Hello,
I have been reading along for some time now and finally dare to share a floor plan here.
First, here is the list of questions:
Zoning Plan / Restrictions
Plot size: 576 sqm (6,200 sq ft)
Slope: Yes, slight. According to the site plan, the top "right" corner is at 295.4 meters (970 feet), lower at 293.88 meters (964 feet), left side goes from 295.17 meters (968 feet) to 293.43 meters (963 feet)
Floor area ratio: 0.3
Building envelope, building line and boundary: Applies to house number 16
Surrounding buildings
Number of parking spaces: 2
Number of stories: 2 full floors required, plus optional recessed floor (setback floor)
Roof type: Flat roof, max. 5° pitch
Maximum height/limits: Max. 10 m (33 ft) high
Additional requirements: Equipment (heat pump) must be integrated, not external. Maximum of 2 residential units. Specific exterior colors required, rainwater should infiltrate (soil report says this is unlikely). Roofs must be greened. No oil or gas heating allowed.
Client requirements
Style, roof type, building type: Actually, none specified.
Basement, floors: No basement, 2 floors.
Number of occupants, ages: 4 people — 2 adults, 2 children
Ground floor space needs: Daily life (living, kitchen, dining, technical room, guest room)
Upper floor: Family (2 children's rooms, master bedroom, separate bathrooms), home office
Office: Home office, second workspace for occasional use such as a work window sill for example in the bedroom
Guests per year: Currently few.
Open or closed architecture, conservative or modern style: Either is fine.
Open kitchen, kitchen island: We are still considering. Initial wish was separate pantry like in the floor plan. An island would be nice if space allows.
Number of dining seats: Normally 4, rarely up to 8.
Fireplace: None.
Music/stereo wall: Multi-room audio with central unit in technical room.
Balcony, roof terrace: Neither.
Garage, carport: 1 garage
Other wishes: Central vacuum system, laundry chute, smart home (KNX) (I am mostly doing this myself, yes, I am a certified electrician, can program, but will also get additional help)
House design
Who designed the plan:
- Planner from a construction company: Correct, with some input from us. Based on an existing plan.
Price estimate by architect/planner: approx. 485,000 € (euros) for the house, approx. 210,000 € for the plot including basic services (survey, soil report, etc.)
Personal price limit for the house including features: approx. 800,000–850,000 € (including land)
Preferred heating technology: Heat pump
If you had to give up, which details/extra features could you skip:
- Could skip:
- Cannot skip:
Why is the design like it is now? For example:
Standard design by the planner? Yes, with minor wishes from us (wall between study and child’s room 2, T-walls in bathrooms, porch roof, conservatory, pantry)
What do you find especially good or bad about it? So far it seems to fit; apart from possibly the pantry/dining room, we don’t see major issues yet. But that’s why I’m here now.
Edit: The furniture shown in the floor plans can be safely ignored. Planners seem to like adding these.
Best regards
Ganneff
I have been reading along for some time now and finally dare to share a floor plan here.
First, here is the list of questions:
Zoning Plan / Restrictions
Plot size: 576 sqm (6,200 sq ft)
Slope: Yes, slight. According to the site plan, the top "right" corner is at 295.4 meters (970 feet), lower at 293.88 meters (964 feet), left side goes from 295.17 meters (968 feet) to 293.43 meters (963 feet)
Floor area ratio: 0.3
Building envelope, building line and boundary: Applies to house number 16
Surrounding buildings
Number of parking spaces: 2
Number of stories: 2 full floors required, plus optional recessed floor (setback floor)
Roof type: Flat roof, max. 5° pitch
Maximum height/limits: Max. 10 m (33 ft) high
Additional requirements: Equipment (heat pump) must be integrated, not external. Maximum of 2 residential units. Specific exterior colors required, rainwater should infiltrate (soil report says this is unlikely). Roofs must be greened. No oil or gas heating allowed.
Client requirements
Style, roof type, building type: Actually, none specified.
Basement, floors: No basement, 2 floors.
Number of occupants, ages: 4 people — 2 adults, 2 children
Ground floor space needs: Daily life (living, kitchen, dining, technical room, guest room)
Upper floor: Family (2 children's rooms, master bedroom, separate bathrooms), home office
Office: Home office, second workspace for occasional use such as a work window sill for example in the bedroom
Guests per year: Currently few.
Open or closed architecture, conservative or modern style: Either is fine.
Open kitchen, kitchen island: We are still considering. Initial wish was separate pantry like in the floor plan. An island would be nice if space allows.
Number of dining seats: Normally 4, rarely up to 8.
Fireplace: None.
Music/stereo wall: Multi-room audio with central unit in technical room.
