Hello everyone,
we would like to share our design with you to get feedback and suggestions for improvements, as well as to identify any potential issues.
With the optimized design, we plan to approach construction companies for quotes. All the architects we contacted have long waiting times, and since we need to apply for funding in spring, that would not be feasible timing-wise.
What do we want to build?
A single-family house with a maximum of 160 m² (approximately 1720 sq ft) according to the living space regulations (with the terrace counted proportionally) in order to qualify for funding.
Development plan / restrictions
Plot size: 645 m² (approximately 0.16 acres)
Slope: yes, slight. The plot is about 28 m (92 feet) long and rises about 1.5 – 2 m (5 – 6.5 feet) from the street (south) upwards.
Site coverage ratio: 0.4
Floor area ratio: 0.8
Building envelope, building line and boundary: The building boundary is 2.5 m (8 feet) from the front and rear (as viewed from the street). Roof overhangs may project up to 1 m (3 feet) beyond the building boundaries, provided the setback requirements of the state building code BW are met. Garages may be built outside the buildable areas.
Border development: Neighbor’s garage to the west on the boundary, see site plan. Both neighbors east and west have already built. On the opposite street side (south) is still a free building plot. North is a field with no planned development.
Number of parking spaces: 2, preferably a double garage.
Number of floors: 2 possible.
Roof shape: free choice.
Style: free choice.
Orientation: southwest (SW).
Maximum height limits: maximum height of 8.5 m (28 feet) measured from the ground floor level to the highest point of the roof structure (for roofs up to 7°, only 7.5 m / 25 feet height allowed).
Other requirements: ground floor height max. 0.5 m (1.6 feet) above street level; mandatory photovoltaic system (BW), mandatory cistern (~6 m³ (1580 gallons)).
Client requirements
Style, roof shape, building type: classic gable roof house, 30° roof pitch, 1.4 m (4.6 feet) knee wall.
Basement, floors: no basement, 1.5 floors.
Number of occupants, age: 3 persons, ages 32, 28, 0.
Space requirements on ground floor (GF) and upper floor (UF):
GF: living-dining-kitchen approx. 45 m² (484 sq ft), office/guest room approx. 10 m² (108 sq ft), utility/technical room approx. 8-10 m² (86-108 sq ft), shower bathroom approx. 4 m² (43 sq ft).
UF (all net floor area): bedroom approx. 14 m² (151 sq ft), bathroom with laundry room approx. 16 m² (172 sq ft), 2 children’s rooms approx. 16 m² (172 sq ft) each.
Office: family use or home office?
Since we currently plan for only one child, the office on the GF should serve as storage and guest room; the second "children’s room" will be used as an office. Approximately 15 guests per year; home office about 3 days per week.
Open or closed architecture: open.
Conservative or modern style: more or less modern.
Open kitchen, kitchen island: yes.
Number of dining seats: normally 4, extendable up to 12.
Fireplace: no.
Music/stereo wall: no.
Balcony, roof terrace: no.
Garage, carport: yes, preferably double garage at least 6 x 7 m (20 x 23 feet).
Utility garden, greenhouse: no.
Additional wishes / special features / daily routine, including reasons for certain choices or exclusions:
House design
Who designed it: Do-it-Yourself.
What do you like most and why?
What do you dislike and why?
Cost estimate by architect/planner: -
Personal budget limit for the house, including fittings: €520,000 (around US $570,000), excluding landscaping, must be reduced by personal labor.
Preferred heating system: not decided yet, no fossil fuels allowed, likely air-to-water heat pump.
If you had to give up something, on which details or expansions could you do without:
What could you not do without:
Why is the design the way it is?
We approached three construction companies, received some good but too large plans, and some standard plans that did not fit at all. Therefore, we studied floor plans intensively and tried to create a design with as few compromises as possible. Because of our wish for a side entrance and the living-dining-kitchen area arranged as an L-shape on the southwest side of the house and the two children’s rooms facing south without dormers or small gables, we couldn’t find 1.5-story designs from prefab house providers that fit.
After considering many other designs, we ultimately drew this one ourselves, which we basically like best and is just acceptable in size. The bay window for the stairs will probably cause extra costs, but we hope to compensate by omitting a flat roof and extending the roof line.
