clearance do I need there?
- I prefer the layout of the children’s rooms in Katja’s design, but I tried here to align the load-bearing walls with those on the ground floor.
- Regarding storage space under the stairs, I have mostly found pictures showing a wall between the two stair flights creating an additional room. I think that makes the space quite closed off and cramped. I then found the attached image. My staircase in the design measures 2.05 x 2.45 meters (6.7 x 8 feet). Do you think such a solution is practical and feasible?
driver55 schrieb:
No evaluation possible without dimensions/furnishings.
(And leave out the laminate in the sketch).
Is the square footage under the stairs supposed to compensate for the missing storage space?
Upstairs hallway is dark. (OK, it was like that earlier…) Furnishings and dimensions will be added later, as this software does not output them.
The space under the stairs is simply meant to provide some extra room; I wouldn’t call it a compensation.
There is a roof window in the upstairs area; it is a flat roof.
M
Myrna_Loy13 Mar 2022 09:49Regarding storage space: In the worst case, you can also rent a small storage unit for Christmas decorations, ski equipment, or baby items for planned future children. These are now available for as little as 20 euros per month. Otherwise, plan built-in closets wherever possible. These do not have to be 60 cm (24 inches) deep; 40 cm (16 inches) deep is often even more practical.
Pacmansh schrieb:
- Regarding storage space under the stairs, I have mostly seen pictures where a wall is built between the two stair flights, creating a separate room. I find that quite closed off and cramped. I then found the attached picture. My staircase in the design would measure 2.05x2.45m (6 ft 9 in x 8 ft). Do you think this kind of solution is practical and feasible? Yes, suitcases don’t mind if the space is small and enclosed. Even the decorations there have relatively low requirements 😎
Myrna_Loy schrieb:
Regarding storage space: in the worst case, you can also rent a small storage unit for Christmas decorations, ski equipment, or baby items for planned future children. I’ve actually thought about that as well. On my way from our home to the plot, I pass by one. The distance to the new house is less than 1 meter (0.6 miles).
SoL schrieb:
Yes, suitcases don’t care if the space is small and enclosed. Even decorations have pretty low requirements 😎 Sometimes a change of perspective can be helpful. Planning storage from the point of view of Christmas decorations. I was just wondering if an open staircase wouldn’t look nicer there, but it probably makes little difference.
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