ᐅ Floor plans for a single-family house with a separate apartment, 280 m² on a compact 320 m² plot
Created on: 29 Aug 2022 11:51
M
medow1982
Hello everyone,
attached is our project with a request for suggestions for improvement, especially regarding the interior layout. The building permit application is currently in process, so please avoid complete redesign proposals for the building envelope, entrance, etc. Doors and walls can still be adjusted inside.
And yes, we are fully aware that this is a small constrained plot with limited garden space, but this is all we have here and we’re happy with it!
Development Plan/Restrictions
Plot size: 310 m2 (3,337 sq ft)
Number of parking spaces: 2
Number of floors: 1.5–2
Roof type: 45-degree gable roof
Orientation: SW
Additional requirements: Must be attached to neighbors and adapted accordingly. Changes to roof shape, knee wall height, number of floors, etc. are not possible!
Owners’ Requirements
Style, roof type, building type: Attached house, adapted to neighbors. This is restricted. Open floor plan. Flexible for aging occupants.
Basement, floors: Basement = self-contained apartment according to regional building codes, with separate entrance for permanent rental in the basement.
Number of occupants, ages: 2 adults + 2 children (4 and 1 year old), basement apartment: either 2 people or a shared office for 2 to max. 6 people
Space requirements on ground and upper floors: at least 120 m2 (1,292 sq ft). We have 165 m2 (1,776 sq ft) + 18 m2 (194 sq ft), so more than needed.
Office: Family use or home office? All three desired. One mixed-use room for home office and guests planned on the ground floor.
Guest sleepers per year: maximum 2, 1–3 times per year
Modern construction style
Open kitchen, kitchen island: possibly
Number of dining seats: 1
Fireplace: no
Balcony: yes, roof terrace: no due to neighbors
Garage, carport: no, only 2 parking spaces and storage rooms on the floors. One parking space will be realized with grass pavers and a sliding gate so that the garden visually appears larger.
House Design
Who designed the plan: 2 years of our own planning, final design approved by an architect as feasible.
- Planner from a construction company: yes
- Architect: yes
What do you particularly like? Why: We planned 3 separate living units so that we can live on the ground floor as we get older and the kids move upstairs or we can rent it out. A barrier-free ground floor was very important to us. In case of emergency, we can also rent out the ground and upper floors. Only the basement apartment is planned for rental; ground and upper floors for own use.
Estimated cost according to architect/planner: approx. 1 million €
Preferred heating system: Air-to-water heat pump, split system for cost reasons. 8 kWp solar system, 2 centralized ventilation systems. Basement made of concrete + Styrodur insulation, ground and upper floors with Poroton T7-MW 36.5 bricks. Soundproofing and increased living space were priorities, and unfortunately, we no longer qualify for KfW40+ funding. We simply didn’t have enough time for the KfW40+ NH standard because interest rates have risen sharply.
If you have to give up something, which details or expansions?
- Can give up: definitely the garage. We don’t own a car and use car sharing, which works well for the family. We can occasionally use a garage and shed on the neighboring property.
- Cannot give up: terrace, garden, balcony
Why is the design as it is now?
For example, standard design from planner? No, everything developed by us. Strong restrictions due to attachment to neighbors and limits on ridge height, roof shape, and height of the adjoining building. “Wish for” options are hardly possible here since the house must be attached to the neighbor.
Which wishes did the architect implement? Most of them.
What do you think makes it particularly good or bad? We have a very small plot and limited freedom in terms of shape, but in our opinion, we made the best of it. For cost reasons, we omitted Gutex insulation in the roof. We only have the attic peak, the bathroom, and one room with a sloping ceiling (knee wall height 1.38 m (4 ft 6 in)).
According to the site manager, this should not lead to extreme overheating, but we might still install it depending on feedback. The attic is open and connected to the ventilation system, so air in the basement will be mixed via the heat exchanger anyway. My parents also don’t have Gutex insulation in their prefab home from the 1980s, and yes, the attic gets quite warm but not over 35°C (95°F). We planned to compensate with blinds but are still unsure.
Additionally, we plan to convert the kitchen on the ground floor into a living room as we age and relocate the kitchen accordingly. Everything is optional, and planned with flexible plumbing. In the basement, we might still plan another room but are unsure of the location.
What is the most important/basic question about the floor plan in 130 characters?
Is the size of the bathroom and hallway sufficient, or should we have it adjusted?
In the basement, we will add a south-facing window on the left side to brighten the basement apartment. This will reduce privacy and garden space but should please the basement occupants.
attached is our project with a request for suggestions for improvement, especially regarding the interior layout. The building permit application is currently in process, so please avoid complete redesign proposals for the building envelope, entrance, etc. Doors and walls can still be adjusted inside.
And yes, we are fully aware that this is a small constrained plot with limited garden space, but this is all we have here and we’re happy with it!
