ᐅ Floor plan: New construction on an existing bungalow basement, one-and-a-half stories
Created on: 19 Dec 2022 01:12
M
Mal Bauen
Hello to all forum members,
We are still relatively early in our building project and have many fundamental questions to clarify. Nevertheless, I would like to introduce the project here.
We recently became owners of a prefabricated bungalow from Streif Haus, built in 1987. It has a full concrete basement (by Betonkemmler).
Our plan is to demolish the bungalow down to the top edge of the basement and build a new house for our family (currently four, eventually five) on top. The existing basement (very solid construction) is to be integrated as a utility basement including a technical room. At the same time, the heating system will be modernized from oil heating to a heat pump.
Currently, we are in contact with both prefabricated house suppliers (Weberhaus, Danwood) and solid construction companies (Denkinger). The property is located in Baden-Württemberg (southern Baden).
Even though the floor plan is only a first draft, I would like to present it here for feedback (summary below).
In particular, I hope to get some thoughts on the following basic questions:
Here is the summary sheet (key points).
Many thanks in advance for your input, comments, and critiques. I will gladly report further developments here in the thread.
Development Plan / Restrictions
Size of the plot: 615m² (6620 sq ft)
Slope: North/South: <0.5m (1.6 ft) over 18m (59 ft), West-East: approx. 2m (6.6 ft) over 33m (108 ft) (see elevation profile)
Site coverage ratio: No development plan (Section 34 of German Building Code). The immediate neighborhood contains some generously built plots. We do not want to change the building footprint of the existing house but want to add a double garage (not currently present).
Floor area ratio: No development plan (Section 34 of German Building Code)
Building envelope, building line and boundary: No development plan (Section 34 of German Building Code). Property boundaries and existing building shown in aerial photo attached
Edge development: None
Number of parking spaces: None
Number of floors: 1.5 stories
Roof type: Gable roof
Architectural style: Modern detached family house
Orientation: see aerial photo. Entrance (currently): north
Maximum height/limits: No development plan
Immediate neighbors: Northern neighbor: 2 stories with flat roof. Southern: 1.5 stories with hipped roof. Western: 1.5 stories with gable roof.
Client Requirements
Style, roof form, building type: We want to transform the existing bungalow into a classic 1.5-story detached house with a gable roof and possibly shed dormers.
Basement, floors: Utility basement (existing, concrete basement), ground floor (living), upper floor (sleeping)
Number of persons, ages: Our family currently has four members (ages: 32, 30, 2, 0), with another child planned
Space requirements on ground and upper floor:
Ground floor: living room, kitchen (possibly with pantry), room for home office or guest room, guest WC with shower, cloakroom
Upper floor: master bedroom, 3 children’s bedrooms, bathroom
Office: family use or home office: Home office (100% for me)
Overnight guests per year: Few, less than 5 guests/nights
Open or closed architecture: Rather closed. Ability to separate kitchen and living room would be desirable.
Conservative or modern design: Modern
Open kitchen, kitchen island: Kitchen island not mandatory. Partly open kitchen: separation from living room would be good.
Number of dining seats: 5-8
Fireplace: Only if budget allows, not mandatory
Music/ stereo wall: No
Balcony, roof terrace: No
Garage, carport: Double garage
Utility garden, greenhouse: No
Further wishes/special features/daily routine, including reasons for preferences or exclusions: The technical room should be located in the existing basement (e.g., in the former oil heating room). A sensible circulation concept is very important: front door/upper floor stairs/basement stairs. Ideally, short distances between garage and house as well as good accessibility of rooms within the house.
House Design
Designed by: Initial draft from the prefab house supplier after first meeting
What do you especially like? Why?: (Almost) all room requests fulfilled. Good accessibility of upper floor rooms via centrally located landing. Short distances from garage to house thanks to new front door position (west instead of north). Spacious cloakroom area. Living room oriented south/east with a nice view.
