ᐅ Single-family house floor plan approximately 165 m² plus basement
Created on: 30 Aug 2022 21:16
G
Gregor_K
Hello everyone,
My wife and I purchased a plot of land last year and are now ready to start the construction project. Over the past few weeks, I have spoken with four general contractors and gathered quotes. In the coming weeks, I plan to choose one general contractor; at the moment, two are in the final running. Several floor plans have been developed, and I have posted the one we like best here. The floor plan currently does not include furniture, but once we decide on a contractor, I will finalize it with the contractor/architect unless a better plan comes up.
Of the two general contractors we are considering, one offers a planning contract for service phases HOAI 1-4. The other does not provide this, so we will need to hire a separate architect (HOAI 1-3).
Having followed various discussions in this forum for a while, I would appreciate your feedback on the floor plan. This is our first build; my knowledge so far comes from seminars by the Builders’ Protection Association and this housebuilding forum.
Development Plan/Restrictions
Plot No. 194
Plot size: 680m² (7,300 sq ft)
Slope: yes, descending about 1 to 1.5m (3 to 5 feet) from the access road
Site coverage ratio: 0.4
Floor area ratio: N/A
Building envelope, building line and boundary: see blue line on the development plan; approximately 12.95m x 20m (42.5 ft x 66 ft)
Setback from boundary: 3m (10 feet)
Parking spaces: 1 to 2
Maximum building height: 2 full floors
Roof style: no specification in the development plan
Homeowners’ Requirements
Style, roof type, building type: Single-family house, gabled roof with purlins if possible
Basement, floors: 2 full floors plus basement
Number of occupants: 5 people, 2 adults and 3 children
Office: Home office room
Occasional guests: none or at most 1 to 2 per year
Open kitchen, kitchen island: Yes, open kitchen, but kitchen island not absolutely necessary
Number of dining seats: 6
Fireplace: no
Balcony, roof terrace: not required
Garage, carport: Single garage to be located on the east side, plus at least 2 additional parking spaces on the northwest side of the property
House Design
Designer:
- Design by a prefabricated house supplier
What do you particularly like? Why?
We like the appearance of the house with the bay window; it looks stylish to us. Overall, it includes everything we need, such as a pantry, a relatively spacious dining area combined with the living room, 3 children’s rooms, and an office.
What do you dislike? Why?
The staircase could be positioned further from the entrance, but this is acceptable. The bathroom design still looks unfinished.
Price estimate according to architect/designer: €620,000 without ancillary building costs (no price negotiation)
Personal price limit for the house, including fittings: €650,000 without ancillary building costs
If you had to give up certain details/extra features,
- what you could do without: Items we can omit have already been removed, e.g., walk-in closet and storage room
- what you cannot do without: 3 children’s rooms, pantry, office, landing staircase, basement
Why is the design as it is now? For example:
Design from the planner following these specifications:
- 2 full floors or 1.5 floors with a high knee wall (e.g., 180cm (70.9 inches))
- Flexible roof type; we like a gabled roof with purlins or alternatively a hip roof or flat roof
- Ground floor plus upper floor should be between 165m² and 175m² (1,776 to 1,884 sq ft)
- open kitchen + living room + dining area
- guest bathroom with shower
- entrance area should be usable for 5 people (space for shoe cabinets)
- pantry
- office room that can later be used as a bedroom in older age
- dining area close to the kitchen
- kitchen and dining area should be near the terrace
- 3 children’s rooms (2 rooms at least 15m² (161 sq ft), 1 room at least 12m² (129 sq ft))
- master bedroom with or without walk-in closet, depending on what fits better into the floor plan
- optional laundry chute would be great but not essential
- preferably no separate children’s bathroom
- bathroom at least 10m² (108 sq ft), better if 12 to 14m² (129 to 151 sq ft), depending on the layout
- staircase should not be located in the entrance’s dirt zone. A comfortable staircase would be great; ideally a landing staircase
- space for a single garage on the plot, i.e., no double garage
- access from the garage to the pantry would be nice but not essential
- no gallery
- no conservatory/glass extension
- covered access from garage to front door is not absolutely necessary
What is the most important/basic question about the floor plan in 130 characters?
Can the staircase be placed further away from the entrance? What do you think about making windows in the bathroom, master bedroom, and office narrower (window sill height)? Are the basement windows well positioned, especially those near the terrace?