Development Plan/Restrictions
Plot size: 310 m2 (3,337 sq ft)
Number of parking spaces: 2
Number of floors: 1.5–2
Roof type: 45-degree gable roof
Orientation: SW
Additional requirements: Must be attached to neighbors and adapted accordingly. Changes to roof shape, knee wall height, number of floors, etc. are not possible!
Owners’ Requirements
Style, roof type, building type: Attached house, adapted to neighbors. This is restricted. Open floor plan. Flexible for aging occupants.
Basement, floors: Basement = self-contained apartment according to regional building codes, with separate entrance for permanent rental in the basement.
Number of occupants, ages: 2 adults + 2 children (4 and 1 year old), basement apartment: either 2 people or a shared office for 2 to max. 6 people
Space requirements on ground and upper floors: at least 120 m2 (1,292 sq ft). We have 165 m2 (1,776 sq ft) + 18 m2 (194 sq ft), so more than needed.
Office: Family use or home office? All three desired. One mixed-use room for home office and guests planned on the ground floor.
Guest sleepers per year: maximum 2, 1–3 times per year
Modern construction style
Open kitchen, kitchen island: possibly
Number of dining seats: 1
Fireplace: no
Balcony: yes, roof terrace: no due to neighbors
Garage, carport: no, only 2 parking spaces and storage rooms on the floors. One parking space will be realized with grass pavers and a sliding gate so that the garden visually appears larger.
House Design
Who designed the plan: 2 years of our own planning, final design approved by an architect as feasible.
- Planner from a construction company: yes
- Architect: yes
What do you particularly like? Why: We planned 3 separate living units so that we can live on the ground floor as we get older and the kids move upstairs or we can rent it out. A barrier-free ground floor was very important to us. In case of emergency, we can also rent out the ground and upper floors. Only the basement apartment is planned for rental; ground and upper floors for own use.
Estimated cost according to architect/planner: approx. 1 million €
Preferred heating system: Air-to-water heat pump, split system for cost reasons. 8 kWp solar system, 2 centralized ventilation systems. Basement made of concrete + Styrodur insulation, ground and upper floors with Poroton T7-MW 36.5 bricks. Soundproofing and increased living space were priorities, and unfortunately, we no longer qualify for KfW40+ funding. We simply didn’t have enough time for the KfW40+ NH standard because interest rates have risen sharply.
If you have to give up something, which details or expansions?
- Can give up: definitely the garage. We don’t own a car and use car sharing, which works well for the family. We can occasionally use a garage and shed on the neighboring property.
- Cannot give up: terrace, garden, balcony
Why is the design as it is now?
For example, standard design from planner? No, everything developed by us. Strong restrictions due to attachment to neighbors and limits on ridge height, roof shape, and height of the adjoining building. “Wish for” options are hardly possible here since the house must be attached to the neighbor.
Which wishes did the architect implement? Most of them.
What do you think makes it particularly good or bad? We have a very small plot and limited freedom in terms of shape, but in our opinion, we made the best of it. For cost reasons, we omitted Gutex insulation in the roof. We only have the attic peak, the bathroom, and one room with a sloping ceiling (knee wall height 1.38 m (4 ft 6 in)).
According to the site manager, this should not lead to extreme overheating, but we might still install it depending on feedback. The attic is open and connected to the ventilation system, so air in the basement will be mixed via the heat exchanger anyway. My parents also don’t have Gutex insulation in their prefab home from the 1980s, and yes, the attic gets quite warm but not over 35°C (95°F). We planned to compensate with blinds but are still unsure.
Additionally, we plan to convert the kitchen on the ground floor into a living room as we age and relocate the kitchen accordingly. Everything is optional, and planned with flexible plumbing. In the basement, we might still plan another room but are unsure of the location.
What is the most important/basic question about the floor plan in 130 characters?
Is the size of the bathroom and hallway sufficient, or should we have it adjusted?
In the basement, we will add a south-facing window on the left side to brighten the basement apartment. This will reduce privacy and garden space but should please the basement occupants.
medow1982 schrieb:
Planning: 2 years of planning by ourselves Wow.
medow1982 schrieb:
Basement... will be rented out because financially it really makes sense. If it were just about the money, building without a basement would be much cheaper... Is that an attempt at an oxymoron in full sentences? 😉
medow1982 schrieb:
Regarding the parking space. Legally, according to the state building code, this is a single-family house with a granny flat, so 2 living units and 2 required parking spaces. Practically, 3 living units are possible. If you do that officially, of course you will need an additional parking space later. Exactly. With 3 living units, you would need 3 parking spaces, and you’re still doing well. Others require 3 parking spaces per living unit. Since we are clueless here, knowing this is important for assessing the design. So, to put it briefly, everything is fine for now. If you realize the separation, you’re basically cheating because nobody checks anyway. 😉
medow1982 schrieb:
The waste containers are clearly marked on the site plan. Still, the tenant in the granny flat can also put them in front of the utility room entrance. And then carry the bin upstairs? But it’s okay, they’ll drop it off somewhere.
