ᐅ Floor Plan Optimization for a 155 sqm Single-Family House

Hello everyone, after picking up many valuable tips here as a silent reader, I would now like to present our floor plan for discussion (Note: there are still a few errors in the plan because the planner sent the draft quickly; these will of course be corrected, e.g., the 2-meter (6.6 ft) line on the upper floor right side, escape routes, etc.).

Development Plan / Restrictions
Plot size: 807 sqm (8688 sqft)
Slope: no
Site coverage ratio: 0.25
Floor area ratio:
Building envelope, building line and boundary: see site plan
Perimeter development: no
Number of parking spaces: 2 carports
Number of stories: 1
Roof type: gable roof
Style: classic
Orientation: south
Maximum heights / limits: n/a
Other requirements: utility line along the western property boundary with a 4 m (13 ft) protection zone

Requirements of the Homeowners
Style, roof type, building type: classic single-family house with a gable roof
Basement, stories: no basement, 1 full story
Number of occupants, ages: 3 (33, 33, 2), a 4th is possible
Room requirements on ground floor (GF), upper floor (UF): GF: open living/dining area, guest room, shower/WC; UF: 2 children’s rooms, bedroom, dressing/storage, bathroom
Office: family use or home office; primarily guest room with storage option for important documents
Overnight guests per year: about 12
Open or closed architecture: open
Conservative or modern construction: classic modern
Open kitchen, kitchen island: both yes
Number of permanent dining seats: 6 with option for 10-12
Fireplace: no
Music/stereo wall: no
Balcony, roof terrace: no
Garage, carport: double carport
Utility garden, greenhouse: no
Other: moderately busy circular road to the south (50 km/h (31 mph)), no direct view due to raised earth embankment (additionally noise protection wall planned if needed), view of greenery from living room

Wishes / special features / daily routine, including reasons why or why not: desire for storage option in the kitchen for glass recycling, paper, water crates; guest room must be on the ground floor to ensure necessary privacy

House Design
Planner: planner from a construction company, based on our specifications

What do you particularly like? Why?: living area because of the kitchen island, storage under the stairs, recessed living area with garden view (no traffic area), large dressing/storage on the upper floor, bathroom not visible due to double casement window, utility/mudroom, distance from stairs to main entrance—> we really like the ground floor except for the small utility room; we are uncertain whether the children’s rooms on the upper floor are comfortable and easy to furnish

What do you dislike? Why?: utility room very small, children’s rooms are very awkwardly shaped, bedroom very large compared to kids’ rooms (12-14 sqm (130-150 sqft) would have been enough for us), location of the outdoor unit for the air-to-water heat pump
Price estimate according to architect/planner: €315,000 without kitchen, floors, painting, landscaping, and additional construction costs
Personal price limit for the house, including equipment: €420,000
Preferred heating technology: air-to-water heat pump

If you had to give up, which details or additions
-you could give up: straight staircase, but not storage underneath
-you could not give up: storage on the ground floor, guest room on the ground floor with nearby shower/WC

Why did the design end up as it is now?
Which of your wishes were implemented by the planner: living area, storage under the stairs accessible from the kitchen; wishes stemmed from a mix of many examples from various magazines

What makes it particularly good or bad in your opinion? Tailored individually to our wishes (especially on the ground floor)

What is the most important / fundamental question about the floor plan in 130 characters?

Are there suggestions for a better divided upper floor, possibly with a different staircase? It is important to us that the children’s rooms remain on the south side. Or do you think concerns about the awkward children’s rooms are not justified?

Before I address the floor plan: Should the 420k house include the kitchen and incidental construction costs, meaning all-in excluding the plot of land?
If not, I won’t discuss the floor plan because the budget is unrealistic and the project is basically dead anyway...

Yes, exactly, all in except for the plot. Painter and flooring only as materials. Kitchen from Ikea. Outdoor areas also done as a DIY project, carport will be added later. I would still appreciate an evaluation of the floor plan.

Okay, I still think the budget is very tight. Since I see exposed heating pipes, I assume a low standard, so it might work with some DIY effort.

The floor plan works, but the distance in the kitchen to the island looks too small (less than 1m (3 feet)?).
There is very little space for coats, and a window sill height of 92cm (36 inches) behind the sofa is desired?

Addendum: The children’s rooms are not that oddly shaped, so they can still be spacious. At least the upper floor space is well utilized.
However, I consider the walk-in closet unnecessary because it doesn’t offer an advantage over a regular wardrobe with this floor plan.

Thank you for the assessment! Yes, the standard is not the highest. Unfortunately, the wardrobe had to be reduced to make room for the building services. The kitchen is actually designed differently and extends a bit more into the living room (distance 1.20m (4 feet)). The sill height was chosen this way because the window is intended to serve as a secondary escape route (we were told that the heat recovery ventilation (HRV) door can sometimes be problematic for this due to the shared hallway with the main entrance).

Angel88 schrieb:

I would still appreciate an assessment of the floor plan.

In short: the ground floor has potential for optimization. The upper floor is a complete design failure.

The staircase, as shown to me, is a “disruptive element.”
Having only one access point for kitchen/dining/living areas is not ideal.