My wife and I purchased a plot of land last year and are now ready to start the construction project. Over the past few weeks, I have spoken with four general contractors and gathered quotes. In the coming weeks, I plan to choose one general contractor; at the moment, two are in the final running. Several floor plans have been developed, and I have posted the one we like best here. The floor plan currently does not include furniture, but once we decide on a contractor, I will finalize it with the contractor/architect unless a better plan comes up.
Of the two general contractors we are considering, one offers a planning contract for service phases HOAI 1-4. The other does not provide this, so we will need to hire a separate architect (HOAI 1-3).
Having followed various discussions in this forum for a while, I would appreciate your feedback on the floor plan. This is our first build; my knowledge so far comes from seminars by the Builders’ Protection Association and this housebuilding forum.
Development Plan/Restrictions
Plot No. 194
Plot size: 680m² (7,300 sq ft)
Slope: yes, descending about 1 to 1.5m (3 to 5 feet) from the access road
Site coverage ratio: 0.4
Floor area ratio: N/A
Building envelope, building line and boundary: see blue line on the development plan; approximately 12.95m x 20m (42.5 ft x 66 ft)
Setback from boundary: 3m (10 feet)
Parking spaces: 1 to 2
Maximum building height: 2 full floors
Roof style: no specification in the development plan
Homeowners’ Requirements
Style, roof type, building type: Single-family house, gabled roof with purlins if possible
Basement, floors: 2 full floors plus basement
Number of occupants: 5 people, 2 adults and 3 children
Office: Home office room
Occasional guests: none or at most 1 to 2 per year
Open kitchen, kitchen island: Yes, open kitchen, but kitchen island not absolutely necessary
Number of dining seats: 6
Fireplace: no
Balcony, roof terrace: not required
Garage, carport: Single garage to be located on the east side, plus at least 2 additional parking spaces on the northwest side of the property
House Design
Designer:
- Design by a prefabricated house supplier
What do you particularly like? Why?
We like the appearance of the house with the bay window; it looks stylish to us. Overall, it includes everything we need, such as a pantry, a relatively spacious dining area combined with the living room, 3 children’s rooms, and an office.
What do you dislike? Why?
The staircase could be positioned further from the entrance, but this is acceptable. The bathroom design still looks unfinished.
Price estimate according to architect/designer: €620,000 without ancillary building costs (no price negotiation)
Personal price limit for the house, including fittings: €650,000 without ancillary building costs
If you had to give up certain details/extra features,
- what you could do without: Items we can omit have already been removed, e.g., walk-in closet and storage room
- what you cannot do without: 3 children’s rooms, pantry, office, landing staircase, basement
Why is the design as it is now? For example:
Design from the planner following these specifications:
- House with basement:
- 2 full floors or 1.5 floors with a high knee wall (e.g., 180cm (70.9 inches))
- Flexible roof type; we like a gabled roof with purlins or alternatively a hip roof or flat roof
- Ground floor plus upper floor should be between 165m² and 175m² (1,776 to 1,884 sq ft)
- Ground floor:
- open kitchen + living room + dining area
- guest bathroom with shower
- entrance area should be usable for 5 people (space for shoe cabinets)
- pantry
- office room that can later be used as a bedroom in older age
- dining area close to the kitchen
- kitchen and dining area should be near the terrace
- Upper floor:
- 3 children’s rooms (2 rooms at least 15m² (161 sq ft), 1 room at least 12m² (129 sq ft))
- master bedroom with or without walk-in closet, depending on what fits better into the floor plan
- optional laundry chute would be great but not essential
- preferably no separate children’s bathroom
- bathroom at least 10m² (108 sq ft), better if 12 to 14m² (129 to 151 sq ft), depending on the layout
- General:
- staircase should not be located in the entrance’s dirt zone. A comfortable staircase would be great; ideally a landing staircase
- space for a single garage on the plot, i.e., no double garage
- access from the garage to the pantry would be nice but not essential
- no gallery
- no conservatory/glass extension
- covered access from garage to front door is not absolutely necessary
What is the most important/basic question about the floor plan in 130 characters?
Can the staircase be placed further away from the entrance? What do you think about making windows in the bathroom, master bedroom, and office narrower (window sill height)? Are the basement windows well positioned, especially those near the terrace?
