ᐅ Single-family house floor plan ~170 m² – just at the very beginning
Created on: 7 Jul 2022 16:36
K
Klaustal
Hello, let’s start with the list.
Development Plan / Restrictions
There are no restrictions in our development plan that conflict with our wishes.
Typical requirements include a 3m (10 ft) setback from the property boundary and 5m (16 ft) clearance for the garage, with 2 parking spaces required; otherwise, everything is unrestricted.
The plot is just under 400m² (4,300 sq ft), location as shown in the pictures.
Homeowners’ Requirements
Style, Roof Type, Building Type
Modern / timeless style, no city villa 😎 . For cost and storage reasons, no flat roof either, so we have settled on a pitched roof with little or no overhang.
Basement, Floors
No basement, 2 full stories.
Number of Residents, Ages
We are 47 and 41 plus a 5-year-old living permanently, with children aged 11 and 14 visiting on weekends (blended family).
Space Requirements on Ground Floor and Upper Floor
Ground floor: entrance vestibule (to prevent drafts reaching the dining or living room when the front door opens), living room (rather quiet area), kitchen, dining room (family area), utility/technical room, office/guest room and WC (possibly with shower).
Upper floor: master bedroom (with walk-in closet) and bathroom, 2 children’s bedrooms, second shower bathroom, storage space/room, office.
Office: Family use or home office?
We both work from home a lot.
Guests per Year
Do blended family children count as guests? Otherwise, few visits, 2-3 times per year.
Open or Closed Architecture
Mixed. We don’t want the children to have to walk through the living room when coming home in the evening to get to their rooms. Otherwise, it can be open.
Conservative or Modern Construction
Definitely very modern. We are quite “lazy.” We prefer everything built-in or wall-mounted to make cleaning easier. 🙂
Open Kitchen, Kitchen Island
Preferably an island and very straightforward design.
Number of Dining Seats
3 + 2, with occasional space for a longer table (for birthdays and similar events).
Fireplace
No.
Music / Stereo Wall
No, at least nothing that needs special consideration.
Balcony, Roof Terrace
No.
Garage, Carport
Yes, garage with storage space attached to the house and direct access to the house (if practical).
Utility Garden, Greenhouse
Maybe, but not a top priority.
Other Wishes / Special Features / Daily Routine, including reasons why certain things are included or excluded
House Design
Who created the plan:
- Planner from a construction company.
What do you particularly like? Why?
It’s a first draft.
Entrance “from the courtyard” – the vestibule area seems quite small.
Little corridor space, which we actually like, but we’re concerned it might feel cramped or dark.
How would you position the house? Build as wide as possible across the plot or leave more distance to neighbors on the “living side”? We understand there aren’t many options to “do it better” with a small plot.
Our spatial wishes have been taken into account.
What do you not like? Why?
Price estimate according to architect/planner:
450,000€ without garage + land (self-build participation).
Personal price limit for the house including equipment:
550,000€.
Preferred heating technology:
Air/water or ground source heat pump?
If you have to give up anything, which details or extras?
- What you could give up:
Straight staircase.
Shower downstairs.
That strange “symmetrical” window arrangement.
- What you cannot give up:
Number of bedrooms, 2 office areas (does not necessarily require 2 completely separate rooms).
It is more important that the interior is nice and airy than that the windows align precisely on the outside.
Why has the design turned out the way it is? For example,
Standard design from the planner with a few wishes we expressed (courtyard entrance, garage position, room layout).
What do you think makes it particularly good or bad?
It feels somewhat unmodern and not very well thought through for us.
3 windows in the walk-in closet? Swap kitchen and living room? We wanted a kitchen with island and tall cabinets behind it. Corridor upstairs without windows?
As mentioned, it’s a first draft, and maybe the “collective knowledge” here can help us move forward. We haven’t had a really personal planning meeting yet.
Development Plan / Restrictions
There are no restrictions in our development plan that conflict with our wishes.
