ᐅ Floor Plan Optimization for a Single-Family House of 140 m² on a Narrow Plot
Created on: 21 Aug 2024 22:51
J
JP_2024
Hello everyone,
We have the opportunity to purchase a plot of land including a house. However, the existing house is in such a condition that it requires demolition. Our plan is to build a new, small single-family home with approximately 140 m² (1,507 sq ft) of living space. Since we would like to include a basement and the current house already has one, our options for positioning the new house are somewhat limited.
We have already received a first draft from a prefabricated house manufacturer. I have incorporated this floor plan into the site plan and made a rough layout of the outdoor areas. Now, I would like to gather your expert opinions on this design. In the near future, I also plan to contact a local construction company or architect to get another offer – possibly with a more concrete idea of the floor plan.
Development Plan / Restrictions
Plot size: 710 m² (7,645 sq ft)
Slope: no
Floor area ratio (FAR): -
Gross floor area ratio (GFAR): 2
Building window, building line, and boundary: marked building line does not officially exist according to the city building authority
Edge development: -
Number of parking spaces: -
Number of floors: -
Roof type: -
Architectural style: -
Orientation: -
Maximum height / restrictions: -
Other specifications: -
Homeowner Requirements
Architectural style, roof type, building type: gable roof or hip roof
Basement, number of floors: basement plus 1.5 or 2 floors
Number of occupants, ages: 2 adults (ages 30/31), 1 child (1 year old), with another child planned
Space needs on ground floor (GF) and upper floor (UF): GF ideally with office and pantry, UF bedroom with small dressing room, two children’s rooms, and a bathroom
Office: family use or home office: home office, should also accommodate a sofa bed (guest room) if possible
Overnight guests per year: 2-3
Open or closed architecture: -
Conservative or modern design: modern design
Open kitchen, kitchen island: open kitchen
Number of dining seats: minimum 4, expandable to about 12 for special occasions
Fireplace: not necessary
Music/sound wall: no
Balcony, roof terrace: no
Garage, carport: garage if budget allows
Utility garden, greenhouse: -
Additional wishes / special features / daily routine, including reasons for preferences: house should be planned with a basement since cellar excavation will already be available after demolition.
House Design
Who created the plan: prefabricated house manufacturer
-planner from a construction company
-architect
-do-it-yourself
What do you particularly like? Why?
The floor plan largely meets our wishes on the ground floor: an entrance on the north side, an office overlooking the driveway, a kitchen with an adjoining pantry, and an open living and dining area. On the upper floor, there is the option to set up a second home office space if both of us need to work from home at the same time.
What do you dislike? Why?
The straight staircase looks appealing but unfortunately takes up a lot of space on the upper floor, making the children’s rooms quite small. Additionally, the office on the ground floor does not have room for a sofa bed. The arrangement of doors in the entrance area and the staircase access from the living and dining area to the upper floor are also not ideal with children.
Price estimate according to architect/planner: €300,000 (from top of foundation slab, excluding flooring, painting, interior doors, etc.)
Personal budget limit for the house including equipment:
Preferred heating technology: air-to-water heat pump
If you have to give up some details/features, which ones?
-can be given up: pantry / straight staircase
-cannot be given up: office, basement
Why has the design turned out this way? For example:
Standard design from the planner? Standard floor plan from the prefabricated house manufacturer?
Which wishes were implemented by the architect?
A mix of many examples from various magazines...
In your opinion, what makes it particularly good or bad?
Thank you very much for your opinions and support.
We have the opportunity to purchase a plot of land including a house. However, the existing house is in such a condition that it requires demolition. Our plan is to build a new, small single-family home with approximately 140 m² (1,507 sq ft) of living space. Since we would like to include a basement and the current house already has one, our options for positioning the new house are somewhat limited.
We have already received a first draft from a prefabricated house manufacturer. I have incorporated this floor plan into the site plan and made a rough layout of the outdoor areas. Now, I would like to gather your expert opinions on this design. In the near future, I also plan to contact a local construction company or architect to get another offer – possibly with a more concrete idea of the floor plan.
Development Plan / Restrictions
Plot size: 710 m² (7,645 sq ft)
Slope: no
Floor area ratio (FAR): -
Gross floor area ratio (GFAR): 2
Building window, building line, and boundary: marked building line does not officially exist according to the city building authority
Edge development: -
Number of parking spaces: -
Number of floors: -
Roof type: -
Architectural style: -
Orientation: -
Maximum height / restrictions: -
Other specifications: -
Homeowner Requirements
Architectural style, roof type, building type: gable roof or hip roof
Basement, number of floors: basement plus 1.5 or 2 floors
Number of occupants, ages: 2 adults (ages 30/31), 1 child (1 year old), with another child planned
Space needs on ground floor (GF) and upper floor (UF): GF ideally with office and pantry, UF bedroom with small dressing room, two children’s rooms, and a bathroom
Office: family use or home office: home office, should also accommodate a sofa bed (guest room) if possible
Overnight guests per year: 2-3
Open or closed architecture: -
Conservative or modern design: modern design
Open kitchen, kitchen island: open kitchen
Number of dining seats: minimum 4, expandable to about 12 for special occasions
Fireplace: not necessary
Music/sound wall: no
Balcony, roof terrace: no
Garage, carport: garage if budget allows
Utility garden, greenhouse: -
Additional wishes / special features / daily routine, including reasons for preferences: house should be planned with a basement since cellar excavation will already be available after demolition.
House Design
Who created the plan: prefabricated house manufacturer
-planner from a construction company
-architect
-do-it-yourself
What do you particularly like? Why?
