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.
Mal Bauen schrieb:
What still doesn’t quite fit:I just say: Pfu scher ta schen!https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Mal Bauen schrieb:
Are there any additional suggestions, criticism, or tips? Without much effort and screenshots, it is quite difficult for me to follow what was and what is intended. Maybe you could post the before and after images with the same orientation.
I think it’s quite good overall.
What stands out to me: I would add about 15cm (6 inches) more depth to the bathroom and bedroom. The kids probably won’t notice much, but in the bedroom, this would allow for a large sideboard or an additional wardrobe along the wall. Otherwise, the available floor space feels too tight to me.
I would move the toilet along with the dormer closer to the bathtub to make room for a large laundry basket. The 40cm (16 inches) behind the door probably isn’t enough and will already be used up by a shelf for towels and detergent. With five people, the washing machine runs almost constantly, and in my opinion, the space is far too limited. In principle, it’s a shame that the washing machine and related appliances are in the bathroom, but I don’t see an alternative here without major structural changes.
On the ground floor, my biggest issue is the direct access from the dining room to the guest toilet. I also find the arrangement of the sanitary fixtures quite awkward. I would slightly enlarge the bathroom and arrange the fixtures in a row. Additionally, I would create a separate hallway for better separation from the guest area, so that noise and odors don’t come directly into the dining room.
I’m not sure if this has been discussed yet, and I don’t want to read everything now, but you lose quite a bit of space on the ground floor because the stairs aren’t aligned vertically. Since the neighbor is building a two-story house, I assume it wouldn’t have been a problem to enforce a dormer for the stairs, right?
What stands out to me: I would add about 15cm (6 inches) more depth to the bathroom and bedroom. The kids probably won’t notice much, but in the bedroom, this would allow for a large sideboard or an additional wardrobe along the wall. Otherwise, the available floor space feels too tight to me.
I would move the toilet along with the dormer closer to the bathtub to make room for a large laundry basket. The 40cm (16 inches) behind the door probably isn’t enough and will already be used up by a shelf for towels and detergent. With five people, the washing machine runs almost constantly, and in my opinion, the space is far too limited. In principle, it’s a shame that the washing machine and related appliances are in the bathroom, but I don’t see an alternative here without major structural changes.
On the ground floor, my biggest issue is the direct access from the dining room to the guest toilet. I also find the arrangement of the sanitary fixtures quite awkward. I would slightly enlarge the bathroom and arrange the fixtures in a row. Additionally, I would create a separate hallway for better separation from the guest area, so that noise and odors don’t come directly into the dining room.
I’m not sure if this has been discussed yet, and I don’t want to read everything now, but you lose quite a bit of space on the ground floor because the stairs aren’t aligned vertically. Since the neighbor is building a two-story house, I assume it wouldn’t have been a problem to enforce a dormer for the stairs, right?
M
Mal Bauen2 Dec 2023 22:13ypg schrieb:
Without much effort and screenshots, I find it very difficult to follow what was and what is intended. Maybe you could post the before and after views in the same orientation.Attached is a comparison of the existing condition with our design. The views are from the approved planning documents, as I currently do not have more recent ones. Details (e.g., window positions) may therefore differ from the floor plans.
M
Mal Bauen2 Dec 2023 22:24K a t j a schrieb:
I think it’s pretty good.
What catches my eye: We see exactly the same areas for improvement. We’ll see what can still be done here.
K a t j a schrieb:
I don’t know if this has already been discussed, and I don’t want to read through everything now, but you lose quite a bit of space on the ground floor because the stairs are not aligned. I assume that since the neighbor is building a two-story house, it wouldn’t have been much of an issue to include a dormer for the stairs, right? The basement stairs are a bit tricky because the uninsulated existing basement must remain outside the thermal envelope (KfW40). An open stairwell with aligned flights was therefore not possible, and we opted for the solution with separate stairs.
However, I wonder if it might have been possible to insulate between the stairs (i.e., on the underside of the upper floor stairs), essentially creating a “closed” stairwell. A disadvantage of combined stairs would have been the very narrow room in the northeast above the utility room. At this stage, though, we probably would no longer be willing to make such significant changes to the floor plan.
M
Mal Bauen2 Dec 2023 22:3311ant schrieb:
I’m just saying: Pfu scher ta schen!Our architect used to be a bricklayer in a previous life, so this is somewhat surprising. We will raise the issue again and try to find a better solution.Similar topics