ᐅ Questions about Floor Plan Optimization for a Single-Family House 8.5 x 11.5 m and Optimal Land Use
Created on: 22 Apr 2026 23:03
H
HausamSee
Dear community,
I have been following with interest for a year now – we have been tweaking our floor plan for just as long. On Monday, our building application will be reviewed with the planning office of our general contractor, so if possible, we would really appreciate some critical feedback now!
Location:
It concerns an infill development with heavy pedestrian and vehicle traffic (30 km/h (19 mph) zone, school opposite, and a popular recreational area with sought-after parking spaces).
- Approximately 19 m (62 ft) tall building opposite on the west side, so no evening sun for about 4 months (terrace or living room on the west side therefore not an option)
- Building zone starts only 5 m (16 ft) behind the western property line, design regulations forbid floor-to-ceiling windows or light bands in areas visible from the street
Most pressing questions:
- Plot: How can it be used optimally, and where could a second parking space for guests be located without blocking the south side with a large garage or sacrificing light in the kitchen? Our idea is to apply for a second driveway along the north wall, but 3.5 m (11.5 ft) is quite tight for parking and the house entrance. It is also important to keep a shed or storage room of at least 15 m² (161 ft²) near the front for garden tools, car tires, bicycles.
- Ground floor: How can the layout of the office, a generously sized guest shower toilet, and the utility room (HAR) with pantry section be optimized?
We would prefer a connection from the utility room to the hallway rather than the kitchen (to avoid bringing dirt inside), but then the pantry part of the utility room would need to be separated to allow direct access to the kitchen.
- First floor: The idea is to create a laundry balcony above the bay window on the ground floor and possibly add an external staircase later, turning the bathroom and bedroom into a separate small apartment. However, this would require designing some sort of entrance area right away, so the balcony door shouldn’t open directly from the bathroom (which currently is not an issue due to the large tree ensuring privacy).
- Facade: What are your thoughts on the window arrangement on the north side? Are there too many window formats?
- Do you notice anything else?
Thanks!
Development Plan (none available, only preservation statutes)
Plot size: 544 m² (5859 ft²)
Slope: no
Floor area ratio: -
Plot ratio: -
Building zone, building line, and boundaries: same as neighboring plots, 5 m (16 ft) behind property boundary, 0.4 H (min. 3 m (10 ft)) clearance area
Edge development: garages and sheds up to 3 m (10 ft) height and max. 9 m (30 ft) length, unheated, no living space
Number of parking spaces: 1-2
Number of floors: 2-3
Roof type: gable roof
Style: neutral, as many older houses surround the site
Orientation: gable end facing the street, entrance possible from both courtyard and street side
Maximum heights/limits: ridge height up to 11 m (36 ft) (ours planned approx. 9.5 m (31 ft))
Other requirements: upright rectangular windows, wider formats must have sash subdivisions, symmetrical distribution, lower windows at least as large as windows above, no street-facing continuous glazing strips or floor-to-ceiling windows
Client Requirements
Style, roof type, building type: solid gable roof house, 2 full floors + attic with 70 cm (28 inch) knee wall as expansion reserve
No basement, 2.5 floors
Number of occupants: 2 adults, 2 children (3 and 6 years old)
Total space required: 160 m² (1720 ft²) + attic, ground floor 85 m² (915 ft²), upper floor 7 m² (75 ft²)
Home office: 1 office on ground floor, 1 niche in master bedroom on upper floor
Guest stays per year: 8 weekends (1 to 4 people each)
Open or closed architecture: semi-open
Conservative or modern construction: conservative
Open kitchen, kitchen island: both
Number of dining seats: 6, expandable to 10
Fireplace: no
Music/speaker wall: no
Balcony, roof terrace: roof of bay window at living room potentially extendable with railing, laundry balcony on bathroom on upper floor, French door to terrace on ground floor
Garage, carport: one carport space, adjacent shed up to property boundary, plus uncovered “overflow” guest parking preferred
Utility garden, greenhouse: decorative garden only
Other wishes/details/daily routine, including reasons for or against items
House Design
Planner: ourselves
What do you like most? Why?
- Maximum distance from neighbor on south side (more light and privacy)
- Staircase window on north side with unobstructed views of orchard and church
- Bathroom, bedroom, dining and living rooms on east side (busy street on west)
- Carport and shed as noise and privacy barrier to street
- Combination of separate toilet and laundry room on upper floor (backup option for simultaneous use, laundry done where it arises)
- Passage from kitchen to utility room for freezer, pantry cupboard, and multifunctional workspace
- Seating window in living room with garden view
- Living room arranged at an angle, somewhat separated from kitchen/dining area
- Large continuous coat wall in entrance area (for kids, storage)
- View into garden from main entrance door
- Space for wardrobes behind most doors
- Attic expansion reserve for additional storage and hobby/guest room
What don’t you like? Why?
