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?
The design by @K a t j a is by far better than the one from the developer. The original designs have way too much circulation space. The entrance area downstairs is generously sized, but that space is missing elsewhere.
I can understand your concerns about storage.
Even if you follow the one-year rule (which I don’t think is well thought out), there is a lot of stuff you need more or less often but don’t want to have lying around in plain sight. I’m thinking of kitchen appliances, tools, decorations, files, food, and so on.
Is a basement absolutely not possible?
I find the walk-in closets in all designs unnecessary; combining them into a larger bedroom is more efficient.
A bathroom of 6–7m² (65–75 square feet) is appropriately sized. However, what I definitely wouldn’t do is place the bathroom in the north corner without a good reason.
The east side was actually very well suited for it. I think there is nothing better than morning sun in the bathroom.
I can understand your concerns about storage.
Even if you follow the one-year rule (which I don’t think is well thought out), there is a lot of stuff you need more or less often but don’t want to have lying around in plain sight. I’m thinking of kitchen appliances, tools, decorations, files, food, and so on.
Is a basement absolutely not possible?
I find the walk-in closets in all designs unnecessary; combining them into a larger bedroom is more efficient.
A bathroom of 6–7m² (65–75 square feet) is appropriately sized. However, what I definitely wouldn’t do is place the bathroom in the north corner without a good reason.
The east side was actually very well suited for it. I think there is nothing better than morning sun in the bathroom.
I completely agree with you. I really like the design now.
Regarding storage space: We’re not the type to keep a lot of things and we like to sort through our stuff regularly. Today, we went through everything we have in the attic and basement and managed to fit it—all the way up to the ceiling—into the marked shelf that is 230cm long (about 7.5 feet), plus a bit of space above the washer and dryer. This doesn’t include items better stored outside, like cross-country skis, a bike seat, an old bike, etc. With some additional space under the stairs for a few more things (decorations, drinks crate, ladder, vacuum cleaner), we’re covered after this inventory. We also have the option to enlarge the shed. A basement is not possible.
I don’t fully understand the criticism of the walk-in closet. Essentially, it comes from the fact that to have a larger bathroom, you have to take space from the bedroom, which then becomes too narrow to use well. Using closet space on both sides in this case seems quite efficient.
A bathroom of that size is sufficient (that’s what we have now), but I often find that people get in each other’s way and have to walk around each other. I don’t really want to deal with that with two teenage kids. We would probably have to do without a bathtub (which is manageable), and a double sink would also be difficult. So, we’d prefer something a bit bigger. The point about having an east-facing window is very good. We currently have a north-facing bathroom, and it has never been a problem, but I can imagine an east-facing one being great.
One question we have about the bathroom’s location, or rather the bedroom’s location: In the current plan, the neighboring house’s bathroom is directly adjacent to the top left corner. Is the soundproofing sufficient so that you wouldn’t hear anything when sleeping with the headboard against that wall?
Regarding storage space: We’re not the type to keep a lot of things and we like to sort through our stuff regularly. Today, we went through everything we have in the attic and basement and managed to fit it—all the way up to the ceiling—into the marked shelf that is 230cm long (about 7.5 feet), plus a bit of space above the washer and dryer. This doesn’t include items better stored outside, like cross-country skis, a bike seat, an old bike, etc. With some additional space under the stairs for a few more things (decorations, drinks crate, ladder, vacuum cleaner), we’re covered after this inventory. We also have the option to enlarge the shed. A basement is not possible.
I don’t fully understand the criticism of the walk-in closet. Essentially, it comes from the fact that to have a larger bathroom, you have to take space from the bedroom, which then becomes too narrow to use well. Using closet space on both sides in this case seems quite efficient.
A bathroom of that size is sufficient (that’s what we have now), but I often find that people get in each other’s way and have to walk around each other. I don’t really want to deal with that with two teenage kids. We would probably have to do without a bathtub (which is manageable), and a double sink would also be difficult. So, we’d prefer something a bit bigger. The point about having an east-facing window is very good. We currently have a north-facing bathroom, and it has never been a problem, but I can imagine an east-facing one being great.
One question we have about the bathroom’s location, or rather the bedroom’s location: In the current plan, the neighboring house’s bathroom is directly adjacent to the top left corner. Is the soundproofing sufficient so that you wouldn’t hear anything when sleeping with the headboard against that wall?
Pacmansh schrieb:
One question we still have regarding the bathroom location, or rather the bedroom position: In the current plan, the neighbor’s bathroom is right at the top left corner. Is the sound insulation sufficient so that you don’t notice anything when sleeping with your head against that wall?Normally, you shouldn’t hear anything from the neighbor in a terraced house. But you should also ask your building contractor about this.
K a t j a schrieb:
Normally, you shouldn’t hear anything from the neighbor in a terraced house. But you should also ask your builder about this. I agree with you for a terraced house with a party wall and an air gap in between. This is common today for terraced houses built on individual plots. However, this concerns a condominium "terraced house," and according to the general contractor’s plan, it looks like a shared wall is planned. That can definitely be a factor. In other words, I would prefer not to place the head of my bed against that wall.
RomeoZwo schrieb:
In a terraced house with a party wall and an air gap in between, I agree with you. This is common today for terraced houses on private land.
However, in this case, it is a condominium terraced house and the general contractor’s plan shows what looks like a common wall. That can definitely make a difference. So, I would prefer to avoid placing the head of my bed there. That’s a good question. If the sound insulation is insufficient, the bathroom would have to be located on the north side, which would be a shame. I also love the morning sun from the east in the bathroom.
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