ᐅ A three-family house planned without a basement—your feedback on my floor plan.
Created on: 14 Sep 2018 11:50
T
tumaa
Hello everyone,
First of all, thank you for letting me join the forum 🙂.
We (parents and 3 children, aged 10, 8, and 3) have bought a plot of land.
Size: 1170 m² (12,573 sq ft)
Special feature: commercial area
Building project: a three-family house with approximately 300 m² (3,229 sq ft), about 150 m² (1,615 sq ft) for us on the ground floor, and around 73 m² (786 sq ft) for each unit on the upper floor.
There is a single-family house on the plot, which is planned to be demolished.
The preliminary building approval was already positive.
At first, it was planned (I hadn’t really thought about it) that the new building would be constructed on the footprint of the old one.
Then I consulted an architect.
He recommended moving the new building further back on the plot (further north).
Reason:
+ The rear part of the plot is wider, which is better for the building
+ Making better use of the south-facing side for the living and dining area would be more efficient 🙂, plus my wife has a cooking channel with frequent video recordings, so she needs a lot of natural light. (This is very important for us)
We then inquired at the building authority, but the idea was rejected.
Reason: since it is a commercial area, the new building must be constructed on the footprint of the old one. Otherwise, the building office must consider that neighbors might take legal action.
Right next door is a joinery workshop, but production takes place on the other side, so only the warehouse is adjacent. The joiner initially wanted to buy the plot as well; we then received the agreement.
The plot is basically on a corner, separated from the next neighbors by a small path.
My idea was perhaps to get a written confirmation from the neighbors, including the joiner 🙂, stating that they agree with moving the new building further back (see attachment "Site Plan 2"). There is basically no objection; no one would be disturbed (e.g., no loss of view, etc.), and it will be built anyway 🙂.
Otherwise, I would have to stick to the first site plan.
There is also a preliminary floor plan (see attachment).
Another idea: the attic (roof shapes are not specified) could later be used as living space, for example for our son; however, it may only be considered “extended living space” according to the building authority. We are building without a basement, so the attic could initially be used as additional storage.
Question:
- What do you think of our design? At first glance, we like it, but what would you do differently and why?
or
- How else could the house be well positioned?
- Since two rental apartments are planned, what else should be considered, for example regarding privacy?
I’m new to this topic, so please be understanding if I forgot something 🙂.
Thank you in advance and I’m looking forward to your feedback 🙂!!!
First of all, thank you for letting me join the forum 🙂.
We (parents and 3 children, aged 10, 8, and 3) have bought a plot of land.
Size: 1170 m² (12,573 sq ft)
Special feature: commercial area
Building project: a three-family house with approximately 300 m² (3,229 sq ft), about 150 m² (1,615 sq ft) for us on the ground floor, and around 73 m² (786 sq ft) for each unit on the upper floor.
There is a single-family house on the plot, which is planned to be demolished.
The preliminary building approval was already positive.
At first, it was planned (I hadn’t really thought about it) that the new building would be constructed on the footprint of the old one.
Then I consulted an architect.
He recommended moving the new building further back on the plot (further north).
Reason:
+ The rear part of the plot is wider, which is better for the building
+ Making better use of the south-facing side for the living and dining area would be more efficient 🙂, plus my wife has a cooking channel with frequent video recordings, so she needs a lot of natural light. (This is very important for us)
We then inquired at the building authority, but the idea was rejected.
Reason: since it is a commercial area, the new building must be constructed on the footprint of the old one. Otherwise, the building office must consider that neighbors might take legal action.
Right next door is a joinery workshop, but production takes place on the other side, so only the warehouse is adjacent. The joiner initially wanted to buy the plot as well; we then received the agreement.
The plot is basically on a corner, separated from the next neighbors by a small path.
My idea was perhaps to get a written confirmation from the neighbors, including the joiner 🙂, stating that they agree with moving the new building further back (see attachment "Site Plan 2"). There is basically no objection; no one would be disturbed (e.g., no loss of view, etc.), and it will be built anyway 🙂.
Otherwise, I would have to stick to the first site plan.
There is also a preliminary floor plan (see attachment).
Another idea: the attic (roof shapes are not specified) could later be used as living space, for example for our son; however, it may only be considered “extended living space” according to the building authority. We are building without a basement, so the attic could initially be used as additional storage.