The floor plan largely meets our wishes on the ground floor: an entrance on the north side, an office overlooking the driveway, a kitchen with an adjoining pantry, and an open living and dining area. On the upper floor, there is the option to set up a second home office space if both of us need to work from home at the same time.
What do you dislike? Why?
The straight staircase looks appealing but unfortunately takes up a lot of space on the upper floor, making the children’s rooms quite small. Additionally, the office on the ground floor does not have room for a sofa bed. The arrangement of doors in the entrance area and the staircase access from the living and dining area to the upper floor are also not ideal with children.
Price estimate according to architect/planner: €300,000 (from top of foundation slab, excluding flooring, painting, interior doors, etc.)
Personal budget limit for the house including equipment:
Preferred heating technology: air-to-water heat pump
If you have to give up some details/features, which ones?
-can be given up: pantry / straight staircase
-cannot be given up: office, basement
Why has the design turned out this way? For example:
Standard design from the planner? Standard floor plan from the prefabricated house manufacturer?
Which wishes were implemented by the architect?
A mix of many examples from various magazines...
In your opinion, what makes it particularly good or bad?
Thank you very much for your opinions and support.
Thank you for your input. Having the office facing the street is actually not a must – I’m not even sure why I mentioned it in the first place 🙂.
The orientation of the house is also causing me some headaches. Our main garden is, of course, located behind the house facing east, but from the afternoon onwards it no longer gets any sun. That’s why the idea came up to plan a terrace facing west. In connection with that, we also want to position our living and dining area so that it opens onto both terraces.
What do you think about the location of the garage/carport and the associated long driveway? Is there an alternative placement possibility on this plot? On the west side, it will probably be difficult to accommodate it.
Many thanks!
The orientation of the house is also causing me some headaches. Our main garden is, of course, located behind the house facing east, but from the afternoon onwards it no longer gets any sun. That’s why the idea came up to plan a terrace facing west. In connection with that, we also want to position our living and dining area so that it opens onto both terraces.
What do you think about the location of the garage/carport and the associated long driveway? Is there an alternative placement possibility on this plot? On the west side, it will probably be difficult to accommodate it.
Many thanks!
What is located to the south of the property?
There is also sun in the afternoon on the east side. One should distinguish between garden, terrace, and house. Here is a similar issue:
https://www.hausbau-forum.de/threads/ausrichtung-einfamilienhaus-garage-bei-west-ost-grundstueck-mit-strasse-im-westen.47939/
I don’t see an affordable long driveway.
I must admit, I don’t like the design. The position of the stairs determines the kitchen layout. Then, to top it off, there is a guest room where the toilet is shifted in a way that makes the room unfurnishable. But it might also be that the leftover pantry is the reason. What exactly needs to be carried through the whole house that couldn’t a) be stored in the kitchen itself, or b) be placed more conveniently in the basement?
With two children, I wouldn’t want the stairway to start in the living room. The straight staircase divides the house. Also, I consider 140m² (1500 sq ft) too small for a straight staircase – the disadvantages are visible here.
JP_2024 schrieb:
Our main garden is, of course, behind the house facing east, but from the afternoon onward, we no longer get any sun there.
There is also sun in the afternoon on the east side. One should distinguish between garden, terrace, and house. Here is a similar issue:
https://www.hausbau-forum.de/threads/ausrichtung-einfamilienhaus-garage-bei-west-ost-grundstueck-mit-strasse-im-westen.47939/
I don’t see an affordable long driveway.
I must admit, I don’t like the design. The position of the stairs determines the kitchen layout. Then, to top it off, there is a guest room where the toilet is shifted in a way that makes the room unfurnishable. But it might also be that the leftover pantry is the reason. What exactly needs to be carried through the whole house that couldn’t a) be stored in the kitchen itself, or b) be placed more conveniently in the basement?
With two children, I wouldn’t want the stairway to start in the living room. The straight staircase divides the house. Also, I consider 140m² (1500 sq ft) too small for a straight staircase – the disadvantages are visible here.
A long, narrow house would be more suitable for this plot rather than a square one. I can’t clearly see the exact building allowance on the plan. What is still possible toward the east? And please place the garage definitely in the northwest corner. This long driveway really isn’t necessary if there is an alternative.
K a t j a schrieb:
Unfortunately, the garage layout is a mess, if you ask me. You’ll be destroying the entire garden.
Could you provide more precise property dimensions? Is this proposed building line from the old plan still valid, or has it been disregarded by now?Gladly, see the image below... it should roughly match.And here is the feedback regarding the building line from the technical department:
ypg schrieb:
What is located on the south side of the property?
There is also afternoon sun on the east side.
One should distinguish between garden, terrace, and house.
Here is a similar issue:
https://www.hausbau-forum.de/threads/ausrichtung-einfamilienhaus-garage-bei-west-ost-grundstueck-mit-strasse-im-westen.47939/
I don’t see an affordable option for a long driveway.
I have to admit, I don’t like the design. The stair placement determines the entire layout.
Then, as a worst case, a guest room where the bathroom is moved so that it’s no longer furnishable. Although it might be because of the remaining pantry. What exactly needs to be carried through the whole house that couldn’t a) stay in the kitchen itself or b) be stored more conveniently in the basement?
With two children, I wouldn’t want the staircase entrance to be in the living room.
The straight staircase divides the house. Also, I think 140 sqm (about 1506 sq ft) is too small for a straight staircase – there are clear disadvantages here.Attached is an image showing the properties to the south (blue).
Thank you for the link: they are dealing with exactly the same issue on the same lot size (20 m x 40 m (66 ft x 131 ft)).
And thanks for your feedback on the floor plan.
By now, I’m also no longer a fan of the design with the straight staircase.
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