What do you not like? Why?: The draft was created after an initial discussion of the project. Some ideas and preferences developed or changed later on by us:
- Existing concrete stairs in the basement will not be used, causing extra costs for upgrading the basement (new stairs, new room layout).
- (Small) pantry for food/storage on the ground floor would be great
- Better separation of kitchen and living room is desirable
Price estimate according to architect/planner: 520,000 € (approx. $560,000), turnkey (including 10kWp photovoltaic system with 10kW storage, fresh air heating with air-to-air heat pump), excluding demolition of existing bungalow, double garage, incidental building costs
Personal price limit for house including fittings: 700,000 € (rough estimate: demolition down to top of basement: 30,000 €, house: 530,000 €, incidental costs including basement statics: 50,000 €, double garage: 30,000 €, kitchen/furniture: 40,000 €, landscaping: 20,000 €)
Preferred heating technology: Heat pump with underfloor heating. If budget allows: ground-source heat pump with deep geothermal drilling. The prefab house supplier prefers fresh air heating.
If you had to give up something, which details or add-ons could you do without: Fireplace, new basement stairs
What can you absolutely not do without: Home office
Why is the design like it is now?
Individualized draft by the prefab supplier adapted to the existing basement footprint after discussing our rough (space) requirements.
We are still relatively early in our building project and have many fundamental questions to clarify. Nevertheless, I would like to introduce the project here.
We recently became owners of a prefabricated bungalow from Streif Haus, built in 1987. It has a full concrete basement (by Betonkemmler).
Our plan is to demolish the bungalow down to the top edge of the basement and build a new house for our family (currently four, eventually five) on top. The existing basement (very solid construction) is to be integrated as a utility basement including a technical room. At the same time, the heating system will be modernized from oil heating to a heat pump.
Currently, we are in contact with both prefabricated house suppliers (Weberhaus, Danwood) and solid construction companies (Denkinger). The property is located in Baden-Württemberg (southern Baden).
Even though the floor plan is only a first draft, I would like to present it here for feedback (summary below).
In particular, I hope to get some thoughts on the following basic questions:
- Has any forum member gained experience with building on an existing basement?
- Is there generally a preferred construction method for our project? We are still undecided whether to go for a prefab timber frame house or a masonry (brick or block) solid construction.
- So far, we have not discussed a double garage with the builders, but it will be needed. Where does it make more sense: northwest or southwest (directly next to the neighbor’s garage)?
- To what extent can the project be treated as a renovation with partial demolition in terms of building regulations? Background: Are there any possibilities for funding (still) available?
- What we want to achieve with the floor plan is short walking distances inside and around the house. Therefore, the main entrance was moved from the north side to the west side. However, since it is on the short side of the house, this results in more corridor space and longer routes inside (e.g., from the front door to the stairs to the upper floor). But as the saying goes, you have to accept some drawbacks — what is your opinion: front door facing north or west?
Here is the summary sheet (key points).
Many thanks in advance for your input, comments, and critiques. I will gladly report further developments here in the thread.
Development Plan / Restrictions
Size of the plot: 615m² (6620 sq ft)
Slope: North/South: <0.5m (1.6 ft) over 18m (59 ft), West-East: approx. 2m (6.6 ft) over 33m (108 ft) (see elevation profile)
Site coverage ratio: No development plan (Section 34 of German Building Code). The immediate neighborhood contains some generously built plots. We do not want to change the building footprint of the existing house but want to add a double garage (not currently present).
Floor area ratio: No development plan (Section 34 of German Building Code)
Building envelope, building line and boundary: No development plan (Section 34 of German Building Code). Property boundaries and existing building shown in aerial photo attached
Edge development: None
Number of parking spaces: None
Number of floors: 1.5 stories
Roof type: Gable roof
Architectural style: Modern detached family house
Orientation: see aerial photo. Entrance (currently): north
Maximum height/limits: No development plan
Immediate neighbors: Northern neighbor: 2 stories with flat roof. Southern: 1.5 stories with hipped roof. Western: 1.5 stories with gable roof.
