So, if nothing else goes wrong, we will soon own our desired plot of land 🙂 https://www.hausbau-forum.de/threads/Grundstück-gefunden-wann-bezahlen.44099/
Now the planning can begin. Even though I already know many people here might roll their eyes, I have fallen in love with the Danhaus Schönhagen.
I can’t say yet if I would actually build with them, but from the look of it, it will probably be something along those lines.
What is even more important, however, is the right floor plan, so I would appreciate it if you could take a look at my current draft.
Development plan / restrictions
Plot size: 796 sqm (8,570 sq ft)
Slope: none
Site coverage ratio: 0.2
Floor area ratio: 0.4
Building lines / boundaries: 5 meters (16 ft) from the street, 3 meters (10 ft) from neighbors
Edge development: garage existing, should remain
Number of parking spaces: none (on the street)
Maximum height / limits: none, buildable according to §34
Homeowner requirements
Style, roof type, building type: Nordic, modern country house, gable roof
Basement, floors: no basement, 1.5 floors
Number of occupants, ages: 5 (44, 44, 12, 8, 4)
Space requirements on ground floor: open living area, preferably L-shaped, spacious entrance/hallway with cloakroom, bathroom with shower, guest room, utility room
Space requirements on upper floor: 4 bedrooms, bathroom with tub and shower, storage room
Overnight guests per year: approx. 5
Open or closed layout: a mix of both 😉
Conservative or modern construction: modern
Open kitchen, kitchen island: open with island
Number of dining seats: 6
Fireplace: no
Music / stereo wall: no
Balcony, roof terrace: no
Garage, carport: yes, existing
Vegetable garden, greenhouse: yes, would like a small vegetable garden in the somewhat distant future
Other wishes / special features / daily routine, also reasons why something should or shouldn’t be:
We would like the living room to be out of the direct line of sight from the kitchen, the staircase not in the entrance’s dirt zone, and preferably with the possibility to have storage underneath.
A small storage room for the vacuum cleaner etc. upstairs would also be nice, I’m not the best housekeeper and want to keep things as simple as possible 😉
House design
Source of the plan:
- Do-it-Yourself, based on the Danhaus Schönhagen
What do you particularly like? Why?: open large hallway, space waste?
What do you not like? Why?: door to living room, causes disturbance?
Personal price limit for the house, including fittings: 480,000 € (kitchen and landscaping not included)
Preferred heating system: air-to-water heat pump
What is the most important / fundamental question about the floor plan, summarized in 130 characters?
Is the room layout roughly okay? How do you see the building’s orientation on the plot? I would like to position the house close to the street line at 5 meters (16 ft) and have the entrance facing the street.
I would actually prefer the bathroom on the opposite side and the children’s room where the bathroom is now, but due to the stairs I have no other way to do this.
I don’t like the door to the living room where it is, but I would like the option to go to the toilet in the evening in comfortable clothes without having to pass by teenagers who might be eating in the kitchen. Any ideas?
The stairs probably won’t fit dimension-wise anyway...
And will the upstairs work out okay with the roof slopes? The Danhaus has a dormer, but that doesn’t fit with my upper floor layout, does it? Although the bathroom could be a bit smaller, then it might work, right? Although I wouldn’t build the dormer like that anyway, as otherwise anyone coming from the street can see us going to the bathroom...
Before I get completely carried away here, I’m sending off this post now and hope for some constructive criticism 🙂 Thank you very much!
Now the planning can begin. Even though I already know many people here might roll their eyes, I have fallen in love with the Danhaus Schönhagen.
I can’t say yet if I would actually build with them, but from the look of it, it will probably be something along those lines.
What is even more important, however, is the right floor plan, so I would appreciate it if you could take a look at my current draft.
Development plan / restrictions
Plot size: 796 sqm (8,570 sq ft)
Slope: none
Site coverage ratio: 0.2
Floor area ratio: 0.4
Building lines / boundaries: 5 meters (16 ft) from the street, 3 meters (10 ft) from neighbors
Edge development: garage existing, should remain
Number of parking spaces: none (on the street)
Maximum height / limits: none, buildable according to §34
Homeowner requirements
Style, roof type, building type: Nordic, modern country house, gable roof
Basement, floors: no basement, 1.5 floors
Number of occupants, ages: 5 (44, 44, 12, 8, 4)
Space requirements on ground floor: open living area, preferably L-shaped, spacious entrance/hallway with cloakroom, bathroom with shower, guest room, utility room
Space requirements on upper floor: 4 bedrooms, bathroom with tub and shower, storage room
Overnight guests per year: approx. 5
Open or closed layout: a mix of both 😉
Conservative or modern construction: modern
Open kitchen, kitchen island: open with island
Number of dining seats: 6
Fireplace: no
Music / stereo wall: no
Balcony, roof terrace: no
Garage, carport: yes, existing
Vegetable garden, greenhouse: yes, would like a small vegetable garden in the somewhat distant future
Other wishes / special features / daily routine, also reasons why something should or shouldn’t be:
We would like the living room to be out of the direct line of sight from the kitchen, the staircase not in the entrance’s dirt zone, and preferably with the possibility to have storage underneath.
A small storage room for the vacuum cleaner etc. upstairs would also be nice, I’m not the best housekeeper and want to keep things as simple as possible 😉
House design
Source of the plan:
- Do-it-Yourself, based on the Danhaus Schönhagen
What do you particularly like? Why?: open large hallway, space waste?
What do you not like? Why?: door to living room, causes disturbance?