- Ground floor office awkwardly shaped (guest shower toilet on ground floor should also function as the only bathroom in old age and already offers sufficient space, which reduces office size)
- Window symmetry on north side feels too busy
- Main entrance on north side possibly too hidden? (Increased risk of break-in)
- Kitchen may be too dark due to carport on south side and tall building on street side (west)
Estimated price by architect/planner: 500,000 Euro
Personal price limit for house including fixtures: 650,000 Euro
Preferred heating system: air-to-water heat pump, underfloor heating, electricity from photovoltaic system
If you had to give up anything, which features or extensions would it be?
- Could give up: secondary entrance door, storage under stairs
- Cannot give up:
- Sufficient space in utility room for drinking water and buffer tank, ventilation system, battery storage (photovoltaic), connections
- Two children's rooms, each at least 14 m² (150 ft²)
- Half-turned staircase aligned with exterior wall (with continuation into attic during future expansion)
Why is the design as it is now?
One year of consideration and development, with technical input from general contractor
What makes it particularly good or bad in your view?
Suboptimal use of space due to restrictions (window formats, 5 m (16 ft) setback line, built-up west side with heavy foot traffic)
Good: forward-looking design of ground floor as sole living floor later in life (living room can later be separated into sleeping area, comfortable guest shower toilet on ground floor, stairs outside of living area)
I have been following with interest for a year now – we have been tweaking our floor plan for just as long. On Monday, our building application will be reviewed with the planning office of our general contractor, so if possible, we would really appreciate some critical feedback now!
Location:
It concerns an infill development with heavy pedestrian and vehicle traffic (30 km/h (19 mph) zone, school opposite, and a popular recreational area with sought-after parking spaces).
- Approximately 19 m (62 ft) tall building opposite on the west side, so no evening sun for about 4 months (terrace or living room on the west side therefore not an option)
- Building zone starts only 5 m (16 ft) behind the western property line, design regulations forbid floor-to-ceiling windows or light bands in areas visible from the street
Most pressing questions:
- Plot: How can it be used optimally, and where could a second parking space for guests be located without blocking the south side with a large garage or sacrificing light in the kitchen? Our idea is to apply for a second driveway along the north wall, but 3.5 m (11.5 ft) is quite tight for parking and the house entrance. It is also important to keep a shed or storage room of at least 15 m² (161 ft²) near the front for garden tools, car tires, bicycles.
- Ground floor: How can the layout of the office, a generously sized guest shower toilet, and the utility room (HAR) with pantry section be optimized?
We would prefer a connection from the utility room to the hallway rather than the kitchen (to avoid bringing dirt inside), but then the pantry part of the utility room would need to be separated to allow direct access to the kitchen.
- First floor: The idea is to create a laundry balcony above the bay window on the ground floor and possibly add an external staircase later, turning the bathroom and bedroom into a separate small apartment. However, this would require designing some sort of entrance area right away, so the balcony door shouldn’t open directly from the bathroom (which currently is not an issue due to the large tree ensuring privacy).
- Facade: What are your thoughts on the window arrangement on the north side? Are there too many window formats?
- Do you notice anything else?
Thanks!
Development Plan (none available, only preservation statutes)
Plot size: 544 m² (5859 ft²)
Slope: no
Floor area ratio: -
Plot ratio: -
Building zone, building line, and boundaries: same as neighboring plots, 5 m (16 ft) behind property boundary, 0.4 H (min. 3 m (10 ft)) clearance area
Edge development: garages and sheds up to 3 m (10 ft) height and max. 9 m (30 ft) length, unheated, no living space
Number of parking spaces: 1-2
Number of floors: 2-3
Roof type: gable roof
Style: neutral, as many older houses surround the site
Orientation: gable end facing the street, entrance possible from both courtyard and street side
Maximum heights/limits: ridge height up to 11 m (36 ft) (ours planned approx. 9.5 m (31 ft))
Other requirements: upright rectangular windows, wider formats must have sash subdivisions, symmetrical distribution, lower windows at least as large as windows above, no street-facing continuous glazing strips or floor-to-ceiling windows
Client Requirements
Style, roof type, building type: solid gable roof house, 2 full floors + attic with 70 cm (28 inch) knee wall as expansion reserve
No basement, 2.5 floors
Number of occupants: 2 adults, 2 children (3 and 6 years old)
Total space required: 160 m² (1720 ft²) + attic, ground floor 85 m² (915 ft²), upper floor 7 m² (75 ft²)
Home office: 1 office on ground floor, 1 niche in master bedroom on upper floor
Guest stays per year: 8 weekends (1 to 4 people each)
Open or closed architecture: semi-open
Conservative or modern construction: conservative
Open kitchen, kitchen island: both
Number of dining seats: 6, expandable to 10
Fireplace: no
Music/speaker wall: no
Balcony, roof terrace: roof of bay window at living room potentially extendable with railing, laundry balcony on bathroom on upper floor, French door to terrace on ground floor
Garage, carport: one carport space, adjacent shed up to property boundary, plus uncovered “overflow” guest parking preferred
Utility garden, greenhouse: decorative garden only
Other wishes/details/daily routine, including reasons for or against items
House Design
Planner: ourselves
What do you like most? Why?