Balcony, roof terrace: Neither.
Garage, carport: 1 garage
Other wishes: Central vacuum system, laundry chute, smart home (KNX) (I am mostly doing this myself, yes, I am a certified electrician, can program, but will also get additional help)
House design
Who designed the plan:
- Planner from a construction company: Correct, with some input from us. Based on an existing plan.
Price estimate by architect/planner: approx. 485,000 € (euros) for the house, approx. 210,000 € for the plot including basic services (survey, soil report, etc.)
Personal price limit for the house including features: approx. 800,000–850,000 € (including land)
Preferred heating technology: Heat pump
If you had to give up, which details/extra features could you skip:
- Could skip:
- Cannot skip:
Why is the design like it is now? For example:
Standard design by the planner? Yes, with minor wishes from us (wall between study and child’s room 2, T-walls in bathrooms, porch roof, conservatory, pantry)
What do you find especially good or bad about it? So far it seems to fit; apart from possibly the pantry/dining room, we don’t see major issues yet. But that’s why I’m here now.
Edit: The furniture shown in the floor plans can be safely ignored. Planners seem to like adding these.
Best regards
Ganneff
M
motorradsilke2 Jul 2025 11:09ypg schrieb:
Sorry, but how can you generalize from “your” building authority to others?
One takes 3 months, another takes 3 years.
One offers consultation hours, another does not.
One is very strict, another more tolerant.
One requires building change orders, another does not.
Basically: construction, application, and approval go together—especially when it comes to the facade, meaning the exterior appearance.
And then the builder: some are very precise and won’t just adapt your subsequent changes without question. When the client blames the company for problems, why would those responsible take the risk of building arbitrary changes that are not approved by the building authority? In general, refer to the building regulations of your federal state (or region) and possibly ask the responsible building authority.
If I look at the building regulations of our federal state, it states that windows, doors, and non-load-bearing interior walls are exempt from requiring a permit. Accordingly, you can of course make changes to these at any time during the permitting and construction process.
motorradsilke schrieb:
If I look at the building regulations of our federal state, it says that windows, doors, and non-load-bearing interior walls do not require a building permit / planning permission. According to that, you can of course change them at any time during the approval and construction process.The regulations for renovations cannot be easily applied to ongoing new construction projects!https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
M
motorradsilke2 Jul 2025 11:2911ant schrieb:
The regulations for renovations cannot simply be applied to ongoing new construction projects! Why not? And on what legal basis do you derive that?
That was exactly the explanation we received from the building authority at the time.
Otherwise, it wouldn’t make sense in my view either, because theoretically you could carry out a renovation one day after completing the construction.
motorradsilke schrieb:
From my perspective, it wouldn’t make sense any other way, because theoretically you could carry out the corresponding renovation one day after the completion of the build. The period between the building permit and the certificate of completion is neither “after completion,” nor is it a legal vacuum.
motorradsilke schrieb:
Why not? And on what legal basis do you derive that?
This is exactly how it was explained to us by the building authority at the time. Many building authorities operate with procedural efficiency in mind (“lean, user-friendly administration”) and apply regulations in accordance with common sense. The legal basis for simplifications is usually straightforward decrees.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
M
motorradsilke2 Jul 2025 11:4911ant schrieb:
The time between the building permit / planning permission and the construction completion notice is neither "after completion" nor is it a legal vacuum.
That's correct. But why would something be prohibited during that period if it would be allowed just one day later?
Anyway, the most sensible thing is to check with the responsible building authority.
11ant schrieb:
This is a common issue for homeowners: the family’s self-image is fixed while "everything flows" is overlooked. It’s not just about “children growing up”; attitudes and needs change more than people realize. By now, the rooms can be arranged quite flexibly, partly thanks to input from some members here.
Besides the floor plan, I’m planning the electrical setup, and I’m making it as flexible as possible. Network outlets in the guest room—how many? Just one? I generally plan for at least two double outlets. Most power outlets and switches (or “sensors,” especially with KNX systems) are also arranged so you can install multiple units in the room.
Only things like motion detectors make it a bit trickier—you want to adjust them precisely to the current furniture layout so their detection works as intended—but here you can lay enough “spare” KNX bus cables in advance to relocate them later if needed.
11ant schrieb:
The awkward free-standing wall between the living and dining areas is a Feng Shui fail from both the terrace and the living room door perspectives, and I can’t make sense of its “purpose” at all. It’s not coordinated with anything, not even the symbolic color change on the floor plan fits. The "awkward free-standing wall" is actually a feature very much favored here. I already mentioned that the living room door is misplaced. But luckily, only we need to like the wall.