ᐅ Floor Plan Design for a Single-Family Home of Approximately 250 sqm with a Separate Granny Flat
Created on: 26 Jan 2025 21:52
C
CornforthWhite
I already feel a bit anxious writing this, anticipating the inevitable criticism of our design, but I’m posting it anyway. We struggled somewhat with the software, so much of the presentation is still quite provisional. Our main goal is to find out whether what we’ve basically planned could work. We’re primarily looking for feedback on functional planning errors. Style critique is sure to come since our design is unlikely to suit most people’s taste here—but that interests us less (we like what we like, and that probably won’t change). Although tastes vary, I’ve learned a lot from other threads recently and hope that “the usual suspects” might also take a look at our design. Thanks in advance!
Development Plan / Restrictions
Plot size: 960 m² (10,333 sq ft)
Slope: no
Floor area ratio: 0.2, maximum buildable footprint however <175 m² (1,883 sq ft)
BUT: the 1977 Building Use Ordinance applies
Floor space index: -
Building envelope, building line and boundary: 5 m (16 ft) from the road on the south and west, 3 m (10 ft) from neighbors on the north and east
Edge development: no
Number of parking spaces: 1.5 per dwelling unit
Number of storeys: 1 + attic
Roof style: no fixed style, but roof pitch regulation with 2 options
Option 1: 22–26 degrees
Option 2: 33–44 degrees
Architectural style: no specification
Orientation: flexible
Maximum heights / limits: in red the official restrictions of the development plan, in green the generously granted exceptions we are aware of (several times approved). The neighbors recently submitted a building application aiming for slightly higher eaves and knee wall heights—this will serve as a reference for us.
For roof option 1 (22–26 degrees pitch): ridge height max. 8 m (26 ft) (or 8.15 m / 27 ft), eaves height max. 4.0 m (13 ft) (or 5.20–5.30 m / 17–17.5 ft), knee wall max. 115 cm (45 in) (or 2.20–2.30 m / 7–7.5 ft)
For roof option 2 (33–44 degrees pitch): ridge height max. 10.5 m (34 ft), eaves height max. 3.5 m (11.5 ft), knee wall max. 40 cm (16 in) (exceptions probably possible but no figures known)
Definition of eaves height: Top of rough ground floor slab to intersection of exterior wall with the bottom edge of the rafters
Definition of knee wall: Top of rough attic floor slab to intersection of exterior wall with the bottom edge of the rafters
Client Requirements
Architectural style, roof shape, building type: a new build that does not look like a typical new build
Basement, floors: no basement (high groundwater level, no living space planned underground), two full stories (which are effectively possible due to generous exceptions from the development plan)
Number of people, age: my mother (70+), my husband and I (late 30s), 2 cats, 1 dog, 1 child planned
Space requirements on ground and upper floors: On the ground floor a self-contained apartment for my mother and kitchen / living / dining / utility for us;
Office: 2 offices (both approx. 50% and 80% remote work)
Guest stays per year: about 2–3 weeks
Open or closed layout: open on the ground floor
Conservative or modern building style: conservative
Open kitchen, kitchen island: yes to both
Number of dining seats: 6–8
Fireplace: yes (gas fireplace)
Music/sound system wall: no
Balcony, roof terrace: balcony would be nice
Garage, carport: spacious double garage
Utility garden, greenhouse: rather no
Other wishes / special features / daily routine, including reasons why some things are desired or not:
House Design
Who designed it: DIY
What do you like most and why?
- Style inspired by classic American Colonial architecture
- Living area centered around the fireplace
- Porch with insect protection, fireplace & privacy
- Kitchen island with plenty of workspace
- Small “secondary kitchen” to temporarily hide dirty dishes / cooking mess
What do you not like? Why?
I wouldn’t exactly say “dislike,” but we have doubts about the following points:
Personal price limit for the house, including fittings: we’re budgeting €3,000 per m² plus additional costs and landscaping, but have significant equity and thus some flexibility upwards; also plan a lot of personal work.
Preferred heating technology: heat pump with geothermal probe
If you have to give up something, which features/finishes
- Could be sacrificed: balcony
- Cannot be sacrificed: no compromises on the self-contained apartment
Why is the design like it is now?
We originally wanted to buy a house with old-style charm but found nothing suitable. Although we like modern, minimalist architecture, it’s not for us personally.
I’ll help a bit with the images.