The ground floor ceiling height is an assumption; the stairs are planned for a floor height of 2.83 m (9.3 feet), with 26 cm (10 inches) tread depth and 18 cm (7 inches) riser height.
In addition to comments and suggestions on the floor plan, we also have the following questions:
Thank you very much in advance for your help! I will gladly provide any information available if needed.
Please be kind, this is my first post and
we would like to share our design with you to get feedback and suggestions for improvements, as well as to identify any potential issues.
With the optimized design, we plan to approach construction companies for quotes. All the architects we contacted have long waiting times, and since we need to apply for funding in spring, that would not be feasible timing-wise.
What do we want to build?
A single-family house with a maximum of 160 m² (approximately 1720 sq ft) according to the living space regulations (with the terrace counted proportionally) in order to qualify for funding.
Development plan / restrictions
Plot size: 645 m² (approximately 0.16 acres)
Slope: yes, slight. The plot is about 28 m (92 feet) long and rises about 1.5 – 2 m (5 – 6.5 feet) from the street (south) upwards.
Site coverage ratio: 0.4
Floor area ratio: 0.8
Building envelope, building line and boundary: The building boundary is 2.5 m (8 feet) from the front and rear (as viewed from the street). Roof overhangs may project up to 1 m (3 feet) beyond the building boundaries, provided the setback requirements of the state building code BW are met. Garages may be built outside the buildable areas.
Border development: Neighbor’s garage to the west on the boundary, see site plan. Both neighbors east and west have already built. On the opposite street side (south) is still a free building plot. North is a field with no planned development.
Number of parking spaces: 2, preferably a double garage.
Number of floors: 2 possible.
Roof shape: free choice.
Style: free choice.
Orientation: southwest (SW).
Maximum height limits: maximum height of 8.5 m (28 feet) measured from the ground floor level to the highest point of the roof structure (for roofs up to 7°, only 7.5 m / 25 feet height allowed).
Other requirements: ground floor height max. 0.5 m (1.6 feet) above street level; mandatory photovoltaic system (BW), mandatory cistern (~6 m³ (1580 gallons)).
Client requirements
Style, roof shape, building type: classic gable roof house, 30° roof pitch, 1.4 m (4.6 feet) knee wall.
Basement, floors: no basement, 1.5 floors.
Number of occupants, age: 3 persons, ages 32, 28, 0.
Space requirements on ground floor (GF) and upper floor (UF):
GF: living-dining-kitchen approx. 45 m² (484 sq ft), office/guest room approx. 10 m² (108 sq ft), utility/technical room approx. 8-10 m² (86-108 sq ft), shower bathroom approx. 4 m² (43 sq ft).
UF (all net floor area): bedroom approx. 14 m² (151 sq ft), bathroom with laundry room approx. 16 m² (172 sq ft), 2 children’s rooms approx. 16 m² (172 sq ft) each.
Office: family use or home office?
Since we currently plan for only one child, the office on the GF should serve as storage and guest room; the second "children’s room" will be used as an office. Approximately 15 guests per year; home office about 3 days per week.
Open or closed architecture: open.
Conservative or modern style: more or less modern.
Open kitchen, kitchen island: yes.
Number of dining seats: normally 4, extendable up to 12.
Fireplace: no.
Music/stereo wall: no.
Balcony, roof terrace: no.
Garage, carport: yes, preferably double garage at least 6 x 7 m (20 x 23 feet).
Utility garden, greenhouse: no.
Additional wishes / special features / daily routine, including reasons for certain choices or exclusions:
- The kitchen should not be visible from the sofa (when sitting).
- The living-dining area with kitchen should be the “heart” of the house.
- The shower bathroom and stairs (and if possible the guest room) should not be accessible through the dirt zone at the entrance door.
- Sufficient cloakroom space.
- Washing machine & dryer in the bathroom on the upper floor, as laundry accumulates there, but separated from the children’s rooms by the hallway.
- Gable or dormer facing southeast (street side) due to the view.
- No dormers or more costly architectural features due to cost reasons.