medow1982 schrieb:
We are aware that the granny flat is like a stepchild. I hope there will be some constructive criticism here, meaning a suggestion for improvement. And after 2 years of planning too. Let’s see what else can be done. Maybe you’ll give us at least 2 weeks for ideas? It usually doesn’t work instantly on the fly.
medow1982 schrieb:
We had thought about adding a window in the lower left corner of the basement to bring in some natural light from the south. Of course, this would require a light well and come at the expense of the garden. I would be way too selfish for that. It would completely break up the garden. I’m against it. 😎
medow1982 schrieb:
... instead of referring to a detached, larger plot and house. Does anyone have that? I didn’t even notice. Improvement suggestions will definitely come – just be patient, as I said.
medow1982 schrieb:
Planting will be done by the architect; obviously, we won’t plan any huge trees. Every blade of grass will be in the shade then. But whatever. If demand is as high as you say, it would probably rent out even with enormous oaks in front.
M
medow198229 Aug 2022 16:53You will get the time you need. However, please keep the mechanical room / entrance / stairs and the exterior walls as they are, otherwise the building authority approval will take another 8 months :-)
I appreciate any constructive suggestions for the interior layout, including the bathroom. The mechanical room is located there because all the house utilities—electricity, water, and wastewater—are routed through that area.
Regarding the structural design, the architect and structural engineer see no problem with the small spans involved. The structural engineer has designed hundreds of houses, so as a layperson, I trust his judgment. The building authority will review the structural calculations again during the building permit / planning permission process anyway.
The basement is made of 25cm (10 inches) reinforced concrete plus Styrodur insulation, and the ground and upper floors use Poroton T7-MW blocks with a thickness of 36.5cm (14.4 inches). The floors and ceilings of the basement, ground floor, and upper floor consist of 20cm (8 inches) reinforced concrete slabs, plus layers for soundproofing, installations, and floor coverings, totaling about 35cm (14 inches).
I appreciate any constructive suggestions for the interior layout, including the bathroom. The mechanical room is located there because all the house utilities—electricity, water, and wastewater—are routed through that area.
Regarding the structural design, the architect and structural engineer see no problem with the small spans involved. The structural engineer has designed hundreds of houses, so as a layperson, I trust his judgment. The building authority will review the structural calculations again during the building permit / planning permission process anyway.
The basement is made of 25cm (10 inches) reinforced concrete plus Styrodur insulation, and the ground and upper floors use Poroton T7-MW blocks with a thickness of 36.5cm (14.4 inches). The floors and ceilings of the basement, ground floor, and upper floor consist of 20cm (8 inches) reinforced concrete slabs, plus layers for soundproofing, installations, and floor coverings, totaling about 35cm (14 inches).
medow1982 schrieb:
So much for wishing for something here,But that also applies “after the building permit / planning permission.”Basically, there was probably more potential overall. Making changes now is like renovating a listed building... but okay, it should please you.
The granny flat will find a tenant as well. I actually find the granny flat layout more sensible than the ground floor, where there isn’t even a proper dining area, but instead a dark open space in the middle.
However, the rooms in the granny flat are just scattered without any zoning. I would rearrange the kitchen, dining, and living areas—rotate them so that the living room is in the free corner at the bottom right of the plan, the dining area at the bottom left, and the kitchen where the dining area is now. Then try to create some privacy screens between the bathroom/bedroom and the open living space.
@K a t j a’s suggestion in #16 is way better.
Since the bedroom on the ground floor is more of an office, having the bathroom access—and thus the private area—there is probably more acceptable.
medow1982 schrieb:
A wheelchair-accessible ground floor was very important to us.The bathroom is not wheelchair accessible.And regarding the furniture (bedroom): placing wardrobes against exterior walls is generally avoided due to the risk of mold.
I believe swapping the bathroom with the staircase would create better flow on the ground floor and a more pleasant single-family home feel, as the bathroom’s current location is quite dividing.
M
medow198229 Aug 2022 19:49Thanks for the information. Where m
Actually not bad. You can’t fit a bathtub in like this, and there is hardly any continuous living space with natural light. However, I wouldn’t design the wall in the middle at the bottom, so that an open-plan office can be created. I forgot to mention that in 95% of cases, the wife plans to use the office there for her club, with 2 to max. 4 people. Otherwise, I like the design apart from the unnecessary laundry room, which I see more as a storage closet.
K a t j a schrieb:
first attempt at a granny flat for discussion:
[ATTACH alt="grundrisse-efh-mit-elw-280-m2-auf-320m2-sympatisch-kleinen-Grundstück-592689-1.jpg"]74414[/ATTACH]
Actually not bad. You can’t fit a bathtub in like this, and there is hardly any continuous living space with natural light. However, I wouldn’t design the wall in the middle at the bottom, so that an open-plan office can be created. I forgot to mention that in 95% of cases, the wife plans to use the office there for her club, with 2 to max. 4 people. Otherwise, I like the design apart from the unnecessary laundry room, which I see more as a storage closet.
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