Client Requirements
Style, roof form, building type: We want to transform the existing bungalow into a classic 1.5-story detached house with a gable roof and possibly shed dormers.
Basement, floors: Utility basement (existing, concrete basement), ground floor (living), upper floor (sleeping)
Number of persons, ages: Our family currently has four members (ages: 32, 30, 2, 0), with another child planned
Space requirements on ground and upper floor:
Ground floor: living room, kitchen (possibly with pantry), room for home office or guest room, guest WC with shower, cloakroom
Upper floor: master bedroom, 3 children’s bedrooms, bathroom
Office: family use or home office: Home office (100% for me)
Overnight guests per year: Few, less than 5 guests/nights
Open or closed architecture: Rather closed. Ability to separate kitchen and living room would be desirable.
Conservative or modern design: Modern
Open kitchen, kitchen island: Kitchen island not mandatory. Partly open kitchen: separation from living room would be good.
Number of dining seats: 5-8
Fireplace: Only if budget allows, not mandatory
Music/ stereo wall: No
Balcony, roof terrace: No
Garage, carport: Double garage
Utility garden, greenhouse: No
Further wishes/special features/daily routine, including reasons for preferences or exclusions: The technical room should be located in the existing basement (e.g., in the former oil heating room). A sensible circulation concept is very important: front door/upper floor stairs/basement stairs. Ideally, short distances between garage and house as well as good accessibility of rooms within the house.
House Design
Designed by: Initial draft from the prefab house supplier after first meeting
What do you especially like? Why?: (Almost) all room requests fulfilled. Good accessibility of upper floor rooms via centrally located landing. Short distances from garage to house thanks to new front door position (west instead of north). Spacious cloakroom area. Living room oriented south/east with a nice view.
What do you not like? Why?: The draft was created after an initial discussion of the project. Some ideas and preferences developed or changed later on by us:
- Existing concrete stairs in the basement will not be used, causing extra costs for upgrading the basement (new stairs, new room layout).
- (Small) pantry for food/storage on the ground floor would be great
- Better separation of kitchen and living room is desirable
Price estimate according to architect/planner: 520,000 € (approx. $560,000), turnkey (including 10kWp photovoltaic system with 10kW storage, fresh air heating with air-to-air heat pump), excluding demolition of existing bungalow, double garage, incidental building costs
Personal price limit for house including fittings: 700,000 € (rough estimate: demolition down to top of basement: 30,000 €, house: 530,000 €, incidental costs including basement statics: 50,000 €, double garage: 30,000 €, kitchen/furniture: 40,000 €, landscaping: 20,000 €)
Preferred heating technology: Heat pump with underfloor heating. If budget allows: ground-source heat pump with deep geothermal drilling. The prefab house supplier prefers fresh air heating.
If you had to give up something, which details or add-ons could you do without: Fireplace, new basement stairs
What can you absolutely not do without: Home office
Why is the design like it is now?
Individualized draft by the prefab supplier adapted to the existing basement footprint after discussing our rough (space) requirements.
M
Mal Bauen20 Dec 2022 01:11Thank you all for the extensive feedback. The overall message is quite clear: "renovate rather than ruin."
A master carpenter friend advised us against upgrading a bungalow to a one-and-a-half-story house (especially regarding the structural integrity of the ground floor exterior walls and the floor ceiling). We even had to convince the prefabricated house supplier to preserve the existing basement. Both parties are certainly biased in their own ways. Additionally, there is the emotional aspect—the desire to build something new with fewer compromises. However, we are trying to carefully remove our blinders when it comes to building within (not just on) an existing structure.
We will seek assessments from a local carpentry firm and an architect (who is conveniently also an energy consultant) to then compare the renovation in terms of cost and compromises with a new build. Let’s see what can be managed before Christmas.