K a t j a schrieb:
Wow, the neighbor really put up quite a lot. 😎
Does the land slope back up at the rear, or does it slope evenly downward or stay level?The land at the back remains level or slopes gently downward.
K a t j a schrieb:
Wow, the neighbor really made quite a mess. 😎 Oh man, that’s exactly what I thought when I looked at the photos 😱
K a t j a schrieb:
Wow, the neighbor really made quite a big pile there. 😎 ypg schrieb:
Oh man, I was just thinking the same when I looked at the photos. 😱 Am I allowed to make a pile like that too, or am I too old for that? 😉
Just kidding—what would you do in my situation? The previous landowner offered to give me fill material at a low cost. The neighbor is paying about $14,000 (USD) for the fill.
1 meter (3 feet) and a slight difference in elevation – I would raise the ground in the front and also the terrace in the back. Then add stairs from the terrace down to the garden. Since you are building with a basement, you can easily bring the ground floor up to street level. I would leave the rear sides (facing the garden) and the rest of the garden free to allow for basement windows. Of course, this might require small steps here and there – but that’s something the owner of a sloped plot has to accept.
How large is the plot exactly? Are garages or carports allowed to be built right up to the boundary or not? This is quite important since you are planning for 3 parking spaces.
I would hold off on the offers to bring in fill material from your neighbors for now. Primarily, you need gravel or other stabilizing materials. Soil is only necessary if you want to improve bare spots, and you’ll probably have enough of that yourself in the end. I would also advise against raising the entire site. First of all, it’s questionable whether this is permitted, and secondly, you often have to shore up the boundary to your neighbors or affect natural water drainage, and so on. This usually just causes trouble and extra costs.
You might also want to ask what your neighbors on the left and right are planning. It’s obviously not ideal if everyone else raises their ground level and you end up in a hole. Is there anything about this in the development plan / planning permission?
How large is the plot exactly? Are garages or carports allowed to be built right up to the boundary or not? This is quite important since you are planning for 3 parking spaces.
I would hold off on the offers to bring in fill material from your neighbors for now. Primarily, you need gravel or other stabilizing materials. Soil is only necessary if you want to improve bare spots, and you’ll probably have enough of that yourself in the end. I would also advise against raising the entire site. First of all, it’s questionable whether this is permitted, and secondly, you often have to shore up the boundary to your neighbors or affect natural water drainage, and so on. This usually just causes trouble and extra costs.
You might also want to ask what your neighbors on the left and right are planning. It’s obviously not ideal if everyone else raises their ground level and you end up in a hole. Is there anything about this in the development plan / planning permission?
K a t j a schrieb:
1 meter (3 feet) and a bit of a height difference – I would also build up the front and the terrace at the back. Then add stairs leading from the terrace down to the garden. Since you’re building with a basement, you can easily bring the ground floor up to street level. I would leave the back sides (facing the garden) and the rest of the garden open to allow for basement windows. Of course, this will probably require small steps here and there – but that’s something a hillside owner has to accept.
How exactly large is the plot? Are garages or carports allowed to be built right on the boundary or not? That’s quite important, since you’re aiming for 3 parking spaces.
I would wait a bit on the neighbors’ offers to add fill. You mainly need gravel or other stabilizing material. Soil is only necessary if you want to improve bare spots, and you will probably have enough of that on your own in the end. Also, I would advise against filling in the entire area. First, it’s questionable whether that’s even allowed, and secondly, you always have to consider that you may need to shore up the neighbor’s property or affect natural water runoff, and so on. This usually only causes trouble and expenses.
You could also ask what your neighbors on the left and right are planning. It’s not ideal if everyone builds up their land except you, and then you end up sitting in a hole. Is there anything about this in the building permit / planning permission? The plot is 680 m² (7,326 sq ft) and garages / carports are allowed to be built right on the property boundary. I was thinking of placing 2 parking spaces in the upper left corner. So theoretically, we would have 4 parking spaces for cars: the 2 spaces on the left, the garage, and the area 5 meters (16 feet) in front of the garage. See attachment for reference.
The plot on the right (195) has not been sold yet, and the one on the left (193) is currently under construction. He didn’t yet know if he plans to fill in the remaining area. I wouldn’t have a problem with stairs and could imagine a garden like the one shown in the picture here. I couldn’t find anything about this in the building permit / planning permission.
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