- Maximum distance from neighbor on south side (more light and privacy)
- Staircase window on north side with unobstructed views of orchard and church
- Bathroom, bedroom, dining and living rooms on east side (busy street on west)
- Carport and shed as noise and privacy barrier to street
- Combination of separate toilet and laundry room on upper floor (backup option for simultaneous use, laundry done where it arises)
- Passage from kitchen to utility room for freezer, pantry cupboard, and multifunctional workspace
- Seating window in living room with garden view
- Living room arranged at an angle, somewhat separated from kitchen/dining area
- Large continuous coat wall in entrance area (for kids, storage)
- View into garden from main entrance door
- Space for wardrobes behind most doors
- Attic expansion reserve for additional storage and hobby/guest room
What don’t you like? Why?
- Ground floor office awkwardly shaped (guest shower toilet on ground floor should also function as the only bathroom in old age and already offers sufficient space, which reduces office size)
- Window symmetry on north side feels too busy
- Main entrance on north side possibly too hidden? (Increased risk of break-in)
- Kitchen may be too dark due to carport on south side and tall building on street side (west)
Estimated price by architect/planner: 500,000 Euro
Personal price limit for house including fixtures: 650,000 Euro
Preferred heating system: air-to-water heat pump, underfloor heating, electricity from photovoltaic system
If you had to give up anything, which features or extensions would it be?
- Could give up: secondary entrance door, storage under stairs
- Cannot give up:
- Sufficient space in utility room for drinking water and buffer tank, ventilation system, battery storage (photovoltaic), connections
- Two children's rooms, each at least 14 m² (150 ft²)
- Half-turned staircase aligned with exterior wall (with continuation into attic during future expansion)
Why is the design as it is now?
One year of consideration and development, with technical input from general contractor
What makes it particularly good or bad in your view?
Suboptimal use of space due to restrictions (window formats, 5 m (16 ft) setback line, built-up west side with heavy foot traffic)
Good: forward-looking design of ground floor as sole living floor later in life (living room can later be separated into sleeping area, comfortable guest shower toilet on ground floor, stairs outside of living area)
H
HausamSee25 Apr 2026 13:51Medium schrieb:
He can: nothing is nicer than cuddling in the parents’ bedroom. Or you can visit the lake yourself. It’s much nicer to feed the ducks there than just watching them. I admire the persistence in trying to convince me to warm up to a bedroom on the west side—but that is definitely out of the question.
Medium schrieb:
And why should they be sticking their noses into your fence? Why do you assume others are interested in you? That’s not an assumption but an observation. We have been using the property as a garden for two years now and spend entire weekends there, often staying overnight in the garden shed from 1970, which will be demolished soon. During that time, we’ve been able to study very thoroughly how the sun, people, and traffic behave there.
Medium schrieb:
The 1000 students… okay, that’s quite a lot for a pilgrimage site. But somehow it doesn’t add up. 1000 students/50 classes, yet a huge number of weekend visitors too. I haven’t mentioned yet that there is a sports hall opposite where club activities take place on weekends (even with closed doors, we can count the gates based on the cheers). That alone is reason enough why we chose against placing the bedroom and living area on the west side.
Papierturm schrieb:
What concerns me in the planning is the driveway situation. Under normal circumstances (but currently a tree blocks it, not the ‘old’ driveway), I would place the driveway and carport to the north and put a longer shed on the south side as a visual barrier to the street. Or possibly a guest parking space and shed in the south, and the main carport to the north. Thank you for taking a closer look at this regarding my initial question. Our thinking is similar, provided we get approval for a second driveway. We are reluctant to cut down the pear tree—it’s heartbreaking—but since it is already 50 years old and shows early signs of damage, we’re definitely keeping the option open to build the carport on the north side. What building setback from the property boundary would you plan here so there is still comfortable access past the car to the main entrance? The building regulations already require at least 3.5m (11.5 ft) given our building height.