Typical requirements include a 3m (10 ft) setback from the property boundary and 5m (16 ft) clearance for the garage, with 2 parking spaces required; otherwise, everything is unrestricted.
The plot is just under 400m² (4,300 sq ft), location as shown in the pictures.
Homeowners’ Requirements
Style, Roof Type, Building Type
Modern / timeless style, no city villa 😎 . For cost and storage reasons, no flat roof either, so we have settled on a pitched roof with little or no overhang.
Basement, Floors
No basement, 2 full stories.
Number of Residents, Ages
We are 47 and 41 plus a 5-year-old living permanently, with children aged 11 and 14 visiting on weekends (blended family).
Space Requirements on Ground Floor and Upper Floor
Ground floor: entrance vestibule (to prevent drafts reaching the dining or living room when the front door opens), living room (rather quiet area), kitchen, dining room (family area), utility/technical room, office/guest room and WC (possibly with shower).
Upper floor: master bedroom (with walk-in closet) and bathroom, 2 children’s bedrooms, second shower bathroom, storage space/room, office.
Office: Family use or home office?
We both work from home a lot.
Guests per Year
Do blended family children count as guests? Otherwise, few visits, 2-3 times per year.
Open or Closed Architecture
Mixed. We don’t want the children to have to walk through the living room when coming home in the evening to get to their rooms. Otherwise, it can be open.
Conservative or Modern Construction
Definitely very modern. We are quite “lazy.” We prefer everything built-in or wall-mounted to make cleaning easier. 🙂
Open Kitchen, Kitchen Island
Preferably an island and very straightforward design.
Number of Dining Seats
3 + 2, with occasional space for a longer table (for birthdays and similar events).
Fireplace
No.
Music / Stereo Wall
No, at least nothing that needs special consideration.
Balcony, Roof Terrace
No.
Garage, Carport
Yes, garage with storage space attached to the house and direct access to the house (if practical).
Utility Garden, Greenhouse
Maybe, but not a top priority.
Other Wishes / Special Features / Daily Routine, including reasons why certain things are included or excluded
House Design
Who created the plan:
- Planner from a construction company.
What do you particularly like? Why?
It’s a first draft.
Entrance “from the courtyard” – the vestibule area seems quite small.
Little corridor space, which we actually like, but we’re concerned it might feel cramped or dark.
How would you position the house? Build as wide as possible across the plot or leave more distance to neighbors on the “living side”? We understand there aren’t many options to “do it better” with a small plot.
Our spatial wishes have been taken into account.
What do you not like? Why?
Price estimate according to architect/planner:
450,000€ without garage + land (self-build participation).
Personal price limit for the house including equipment:
550,000€.
Preferred heating technology:
Air/water or ground source heat pump?
If you have to give up anything, which details or extras?
- What you could give up:
Straight staircase.
Shower downstairs.
That strange “symmetrical” window arrangement.
- What you cannot give up:
Number of bedrooms, 2 office areas (does not necessarily require 2 completely separate rooms).
It is more important that the interior is nice and airy than that the windows align precisely on the outside.
Why has the design turned out the way it is? For example,
Standard design from the planner with a few wishes we expressed (courtyard entrance, garage position, room layout).
What do you think makes it particularly good or bad?
It feels somewhat unmodern and not very well thought through for us.
3 windows in the walk-in closet? Swap kitchen and living room? We wanted a kitchen with island and tall cabinets behind it. Corridor upstairs without windows?
As mentioned, it’s a first draft, and maybe the “collective knowledge” here can help us move forward. We haven’t had a really personal planning meeting yet.
1. Checked Google for terrace. I will ask the building authority / planning office tomorrow.
The building window is not relevant. BUT:
A homeowner is required to remove their terrace to the extent that a distance of 2.50 meters (8.2 feet) to the neighbor’s property boundary is maintained. This is the ruling of the Higher Regional Court of Koblenz.