- Terrace mainly on the southwest side to catch evening sun. It will later be covered with a pergola. A 3 m (10 feet) lift-and-slide door would be ideal.
- Ground floor ceiling height at least 2.5 m (8.2 feet), upper floor 2.4 m (7.9 feet) is acceptable.
House design
Who designed it: Do-it-Yourself.
What do you like most and why?
- Spacious living-dining-kitchen area with kitchen not visible from the living room.
- Light-flooded living spaces.
- Possibility to later separate the living room with, for example, glass elements.
- Space available for furniture placement in living room.
- Modern feel due to open staircase.
- Staircase accessible from living area (natural access to bathroom or bedroom).
- Visual axis from entrance to garden through window behind the stairs, without having a view of the entrance door from the rooms.
- Implementation of basic wishes (number of rooms, orientation, functionality, etc.).
- Minimal actual hallway area on ground floor.
What do you dislike and why?
- No separation from upper floor possible.
- Head clearance to the first landing of the stairs is critical.
- Overhang in front of left children’s room is wasted space.
- No window in the shower bathroom on the ground floor.
- Dirt corridor & relevant rooms are separated.
- If a second child comes, there is little storage space.
- With about 155 m² (1668 sq ft), relatively large (and therefore expensive).
- Exterior appearance, but we have not focused on this as a priority so far.
- Southwest terrace has a possible sliding door that is too small (currently 1.5 m / 5 feet), so this door is planned 3 m (10 feet) slightly to the south instead.
- No pantry; we would consider a small cupboard and fridge-freezer in the technical room if space permits.
- Very long driveway.
- Unfortunately relatively close to neighbor’s plot on the southwest side.
Cost estimate by architect/planner: -
Personal budget limit for the house, including fittings: €520,000 (around US $570,000), excluding landscaping, must be reduced by personal labor.
Preferred heating system: not decided yet, no fossil fuels allowed, likely air-to-water heat pump.
If you had to give up something, on which details or expansions could you do without:
- Large guest/work/storage room.
- Shower on ground floor.
What could you not do without:
- Laundry room on upper floor.
- Side entrance to the house.
- Generous living-dining-kitchen area.
Why is the design the way it is?
We approached three construction companies, received some good but too large plans, and some standard plans that did not fit at all. Therefore, we studied floor plans intensively and tried to create a design with as few compromises as possible. Because of our wish for a side entrance and the living-dining-kitchen area arranged as an L-shape on the southwest side of the house and the two children’s rooms facing south without dormers or small gables, we couldn’t find 1.5-story designs from prefab house providers that fit.
After considering many other designs, we ultimately drew this one ourselves, which we basically like best and is just acceptable in size. The bay window for the stairs will probably cause extra costs, but we hope to compensate by omitting a flat roof and extending the roof line.
The ground floor ceiling height is an assumption; the stairs are planned for a floor height of 2.83 m (9.3 feet), with 26 cm (10 inches) tread depth and 18 cm (7 inches) riser height.
In addition to comments and suggestions on the floor plan, we also have the following questions:
- Is the size of the living area including the stairs structurally feasible without issues?
- How complicated and expensive would ventilation for the shower bathroom on the ground floor be?
- Is the head clearance for the staircase sufficient?
- Are knee wall windows, as planned in the children’s room, worthwhile? We see advantages in improved lighting for a small seating area and ventilation possibilities via a tilt window.
Thank you very much in advance for your help! I will gladly provide any information available if needed.
Please be kind, this is my first post and
Here is a preliminary draft of a similar size (Note: Unfortunately, my software does not correctly calculate the floor area under sloping roofs – net floor area is correct, but the usable living space is actually larger).
Dislikes:
- The living room layout is difficult (the plan only shows an example, but honestly, I don’t like it that way)
- Shower room is oddly shaped and cramped
- Storage/work/guest room on the ground floor is a long, narrow space, but that might be a compromise
- Utility/technical room is very small – maybe it could be extended with a rear bay window? But that would increase costs again
Likes:
- Pantry under the stairs
- Covered part of the terrace
Also, the draft doesn’t feel very spacious to us. The ground floor also has a lot of hallway space. Maybe the living room could be extended further to the right on the plan?