Development Plan / Restrictions
Plot size: 960 m² (10,333 sq ft)
Slope: no
Floor area ratio: 0.2, maximum buildable footprint however <175 m² (1,883 sq ft)
BUT: the 1977 Building Use Ordinance applies
- § 19 IV: Ancillary structures according to § 14 are not counted towards the allowable footprint. The same applies to balconies, loggias, terraces, and structural elements as far as they are permitted within setback areas or distance zones under regional law (here: Bavaria) (…).
- § 21a III: Covered parking spaces and garages are not to be counted towards the allowable footprint as long as they are less than 0.1 of the plot area.
Floor space index: -
Building envelope, building line and boundary: 5 m (16 ft) from the road on the south and west, 3 m (10 ft) from neighbors on the north and east
Edge development: no
Number of parking spaces: 1.5 per dwelling unit
Number of storeys: 1 + attic
Roof style: no fixed style, but roof pitch regulation with 2 options
Option 1: 22–26 degrees
Option 2: 33–44 degrees
Architectural style: no specification
Orientation: flexible
Maximum heights / limits: in red the official restrictions of the development plan, in green the generously granted exceptions we are aware of (several times approved). The neighbors recently submitted a building application aiming for slightly higher eaves and knee wall heights—this will serve as a reference for us.
For roof option 1 (22–26 degrees pitch): ridge height max. 8 m (26 ft) (or 8.15 m / 27 ft), eaves height max. 4.0 m (13 ft) (or 5.20–5.30 m / 17–17.5 ft), knee wall max. 115 cm (45 in) (or 2.20–2.30 m / 7–7.5 ft)
For roof option 2 (33–44 degrees pitch): ridge height max. 10.5 m (34 ft), eaves height max. 3.5 m (11.5 ft), knee wall max. 40 cm (16 in) (exceptions probably possible but no figures known)
Definition of eaves height: Top of rough ground floor slab to intersection of exterior wall with the bottom edge of the rafters
Definition of knee wall: Top of rough attic floor slab to intersection of exterior wall with the bottom edge of the rafters
Client Requirements
Architectural style, roof shape, building type: a new build that does not look like a typical new build
Basement, floors: no basement (high groundwater level, no living space planned underground), two full stories (which are effectively possible due to generous exceptions from the development plan)
Number of people, age: my mother (70+), my husband and I (late 30s), 2 cats, 1 dog, 1 child planned
Space requirements on ground and upper floors: On the ground floor a self-contained apartment for my mother and kitchen / living / dining / utility for us;
Office: 2 offices (both approx. 50% and 80% remote work)
Guest stays per year: about 2–3 weeks
Open or closed layout: open on the ground floor
Conservative or modern building style: conservative
Open kitchen, kitchen island: yes to both
Number of dining seats: 6–8
Fireplace: yes (gas fireplace)
Music/sound system wall: no
Balcony, roof terrace: balcony would be nice
Garage, carport: spacious double garage
Utility garden, greenhouse: rather no
Other wishes / special features / daily routine, including reasons why some things are desired or not:
- Covered terrace / loggia / outdoor seating with reliable but as discreet as possible insect protection (lakeside location, regular mosquito issue) & fireplace (probably gas as well)
- A rather unpopular opinion here, but we explicitly do not want roller shutters or venetian blinds. We currently have them despite many south-facing windows and never use them (feels like a vault). Instead, we plan air conditioning (powered by photovoltaics) and larger trees.
- Gas stove (I just can’t get comfortable with induction)
- Washing machine & dryer on the upper floor
- In one office, a small niche for an exercise bike (turbo trainer)
House Design
Who designed it: DIY
What do you like most and why?
- Style inspired by classic American Colonial architecture
- Living area centered around the fireplace
- Porch with insect protection, fireplace & privacy
- Kitchen island with plenty of workspace
- Small “secondary kitchen” to temporarily hide dirty dishes / cooking mess
What do you not like? Why?
I wouldn’t exactly say “dislike,” but we have doubts about the following points:
- Passage between garage and house might be too narrow?
- Entrance and staircase possibly not spacious enough?
- Staircase: can’t properly design it in the software, but according to a stair calculation tool it should work. Is the space requirement adequate? Are the asymmetrical runs a problem?
- Bedroom in the self-contained apartment is borderline small
- Bathrooms: enough space?
- Utility/technical room: large enough?
- Could a mechanical ventilation system with heat recovery possibly be installed in the crawl space attic?
Personal price limit for the house, including fittings: we’re budgeting €3,000 per m² plus additional costs and landscaping, but have significant equity and thus some flexibility upwards; also plan a lot of personal work.