The building window is not relevant. BUT:
A homeowner is required to remove their terrace to the extent that a distance of 2.50 meters (8.2 feet) to the neighbor’s property boundary is maintained. This is the ruling of the Higher Regional Court of Koblenz.
I don’t understand your problem. In my design, I included an 8.5 m long garage (6 m garage + 2.5 m extension) that even maintains a 5.5 m (18 ft) distance from the street (because it’s more convenient for parking than 5 meters). For an 11 m (36 ft) long house that keeps 3 m (10 ft) from the street, it lines up flush with the back of the house. It doesn’t really matter how close the terrace is to the boundary. My concern is the garage EXTENSION block, which I wouldn’t want in such a small garden. I think it unnecessarily reduces the garden space, and there is room beside the house for both garage and extension. 😎
Würfel* schrieb:
Don't understand your problem?Well. The problem doesn’t exist with an entrance from the south. That’s correct. But if the entrance is on the side, then you end up with this extension. The homeowners need to weigh up what they prefer or what suits them better 🙂Klaustal schrieb:
1. Google search terrace. I will ask the building authority / planning office tomorrow.
The building window is not relevant. BUT:
A homeowner is required to remove their terrace to the extent that a distance of 2.50 meters (8 feet 2 inches) to the neighbor’s property boundary is maintained. This is the result of a recent ruling by the Higher Regional Court of Koblenz. Do you already have a new design?
Yes, sorry, we were on a private “different mission,” so we couldn’t continue earlier. I just briefly checked the forum on my phone.
In the meantime, we have been busy.
The narrow house option is definitely off the table now. The kitchen will stay facing the street (my wife insists). We also spent almost a full day on the plot again, observing the sun and shadow patterns. The right-hand side of the plot is actually shaded quite early due to the terrain and neighboring buildings.
Here are the current designs.
We’re still unsure about the following:
Ground Floor
- Should we remove the shower downstairs? It’s mainly intended to clean the kids and me up when we come in muddy from outside.
- Giving up the hallway closets to enlarge the living room. Then we would only build one closet under the stairs and maybe create a small coat area near the guest bathroom.
- We are also uncertain about the windows and their arrangement. We’d appreciate your opinions or ideas.
- Whether or not to include the partition wall between the living room and dining area.
Upper Floor
- We are considering reducing the size of the shower in the guest bathroom upstairs, which would also reduce the hallway size and make the office larger.
- We’re unsure about having a walk-in closet without a window. We’d like to keep our existing 3-meter (10 feet) wardrobe, so it’s currently designed that way.
One more question on the side:
The neighbors have already installed L-blocks or similar retaining walls to level their land. Can I simply use the “backside” of these (and fill up to that level), or do I need to install my own L-blocks (or similar) for support?
That’s where we are right now.
In the meantime, we have been busy.
The narrow house option is definitely off the table now. The kitchen will stay facing the street (my wife insists). We also spent almost a full day on the plot again, observing the sun and shadow patterns. The right-hand side of the plot is actually shaded quite early due to the terrain and neighboring buildings.
Here are the current designs.
We’re still unsure about the following:
Ground Floor
- Should we remove the shower downstairs? It’s mainly intended to clean the kids and me up when we come in muddy from outside.
- Giving up the hallway closets to enlarge the living room. Then we would only build one closet under the stairs and maybe create a small coat area near the guest bathroom.
- We are also uncertain about the windows and their arrangement. We’d appreciate your opinions or ideas.
- Whether or not to include the partition wall between the living room and dining area.
Upper Floor
- We are considering reducing the size of the shower in the guest bathroom upstairs, which would also reduce the hallway size and make the office larger.
- We’re unsure about having a walk-in closet without a window. We’d like to keep our existing 3-meter (10 feet) wardrobe, so it’s currently designed that way.
One more question on the side:
The neighbors have already installed L-blocks or similar retaining walls to level their land. Can I simply use the “backside” of these (and fill up to that level), or do I need to install my own L-blocks (or similar) for support?
That’s where we are right now.
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