Papierturm schrieb:
I find it difficult to judge the upper floor because I suspect what is planned: preparing a holiday accommodation or a mini-apartment. This usually involves compromises that aren’t really practical. That was the idea, yes. However, even if the bedroom moves from southeast to northeast and we abandon the idea of a separable mini-apartment, having a bathroom close to the bedroom remains the goal. A direct connection wouldn't be absolutely necessary. By shifting the staircase to the west, it might at least be possible to fit a small bathroom on the north side. We will think about this again.
11ant schrieb:
I’m not a fan of the folding ladder hatch to access the attic, nor of the practically unused attic space. So, instruction to the architect: completely rethink the space concept! Practically unused because we’re not immediately finishing it? I agree it’s a (for now) missed opportunity not to use it right away for an office and thereby save overall floor area in the whole house from the start. We’ll also discuss this with him on Monday and of course pay extra for additional planning services if he sees a similar need. Whether your offer is relevant for us, we will decide afterwards.
H
HausamSee25 Apr 2026 14:1711ant schrieb:
, the bathroom should be completely rethought. However, my advice is rather radical. That’s why I don’t bother criticizing the narrow service door between the bedroom and the poorly designed en-suite bathroom. Also not the lintel angle in the living roomI will definitely bring that up on Monday.
Medium schrieb:
I mean: of course there are always some noises in any infrastructure, but why does everything have to be seen negatively?We bought the plot because, in our opinion, the advantages outweigh the disadvantages. We have children ourselves and don’t mind the school or that there is a lot of traffic coming and going. We just don’t want to sleep facing that direction and will focus on maximum privacy in the design.
H
HausamSee25 Apr 2026 14:1811ant schrieb:
, the bathroom should be completely reconsidered. However, my advice is rather radical. That’s why I’m not even going to criticize the narrow access door between the bedroom and the poorly designed bathroom suite. Also, the angled lintel in the living room I will definitely bring this up on Monday.
Medium schrieb:
I mean: of course, there are always some noises in any infrastructure, but why does everything have to be viewed negatively? We bought the plot because, from our perspective, the advantages outweigh the disadvantages. We have children ourselves and have no issues with the school or the frequent coming and going of parked cars. We just prefer not to sleep facing that direction and are focusing on maximizing privacy in our planning.
11ant schrieb:
It’s a pity that besides Yvonne (earlier) Katja has also given up. I just got a like from Katja – that makes me happy, so she’s still at least following along :-)
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
HausamSee schrieb:
I admire the persistence in trying to convince me to have a bedroom on the west side – but that’s definitely out of the question. If it wasn’t clear, I don’t care at all about the location of your bedroom. However, the position of the children’s rooms does matter. That should take priority over your bedroom and ideally face south.
I just find the strongly mentioned negative points a bit far-fetched, and if there really were any truth to them, I wonder why you would expose the children to all that noise.
I haven’t read everything yet, but I strongly recommend considering a contingency plan.
A piece of advice right from the start: Anyone building a house and investing hundreds of thousands of euros should not base the planning on an existing driveway unless it is mandated by the building authority / planning permission. The entire site will be completely disturbed anyway, and everything will be rearranged. Moving the driveway is relatively simple. In any case, in my opinion, you should never let your house be spoiled by this. You can also remove a pear tree without permission – you can always plant a new one later. At any rate, it needs to be removed.
If the garage and parking spaces are located in the northwest, I would probably try rotating the building by 90°. However, this also depends on the surrounding developments.
Regarding the floor plan itself: the amateur planning is obvious. Cutting costs on design reduces the house’s value even before construction. In this case, I would reduce the resale value by about 30%. Therefore, it’s best to shred this draft and consult an architect who has formal training.
A piece of advice right from the start: Anyone building a house and investing hundreds of thousands of euros should not base the planning on an existing driveway unless it is mandated by the building authority / planning permission. The entire site will be completely disturbed anyway, and everything will be rearranged. Moving the driveway is relatively simple. In any case, in my opinion, you should never let your house be spoiled by this. You can also remove a pear tree without permission – you can always plant a new one later. At any rate, it needs to be removed.
If the garage and parking spaces are located in the northwest, I would probably try rotating the building by 90°. However, this also depends on the surrounding developments.
Regarding the floor plan itself: the amateur planning is obvious. Cutting costs on design reduces the house’s value even before construction. In this case, I would reduce the resale value by about 30%. Therefore, it’s best to shred this draft and consult an architect who has formal training.
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