ᐅ 150 sqm Single-Family House – Demolition & New Construction – Any Recommendations?
Created on: 15 Feb 2020 21:00
V
voicepoint
Hello Everyone!
First, the mandatory part:
Development Plan / Restrictions
Plot Size 800 sqm (8,611 sq ft)
Slope Yes, steep
Site Occupation Index / Floor Area Ratio (FAR) 0.3
Floor Space Index / Floor Area Ratio (FAR) 0.6
Number of Parking Spaces 1
Number of Stories Basement + Ground Floor + Upper Floor
Roof Type Gable, 40° pitch without dormers
Architectural Style Modern
Orientation South-facing
Maximum Heights / Restrictions None known
Additional Requirements The development plan is very old, so few restrictions apply.
Homeowner Requirements
Style, Roof Type, Building Type Simple building with gable roof, knee wall 120 cm (47 inches)
Basement, Floors Basement extends forward as terrace
Number of Occupants, Age 2 adults + 2 planned children
Office: Family Use or Home Office? Rarely used
Overnight Guests per Year 3 (who are welcome to share our bathroom)
Open or Closed Architecture Open
Conservative or Modern Construction Modern
Open Kitchen, Kitchen Island Yes & yes
Number of Dining Seats 6
Fireplace No
Music / Stereo Wall Yes, in the living room
Balcony, Roof Terrace Terrace on extended basement
Garage, Carport Garage in basement
Vegetable Garden, Greenhouse Yes, already existing
Additional Wishes / Special Features / Daily Routine, including reasons for certain choices or exclusions
Yes, the entrance is at the back of the house. We do not want to use any south-facing space for the entrance and prefer the entrance on the ground floor, not in the basement.
The basement is deliberately planned without windows; a door with glass elements might be installed in the utility room. If the plot had no slope, we would build without a basement. Mainly, the basement will be used as a garage. There are few side windows because they would just face neighboring buildings.
House Design
Designed by: Ourselves, self-drawn
What is especially liked? Why? Open living area, large south-facing windows
What is disliked? Why? Basement depth, see below
Cost estimate by architect/planner: Not yet considered
Personal budget limit for house, including fixtures and demolition: 350,000€
Preferred heating technology: Heat pump, if budget allows, preferably with deep drilling
Brief overview of construction / budget:
- Basement as prefabricated basement
- House in timber frame construction
- Roof tiles to be reused from the existing building, roof renewed last year
- Electrical installation (except main connection and meter cabinet) by electricians, planned to use a Loxone system; many components are already available
- Photovoltaics with battery storage by electricians if compatible with subsidies
- Flooring and painting by electricians
- Staircase from ground floor to upper floor by electricians
- Sanitary, central ventilation and heating in self-contracting
- Bathroom + toilet by electricians
- Blinds / shutters only for sun protection, no need on north side
- No gold faucets, but also no “standard” mass-market products with 200% markup from prefab house manufacturer
Additional building costs can be kept low, as the plot is already family-owned, and temporary construction power and water can be supplied by neighbors.
Demolition costs were estimated at approximately 20,000€ by the contractor.
Our preferred house provider builds to KfW 40 standard; with photovoltaics, we could achieve KfW 40+.
If you had to give up on certain details / upgrades:
- Could give up on: Basement size
- Cannot give up on: Large south-facing windows + terrace, photovoltaics because heat pump is desired and electric car is owned
Why is the design as it is?
There is currently an existing post-war building on the plot that will be demolished. The house footprint cannot be changed much because the lot is quite narrow and sloped. The demolition will automatically create a fitting excavation pit. We want to take advantage of the southern view (which cannot be built over anymore as only a narrow dead-end street runs in front of the house) as well as the northern view of the garden with adjacent forest.
What is the most important / basic question about the floor plan in 130 characters?
What can be optimized? The last few meters of the basement toward the slope (behind the staircase) are unnecessary for us. Would it make financial sense to shorten the basement and extend only the basement ceiling slightly? Demolition will leave surplus material that could possibly be used on-site for backfilling (broken directly on site) instead of costly disposal?
Which architect should we commission? Use the house provider’s planning or choose an independent architect and, for example, tender the basement separately?
Is the budget realistic?
We look forward to your suggestions!
Best regards,
Noel
First, the mandatory part:
Development Plan / Restrictions
Plot Size 800 sqm (8,611 sq ft)
Slope Yes, steep
Site Occupation Index / Floor Area Ratio (FAR) 0.3
Floor Space Index / Floor Area Ratio (FAR) 0.6
Number of Parking Spaces 1
Number of Stories Basement + Ground Floor + Upper Floor
Roof Type Gable, 40° pitch without dormers
Architectural Style Modern
Orientation South-facing
Maximum Heights / Restrictions None known
Additional Requirements The development plan is very old, so few restrictions apply.