Preferred heating technology: heat pump with geothermal probe
If you have to give up something, which features/finishes
- Could be sacrificed: balcony
- Cannot be sacrificed: no compromises on the self-contained apartment
Why is the design like it is now?
We originally wanted to buy a house with old-style charm but found nothing suitable. Although we like modern, minimalist architecture, it’s not for us personally.
I’ll help a bit with the images.
CornforthWhite schrieb:
Not many people should come to the entrance, if possible -Oh, so you want to intercept all packages or visitors right at the front? Personally, I find that a bit unusual, even if you are introverted. I believe there should be more than just the property boundary in front of an entrance. You only really see the entrance properly together with the house, which is not possible from a 2-meter (6.5-foot) distance. Somehow, it feels like casting pearls before swine.
I quickly looked at the floor plan in detail. Without dimensions, though, much is just guesswork. (I’m ignoring windows here.)
For the granny flat, I find the bathroom and bedroom far too small.
The concern about noise from cycling above is an important point.
The main house’s WC is tiny, so you hit your head on the sink.
There should/must be at least 1 meter (3.3 feet) of clearance in front of a stove; otherwise, from my own experience, cushions get scorched.
The chimney should be planned more towards the ridge than at the eaves. It also needs to be built higher than the ridge, I think.
The dining area is tight; with comfortably arranged chairs, you can no longer move freely around the table. The table itself is quite small.
The bathrooms upstairs are also very cramped. The master bathroom’s shower needs a door.
Overall, I find the parents’ area not well designed.
Are all the closets drawn to scale? In other words, do they use anything other than standard sizes?
Regarding the budget: even with a granny flat, I would expect closer to a 400,000 figure rather than 300,000.
CornforthWhite schrieb:
but of course it should also be rentable later on, Then there should also be a storage room included. Also, think about how laundry will be dried.
CornforthWhite schrieb:
I’m currently comparing this with our former older apartment, From the perspective of someone younger than 70. Possibly, a rollator needs to be parked safely in the granny flat. Older people tend to move less steadily but also need enough clearance to move around, especially in front of and next to the toilet.
To put it plainly: incontinence pads also need to be stored within easy reach and easy to handle.
Everything should be within reach without knocking things over due to tight spaces.
CornforthWhite schrieb:
for relaxing on the sofa, watching movies, etc., maybe even cozier. Where is the TV supposed to go? I would question the sofa’s position there.
C
CornforthWhite27 Jan 2025 00:39ypg schrieb:
Oh, so you want to receive all packages or visitors at the front? I personally find that a bit unusual, even if someone is introverted.
I think there should be more than just the property boundary before the entrance. The entrance itself can only be fully seen with the house, which is not feasible at a 2 meter (6.5 feet) distance. Somehow this feels like casting pearls before swine..I understand the point, and in an ideal world there would be more space in front of the entrance, but with limited plot size we have to choose between more garden space (we would perhaps also like room for a pool) or a more "representative" entrance, and we prefer the garden. We once considered having the entrance on the gable side, but we do not like that at all for the rest of the house layout. I also find it quite convenient to take out the trash in pajamas without being seen from the street. As I said, I completely understand what might bother someone about the planned entrance layout, but I believe the compromises involved with other options would bother us more.
ypg schrieb:
I quickly took a detailed look at the floor plan. Without measurements, though, much can only be guessed. (I’ll ignore the windows for now)
For the granny flat, I find the bathroom and bedroom far too small.
The concern about noise from above due to cycling is an important point.We will reconsider the bedroom, but I see the bathroom differently. We have had a bathroom with almost identical dimensions before and it was absolutely fine.
ypg schrieb:
The main house toilet is tiny, so you bump your head on the sink.I don’t fully agree here either. Our current apartment has a toilet even slightly smaller, and we find it completely manageable. Despite being 1.80 m (5 ft 11 in) tall, I’ve never bumped into anything. Of course, bigger would be nicer, but it doesn’t seem that bad to me.
ypg schrieb:
There should/must be at least 1 meter (3 ft 3 inches) clearance in front of a stove; otherwise, the cushions will scorch (from my own experience).