Dislikes:
- The living room layout is difficult (the plan only shows an example, but honestly, I don’t like it that way)
- Shower room is oddly shaped and cramped
- Storage/work/guest room on the ground floor is a long, narrow space, but that might be a compromise
- Utility/technical room is very small – maybe it could be extended with a rear bay window? But that would increase costs again
Likes:
- Pantry under the stairs
- Covered part of the terrace
Also, the draft doesn’t feel very spacious to us. The ground floor also has a lot of hallway space. Maybe the living room could be extended further to the right on the plan?
Mone_04 schrieb:
Here is a preliminary draft of comparable size Is this the one announced yesterday? Why are the washing machine and dryer positioned in such a way that the wall is angled in the utility room, which is already large enough? I would prefer the layout from post #16 by Katja here.
Please get in touch, see the attached second to last paragraph of the original from post #18:
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
I think you should have a clear idea of the technical equipment that needs to go into this room. A large unit can be too small, and a small one too big. Once you know the appliances, it’s quite easy to clarify this.
I like the design by @K a t j a, but I also find your latest draft here generally interesting. The question is whether sanding the edges mentioned would then cause the entire layout to be distorted again. I see the washer/dryer rather placed near the entrance in the corner; additionally, it needs to be clarified where the drainage will exit at the bottom. On the ground floor, I see slightly shifted walls that might be load-bearing and therefore cannot be moved arbitrarily.
The very first and most important decision, however, is the placement of the house. You have a so-called north-facing plot, and somehow I get the impression that you are not too happy with that. It’s like a tour bus, where all 50 passengers want to sit in the front row, fearing that other seats would be worse by default; but that’s not the case!
I like the idea that came up here of placing the house far forward because at the back you have the field, which means peace and privacy. If the house stands far forward, for example, a second (wooden) terrace could be accessible at the rear of the property via a footbridge or nice path, as is often seen in Sweden. Although our property faces almost directly south, we still built such a second terrace from where you can look nicely at the house. We spend about 95% of the time under the terrace roof, so in the shade.
Our neighbors with north- or northeast-facing terraces also have covered terraces at the back and don’t mind it. In winter, you miss the sun, but from May/June onward you often try to avoid it because it can dazzle you and you look for shade.
If it were summer now, I would recommend visiting the site in person and spending some extended time there for a picnic, to get a real personal feeling for the place. You can write, read, or measure a lot, but ultimately your own perception determines what you find comfortable.
If possible, raising the house by 2-3 steps would mean you don’t have to excavate too much at the back. If you then sit a bit away from the house, you’ll have the sun again and also your south-facing side.
I like the design by @K a t j a, but I also find your latest draft here generally interesting. The question is whether sanding the edges mentioned would then cause the entire layout to be distorted again. I see the washer/dryer rather placed near the entrance in the corner; additionally, it needs to be clarified where the drainage will exit at the bottom. On the ground floor, I see slightly shifted walls that might be load-bearing and therefore cannot be moved arbitrarily.
The very first and most important decision, however, is the placement of the house. You have a so-called north-facing plot, and somehow I get the impression that you are not too happy with that. It’s like a tour bus, where all 50 passengers want to sit in the front row, fearing that other seats would be worse by default; but that’s not the case!
I like the idea that came up here of placing the house far forward because at the back you have the field, which means peace and privacy. If the house stands far forward, for example, a second (wooden) terrace could be accessible at the rear of the property via a footbridge or nice path, as is often seen in Sweden. Although our property faces almost directly south, we still built such a second terrace from where you can look nicely at the house. We spend about 95% of the time under the terrace roof, so in the shade.
Our neighbors with north- or northeast-facing terraces also have covered terraces at the back and don’t mind it. In winter, you miss the sun, but from May/June onward you often try to avoid it because it can dazzle you and you look for shade.
If it were summer now, I would recommend visiting the site in person and spending some extended time there for a picnic, to get a real personal feeling for the place. You can write, read, or measure a lot, but ultimately your own perception determines what you find comfortable.
If possible, raising the house by 2-3 steps would mean you don’t have to excavate too much at the back. If you then sit a bit away from the house, you’ll have the sun again and also your south-facing side.