Your point about construction time is absolutely correct, although we do not plan to move in before the end of 2024, which hopefully gives us some breathing room.
A master carpenter friend advised us against upgrading a bungalow to a one-and-a-half-story house (especially regarding the structural integrity of the ground floor exterior walls and the floor ceiling). We even had to convince the prefabricated house supplier to preserve the existing basement. Both parties are certainly biased in their own ways. Additionally, there is the emotional aspect—the desire to build something new with fewer compromises. However, we are trying to carefully remove our blinders when it comes to building within (not just on) an existing structure.
We will seek assessments from a local carpentry firm and an architect (who is conveniently also an energy consultant) to then compare the renovation in terms of cost and compromises with a new build. Let’s see what can be managed before Christmas.
WilderSueden schrieb:Yes, we are still quite early in the planning stage. The idea was to get a sense of the current price range for our project. It is indeed significant, but it feels like the value-for-money ratio is almost constant across the providers. At least two couples we know are (so far) each satisfied with both companies. Tending towards Weberhaus, however, would probably be our preference, if new build and if prefab.
I also find it interesting that Weberhaus and Danwood, two prefab builders, are at opposite ends of the price range on the list. The plan doesn’t seem fully thought through yet.
Your point about construction time is absolutely correct, although we do not plan to move in before the end of 2024, which hopefully gives us some breathing room.
You will find Dacia drivers who are happy with their cars, and you will find satisfied Porsche drivers. But a Porsche enthusiast will never be satisfied with a Dacia. Conversely, someone with the mindset of "as long as I have four wheels to get me from point A to point B" will never be willing to spend that much money on a Porsche.
H
hanghaus202320 Dec 2022 09:39The old floor plan already has the potential for immediate move-in. You will later really miss the coziness of the original construction style.
Are there already two-story houses in the neighborhood?
Show us some pictures of the house.
Are there already two-story houses in the neighborhood?
Show us some pictures of the house.
X
xMisterDx20 Dec 2022 10:46Wow. You’re planning a new build, partly for the children, and then the children's bedrooms are only 17, 14, and 11.5m² (183, 150, and 124 sq ft)? Are you trying to start a decade-long fight over the biggest bedroom? Especially since 11.5m² (124 sq ft) is really borderline for a child’s room.
But then there’s a mezzanine of 9m² (97 sq ft) and a huge bathroom of 16m² (172 sq ft), which in the end just means a lot of empty, expensive tiled space. Tile prices have skyrocketed in the last two years — it’s dizzying.
One of the kids will probably end up wondering whether the freestanding bathtub in the luxury bathroom was really more important than having a reasonably sized bedroom of 14–15m² (150–161 sq ft).
But then there’s a mezzanine of 9m² (97 sq ft) and a huge bathroom of 16m² (172 sq ft), which in the end just means a lot of empty, expensive tiled space. Tile prices have skyrocketed in the last two years — it’s dizzying.
One of the kids will probably end up wondering whether the freestanding bathtub in the luxury bathroom was really more important than having a reasonably sized bedroom of 14–15m² (150–161 sq ft).
X
xMisterDx20 Dec 2022 10:47haydee schrieb:
You will find Dacia drivers who are satisfied with their car, and you will find satisfied Porsche drivers. But a Porsche enthusiast will never be happy with a Dacia. Conversely, someone with the mindset of "as long as it has four wheels to get me from A to B" will never be willing to spend that much money on a Porsche.However, this question doesn’t even arise for most people because they can’t afford a Porsche.
So, should the Dacia driver be unhappy for their entire life?
xMisterDx schrieb:
For most people, this question doesn’t even arise because they can’t afford a Porsche.
So should the Dacia driver be unhappy for their entire life? It wasn’t about social status, but rather that the original poster has to choose between two very different home builders. Kind of like choosing between Dacia and Porsche.
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