The chimney stack should preferably be planned closer to the ridge than the eaves. I think it must be built higher than the ridge anyway.Since the fireplace will be a gas fireplace, the chimney stack can stay where it is and the height works as well. To my knowledge, the legal requirement to be near the ridge only applies to solid fuel stoves. The sofa currently has 87 cm (34 inches) distance from the fire (the object in front is just the mantelpiece), but we can certainly try to increase that distance a little.
ypg schrieb:
The dining area is tight; with chairs fully occupied, you can’t easily walk around the table. The table is quite small.I need to check the table size; I think it is 180 cm (71 inches) planned with the existing antique dining table. I’m not sure I see the need to walk fully around the table to reach the front windows when it’s fully occupied. The exit toward the porch shouldn’t be a problem as there’s enough space there. Maybe we could enlarge the room a bit.
ypg schrieb:
Bathrooms upstairs are also very tight. The master bathroom’s shower needs a door.I’ll add that detail tomorrow since many things are still missing. Where exactly do you find the bathrooms too small otherwise? The passage widths seem okay to me everywhere. As I mentioned earlier, we are not the type for large spa bathrooms, so it’s no priority, but of course we don’t want tiny cramped spaces either. Where exactly do you see problematic tight spots?
ypg schrieb:
Overall, I find the master area not very cohesive.
Are all closets drawn to scale? So no standard sizes?The closets are 60 cm (24 inches) deep, and we planned with Ikea Pax dimensions. The program recognizes when you want to show fitted wall closets and adds a cover strip in front of the small gaps at the edges. That’s how we would do it in reality, too; the Pax system is great for custom fitted wall closets.
ypg schrieb:
Regarding the budget: even with electrical installation, I see a 4 rather than a 3 in front of the 000.I can’t fully agree with that based on the offer we already have. The house in the offer has roughly the same number of windows, more doors, and stylistically it is very comparable as mentioned.
C
CornforthWhite27 Jan 2025 00:58ypg schrieb:
Then a storage room would have to be included as well. Also, think about how laundry will be dried.That is more a critique of the size rather than the layout, isn’t it? I generally find it difficult to realize all those points in 50sqm (roughly 540 sq ft). A dryer should go above the washing machine, and a clothesline or drying rack could also be set up outside. But I think having a dedicated storage room with space for laundry is ambitious for that square footage—or am I missing something?
ypg schrieb:
From the perspective of someone younger than 70, maybe a walker needs to be parked safely in the secondary apartment. Older people move less steadily but also need some clear space, for example in front of and next to a toilet. To be clear: incontinence pads must also be stored within easy reach and be easy to access. Everything should be instantly reachable without knocking things over due to cramped conditions.A cabinet opposite the bathroom could hold those items. But okay, in your opinion, what is the minimum size needed for an accessible bathroom for seniors? 120 x 120 cm (48 x 48 in) of clear floor space in front of each fixture?
ypg schrieb:
Where is the TV supposed to go? I would question the sofa placement.The TV will be mounted on the wall facing the secondary apartment. There will be a built-in shelving unit there (my husband enjoys woodworking and wants to create custom cabinetry) with space for books, decorations, and the TV. We don’t watch much television anyway, so it’s not the main activity around the sofa. We actually like the sofa position because we appreciate the overall concept of a “formal living room” with seats facing each other and the fireplace as the focal point. It’s definitely not the typical popular “chill zone,” which we’re not fans of (corner sofas and sprawling sectional couches are a decorating nightmare and I don’t even find them comfortable).
I basically like the concept as well.
What immediately caught my attention again is the staircase. What floor-to-floor height is planned? I think the staircase looks quite tight.
And just a couple more brief points:
- Bedroom, bedhead next to the passageway
- The path from the kitchen to the terrace always goes past the table, right? Could be a bit tight.
- Living area is more of a passageway than a quiet zone.
Also, a note: I would always plan Pax wardrobes with a depth of 65/66 cm (26/26 inches) because of the doors and the rough construction dimensions.
What immediately caught my attention again is the staircase. What floor-to-floor height is planned? I think the staircase looks quite tight.
And just a couple more brief points:
- Bedroom, bedhead next to the passageway
- The path from the kitchen to the terrace always goes past the table, right? Could be a bit tight.
- Living area is more of a passageway than a quiet zone.
Also, a note: I would always plan Pax wardrobes with a depth of 65/66 cm (26/26 inches) because of the doors and the rough construction dimensions.
CornforthWhite schrieb:
Is this more of a criticism of the size rather than just the layout? Well, there are requirements for what a rental apartment must have.
However, I’m not exactly certain about the legal details.
How to design an accessible apartment for seniors or one with low barriers can also be researched.
You’re planning a lot of DIY work. Keep in mind that you also have a full-time job. Managing a lot of DIY work alongside that is only feasible to a limited extent.
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