Arauki11 schrieb:
The question is whether sanding down the mentioned edges won’t just end up distorting the entire design again. I also see the washer/dryer more logically placed in the corner near the entrance; plus, it also needs to be clarified where the drainage will exit at the bottom. On the ground floor, I already see slightly shifted walls that might be load-bearing and therefore cannot be moved arbitrarily. That’s why my mantra is “The upper floor takes priority.”
Arauki11 schrieb:
I think you should know quite precisely what technology and appliances are intended for this room. A big one can be too small, and a small one can be too big. Once you know the equipment, this can be clarified quite easily.
I like @K a t j a’s design, but I also find your latest one basically interesting as well. If I were the original poster, I wouldn’t hesitate but would take Katja’s design from post #16 (which offers a utility room upstairs and an adjoining room downstairs) and ask the builders you already know my classic two questions: 1. How much would it cost to build this house? 2. Which proven model from your portfolio most closely resembles this design? By the way, I remind you again to name the houses that are “not suitable at all” along with their model names and the specific reasons why they don’t fit. That should help clarify things well and quickly. My personal time horizon in your position would be to reach a decision once the newly formed government’s policies are reflected in the structure of the subsidy programs. That means around the time the new parliament goes on summer recess.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Arauki11 schrieb:
In winter, you miss the sun, but from May or June at the latest, you often seek shelter from it, get dazzled, and look for shade. You shouldn’t forget that you actually spend 90% of the time outside in summer. In winter, people tend to stay indoors. So, for a north-facing terrace, it’s mainly about bringing natural light into the house. The terrace itself can definitely be shaded. Additionally, having a second seating area is always an option.
11ant schrieb:
If I were the original poster, I wouldn’t hesitate long and would present Katja’s design from post #16 (which has a utility room above and an entrance room below) to the builders you already know, asking my classic two questions: 1. How much would it cost to build this house for us? 2. Which proven model from your portfolio comes closest to this design? I definitely wouldn’t do that because, in my opinion, it’s not even clear yet where the house will be positioned. By the way, I find the design from post #20 quite interesting. I hardly understand your objections, but that’s beside the point.
W
wiltshire6 Jan 2025 18:15Mone_04 schrieb:
But in the bedroom, it would be good if the wardrobes could be placed behind the door so the room can be arranged more flexibly. Of course, this is only possible if the utility room is shortened accordingly, or does anyone see other options? Such details can be solved with non-standard solutions, but it makes it more expensive if you move away from standard hinges or right angles.
Mone_04 schrieb:
It is definitely worth considering, we have always been very focused on the south-facing garden so far. We will think it over again. That’s a smart approach. I’d like to offer a few suggestions:
1. You don’t only need one large terrace. Think about a spot in the garden that invites you to sit down or a second terrace on a different side of the house. Be creative. For us, it’s proven very useful to have multiple outdoor areas—not just because of the weather, but also because it creates different spaces which we can even use simultaneously, for example, if I’m chatting with a guest while my partner prefers a quiet retreat outside. You are planning children’s rooms. If they become teenagers (which happens quickly), everyone in your family will appreciate having access to different outdoor spaces.
2. Privacy screening is a valid topic. My partner loves being able to see everything while not being seen herself. This might be difficult to achieve for you. Look for examples of beech hedges. Although they thin out quite a bit in winter, you really cannot see through them unless you stand still for a few minutes intentionally. Two staggered small hedges can, for example, create a great passage with privacy screening.
3. Cardinal directions—consider what really matters to you. Do you want a lot of direct sunlight or just a pleasantly bright room? Direct sunlight also produces heat. Think about where you want this in summer and where it might be too warm for you. A bright living room without a south-facing orientation—why not? A kitchen from which you can look out the front door—is that more important than orientation? Orienting every room strictly to the sun is possible but results in a costly building form that might not comply with every zoning plan.
Mone_04 schrieb:
I realized that thanks to your feedback—I have no idea why we had such “blinders on.” I had only seen the first landing as a problem, not the entire head clearance. That’s normal, which is why good building partners are so important—and conversations about “how do I want to live?” instead of just the seemingly obvious “what should the house look like and how much does each detail cost?”
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