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 upper floor measures 11.0525 m x 7.3025 m (36.27 ft x 23.97 ft). The wall thicknesses are 30.25 cm (12 inches) on the left, 36.5 cm (14.37 inches) on the top and right, and 42.75 cm (16.83 inches) at the bottom. To be precise, the right wall of the lower right children's room (children's room 2 in my case) is 42.75 cm (16.83 inches) thick.
That’s also a good idea. Of course, every centimeter helps with the size for the kids, and the master bedroom is definitely big enough. I’m already very happy that the current sizes are being achieved. And just imagine the grateful look from the teenage daughter, who adores her parents because she has such a beautiful roof terrace right outside her room... 😉 That’s how it works with teenagers, right?
Do I understand correctly that the staircase landing is at the top of the plan? Probably to avoid falling straight down the stairs from the bathroom?
One point about the design still worries me (aside from storage space, but I have basically marked that as resolved). The upper wall of the right kid’s room will probably need to be load-bearing. Do you see any structural issues with that? I assume this will be feedback from the architect, and I want to prepare an argument in advance. What is your assessment?
K a t j a schrieb:
The first step of the staircase landing on the ground floor was built over on the upper floor.
Do I understand correctly that the staircase landing is at the top of the plan? Probably to avoid falling straight down the stairs from the bathroom?
One point about the design still worries me (aside from storage space, but I have basically marked that as resolved). The upper wall of the right kid’s room will probably need to be load-bearing. Do you see any structural issues with that? I assume this will be feedback from the architect, and I want to prepare an argument in advance. What is your assessment?
Pacmansh schrieb:
That’s a good idea too. Of course, every centimeter counts for the kids’ room size, and the master bedroom is definitely spacious enough. I’m already very happy with the current room sizes. And just imagine the grateful look from the teenage daughter, who adores her parents because she has such a nice roof terrace right outside her room... 😉 That’s how it is with teenagers, right? Well, I think they’ll probably just hide away in their rooms all day and blast their music. Or is it different nowadays? I’m unfortunately not up to date on that. Anyway, they often spend a lot of time in their rooms and frequently bring their whole group of friends along. So the rooms shouldn’t be too small.
Pacmansh schrieb:
Am I correct in understanding that the stair landing is at the top of the plan? Probably to prevent someone from falling down the stairs right from the bathroom? Mainly so the bathroom door can be moved as far as possible to the left on the plan. Otherwise, the bathroom would become too large and there wouldn’t be enough space for the sideboard in the bedroom.
Pacmansh schrieb:
There’s one point in the design that still worries me (apart from the storage space, but I’ve basically accepted that issue). The upper wall of the right children’s room probably needs to be load-bearing. Don’t you see any structural problems there? I’m assuming I’ll get feedback like this from the architect and want to prepare an argument in advance. What’s your/your team’s assessment? Normally, that shouldn’t be a problem. Roughly speaking, support beams are only needed for spans of about 6m (20 feet) or more. Also, the wall between the kids’ rooms doesn’t need to be very thick or heavy, and there’s nothing above it anyway.
K a t j a schrieb:
Mainly so that the bathroom door can be moved as far as possible to the left according to the plan. Otherwise, the bathroom becomes too large, and the sideboard can’t fit in the bedroom. Thanks, I had overlooked that context.
K a t j a schrieb:
Normally, that shouldn’t be a problem. As a rough rule of thumb, supporting beams are only needed from a span of about 6m (20 feet). Also, the wall between the kids’ rooms doesn’t need to be very thick or heavy, and nothing will be above it anyway. He was actually concerned about two points:
- The walls from left to right should be load-bearing and correspondingly have a supporting wall beneath them on the ground floor.
- The lower right corner of the upper floor is critical at the current span because it is essentially hanging unsupported above the ground floor.
But fine, let’s wait for his feedback first.
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