Homeowner Requirements
Style, Roof Type, Building Type Simple building with gable roof, knee wall 120 cm (47 inches)
Basement, Floors Basement extends forward as terrace
Number of Occupants, Age 2 adults + 2 planned children
Office: Family Use or Home Office? Rarely used
Overnight Guests per Year 3 (who are welcome to share our bathroom)
Open or Closed Architecture Open
Conservative or Modern Construction Modern
Open Kitchen, Kitchen Island Yes & yes
Number of Dining Seats 6
Fireplace No
Music / Stereo Wall Yes, in the living room
Balcony, Roof Terrace Terrace on extended basement
Garage, Carport Garage in basement
Vegetable Garden, Greenhouse Yes, already existing
Additional Wishes / Special Features / Daily Routine, including reasons for certain choices or exclusions
Yes, the entrance is at the back of the house. We do not want to use any south-facing space for the entrance and prefer the entrance on the ground floor, not in the basement.
The basement is deliberately planned without windows; a door with glass elements might be installed in the utility room. If the plot had no slope, we would build without a basement. Mainly, the basement will be used as a garage. There are few side windows because they would just face neighboring buildings.
House Design
Designed by: Ourselves, self-drawn
What is especially liked? Why? Open living area, large south-facing windows
What is disliked? Why? Basement depth, see below
Cost estimate by architect/planner: Not yet considered
Personal budget limit for house, including fixtures and demolition: 350,000€
Preferred heating technology: Heat pump, if budget allows, preferably with deep drilling
Brief overview of construction / budget:
- Basement as prefabricated basement
- House in timber frame construction
- Roof tiles to be reused from the existing building, roof renewed last year
- Electrical installation (except main connection and meter cabinet) by electricians, planned to use a Loxone system; many components are already available
- Photovoltaics with battery storage by electricians if compatible with subsidies
- Flooring and painting by electricians
- Staircase from ground floor to upper floor by electricians
- Sanitary, central ventilation and heating in self-contracting
- Bathroom + toilet by electricians
- Blinds / shutters only for sun protection, no need on north side
- No gold faucets, but also no “standard” mass-market products with 200% markup from prefab house manufacturer
Additional building costs can be kept low, as the plot is already family-owned, and temporary construction power and water can be supplied by neighbors.
Demolition costs were estimated at approximately 20,000€ by the contractor.
Our preferred house provider builds to KfW 40 standard; with photovoltaics, we could achieve KfW 40+.
If you had to give up on certain details / upgrades:
- Could give up on: Basement size
- Cannot give up on: Large south-facing windows + terrace, photovoltaics because heat pump is desired and electric car is owned
Why is the design as it is?
There is currently an existing post-war building on the plot that will be demolished. The house footprint cannot be changed much because the lot is quite narrow and sloped. The demolition will automatically create a fitting excavation pit. We want to take advantage of the southern view (which cannot be built over anymore as only a narrow dead-end street runs in front of the house) as well as the northern view of the garden with adjacent forest.
What is the most important / basic question about the floor plan in 130 characters?
What can be optimized? The last few meters of the basement toward the slope (behind the staircase) are unnecessary for us. Would it make financial sense to shorten the basement and extend only the basement ceiling slightly? Demolition will leave surplus material that could possibly be used on-site for backfilling (broken directly on site) instead of costly disposal?
Which architect should we commission? Use the house provider’s planning or choose an independent architect and, for example, tender the basement separately?
Is the budget realistic?
We look forward to your suggestions!
Best regards,
Noel
V
voicepoint16 Feb 2020 12:38Unfortunately, it is not possible to include a terrace in the garden. The slope where the house is located is about 30° steep. Therefore, the house cannot be moved further back. However, the view from the ground floor is very good.
Consider the hillside retaining and demolition work.
We left the old wall standing.
Advantages:
- No demolition
- No disposal
- No retaining wall needed
- Guaranteed that the slope won’t slip. The slope angle is over 30 degrees.
Disadvantage:
The house has moved further forward.
We left the old wall standing.
Advantages:
- No demolition
- No disposal
- No retaining wall needed
- Guaranteed that the slope won’t slip. The slope angle is over 30 degrees.
Disadvantage:
The house has moved further forward.
Vicky Pedia19 Feb 2020 00:14Altai schrieb:
It seems to me that the internal staircase is the problem; it somehow messes everything up. Gallery corridor and covered external stairs?
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