Question:
- What do you think of our design? At first glance, we like it, but what would you do differently and why?
or
- How else could the house be well positioned?
- Since two rental apartments are planned, what else should be considered, for example regarding privacy?
I’m new to this topic, so please be understanding if I forgot something 🙂.
Thank you in advance and I’m looking forward to your feedback 🙂!!!
kbt09 schrieb:
@tumaa ... You don’t just whip up floor plans off the cuff.
And relocating the children’s rooms to the attic, where they have to pass by the tenant’s apartment… well, I’m not so sure about that.By *a few years* I meant roughly 5 years, it was just a thought, but thanks!
The plan has not been submitted yet, we are still open to many options.
What I still don’t understand:
But your project is not commercial.
Is that stated in the zoning plan? Then the whole thing is not likely to be approved. Not even with neighbors’ signatures.
And he is planning contrary to the zoning plan?
Is that factored into the financing?
You would have been better off leaving it to the carpenter.
tumaa schrieb:
the idea was rejected. Reason: commercial area
But your project is not commercial.
tumaa schrieb:
Special feature: commercial area
Is that stated in the zoning plan? Then the whole thing is not likely to be approved. Not even with neighbors’ signatures.
tumaa schrieb:
yes, there was an architect involved
And he is planning contrary to the zoning plan?
tumaa schrieb:
There is a detached house on the property which is supposed to be demolished.
Is that factored into the financing?
tumaa schrieb:
The carpenter definitely wanted to buy the property beforehand. We then received a commitment.
You would have been better off leaving it to the carpenter.
Escroda schrieb:
What I still don’t understand:
Your project is not a commercial one.
Is that what the zoning plan says? Then the whole thing is not approvable, even with neighbors’ signatures.
And the planner is ignoring the zoning plan?
And that is taken into account in the financing?
You should have left it to the carpenter.- Demolition costs 20,000 (offer is available).... included in the total costs
- I can't say exactly how it legally stands; the building authority has concerns that if the house is built set further back, they will have to expect complaints, that’s what we were told. If I build it at the front (like the old building), it’s different and therefore okay.
Example of costs....
I got offers for the shell construction, approximately (rough estimate for such a project)..
- Several wanted around 130,000 euros, another one wanted 240,000 euros for only 140 m² (1507 ft²)... just the walls and concrete slab
- Another example... an architect wanted 14,000 just for the design and building permit / planning permission application; others asked for 5,000 to 7,000.
Of course, these things add up quickly and soon you reach a total you can no longer afford.
For now, I want a design that satisfies us.... the rest will reveal itself.
Thanks!!
P.S.: The plot can be resold at any time in the worst case, it is located in the city center. People still come by and ask about it.
tumaa schrieb:
I would then convert the attic into additional living space... Who is going to pay for that?
tumaa schrieb:
Sorry, but sometimes *a picture is worth a thousand words* 🙂....can someone draw an alternative floor plan? (That would be very kind) Your children are probably better at daydreaming.
kaho674 schrieb:
Who is going to pay for this? Your children can probably build castles in the air better. Thanks for the comments... sorry, but my question was actually different, and did I mention anything about costs?!
I just wanted to know what else could be done with the design, and if I wanted information about financing, that would be a different matter.
I don’t mean to sound ungrateful, but I can’t get much out of posts like this :-)!!!
20,000 Euros including labor
Which emissions class is included?
Is gutting also part of the scope?
You’ve received enough feedback on where the floor plan isn’t optimal. Paper and pencil—
you’ll have to work on that yourself.
Look for bungalow floor plans for your apartment as inspiration.
Always draw with correctly scaled furniture.
Imagine that you live in the house.
Two children’s bedrooms won’t work for five years. The age difference between your girls is too large for that.
Which emissions class is included?
Is gutting also part of the scope?
You’ve received enough feedback on where the floor plan isn’t optimal. Paper and pencil—
you’ll have to work on that yourself.
Look for bungalow floor plans for your apartment as inspiration.
Always draw with correctly scaled furniture.
Imagine that you live in the house.
Two children’s bedrooms won’t work for five years. The age difference between your girls is too large for that.
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