Personal price limit for the house, including fittings: 480,000 € (kitchen and landscaping not included)
Preferred heating system: air-to-water heat pump
What is the most important / fundamental question about the floor plan, summarized in 130 characters?
Is the room layout roughly okay? How do you see the building’s orientation on the plot? I would like to position the house close to the street line at 5 meters (16 ft) and have the entrance facing the street.
I would actually prefer the bathroom on the opposite side and the children’s room where the bathroom is now, but due to the stairs I have no other way to do this.
I don’t like the door to the living room where it is, but I would like the option to go to the toilet in the evening in comfortable clothes without having to pass by teenagers who might be eating in the kitchen. Any ideas?
The stairs probably won’t fit dimension-wise anyway...
And will the upstairs work out okay with the roof slopes? The Danhaus has a dormer, but that doesn’t fit with my upper floor layout, does it? Although the bathroom could be a bit smaller, then it might work, right? Although I wouldn’t build the dormer like that anyway, as otherwise anyone coming from the street can see us going to the bathroom...
Before I get completely carried away here, I’m sending off this post now and hope for some constructive criticism 🙂 Thank you very much!
MarieWo schrieb:
So, if nothing else goes wrong, we will soon own our desired plot of land 🙂 https://www.hausbau-forum.de/threads/Grundstück-gefunden-wann-bezahlen.44099/ [...]
Site coverage ratio: 0.2
Floor area ratio: 0.4 [...]
Maximum height/restrictions: none, buildable according to §34 First of all, congratulations on the plot and well done linking your previous thread yourself. What puzzles me a bit is the combination of §34 with parameters like site and floor area ratios, which are more typical for development plans.
MarieWo schrieb:
So the planning can begin. Even though I already know many here will roll their eyes, I have fallen in love with the Danhaus Schönhagen. Feel free to fall in love with whatever you want, but methodically that is unwise:
MarieWo schrieb:
I can’t yet say if I would actually build with them, but aesthetically it will probably be something along those lines. What’s more important is the right floor plan, so I would appreciate it if you could take a look at my current draft. Using a specific house model purely as inspiration is of limited use because it sacrifices the main advantages of a catalog home. These lie in the proven design and the established construction routine. The proven design is undermined when the plan is changed significantly. And the construction routine does not transfer if you have a design from one builder realized by another.
The “inspiration design” is already the wrong base model here, since the number of children's rooms doesn’t match. Also, it appears you considered the stair shape a design gimmick of the catalog home, but it is actually crucial to the functionality of the design. In a house of this size, you automatically create bottlenecks if you change seemingly minor details, like reversing the stair direction. This might affect only two square meters per floor primarily, but the consequences reach further.
In the end, you should set aside any hope of achieving a similar price with a house design inspired by a catalog home of roughly the same exterior dimensions. Nonetheless, a catalog home as a base model is not automatically wrong for you, but you must consider its specifics. The key issue is the third children’s room, which most catalog designs do not offer. There are mainly three ways out of this dilemma:
A: Choose a house design that offers a variant like "trade a study for a smaller living room," as is commonly done by, for example, Town & Country;
B: Build a catalog home as an “extended version,” meaning insert a full room along the ridge axis into an otherwise unchanged base design. This affects both floors, so the trick also works with a base model that normally has only one children’s room (e.g., Town & Country: Raumwunder 90);
C: Use a “country house” design and modify the attic into a full-height upper floor (“town villa”), so the usually knee-wall areas become usable standing space. To gain a full room, you will need to widen the house by about one meter (approximately two grid steps).
With ALL these more extensive modifications, the final price will inevitably move further away from the original base catalog home price!
You have already made a significant change to the catalog design in one crucial aspect: the bathroom location is now completely different. This has consequences not only for the soil and waste pipes and related drywall cladding, but also for similar entanglements in the layout of the ductwork for the mechanical ventilation system. This is a classic issue when trying to rearrange major elements without changing the building footprint or outline! (And the same problem will certainly “come back to haunt you” with a different base model but the same approach.) The consequences are always the same: 1. bottlenecks, 2. distortions in the ceiling penetrations and related components, 3. drywall weaknesses.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Phew, at least you start with a compliment.
In the Danhaus, there are actually three children's rooms on the upper floor; my intention in rotating the staircase was more about the living room—I just wanted it to be a bit more private and have its own door.
We are visiting the show home there anyway at the beginning of October, so I can take a look then.
But I understand your concerns and will try to look into it further.
What do you think in general about the orientation of the house and the rooms on the plot?
11ant schrieb:That seems to be normal here in Berlin, at least that’s what I read in all the property listings.
What makes me a bit suspicious is the combination of §34 on one hand, but floor area ratio specifications like in development plans on the other.
In the Danhaus, there are actually three children's rooms on the upper floor; my intention in rotating the staircase was more about the living room—I just wanted it to be a bit more private and have its own door.
We are visiting the show home there anyway at the beginning of October, so I can take a look then.
But I understand your concerns and will try to look into it further.
What do you think in general about the orientation of the house and the rooms on the plot?
MarieWo schrieb:
The Danhaus actually has 3 children’s rooms on the upper floor. My intention with rotating the staircase was more about the living room; I just wanted it to be a bit more private and have its own door. Oh, I see, no, then I wouldn’t tinker with the original design (and if everything else fits, I would take the house from this provider as is).
MarieWo schrieb:
But I understand your concerns and will keep trying. Or just leave it as is, see above.
MarieWo schrieb:
What do you think in general about the orientation of the house and the rooms on the plot? I think it’s fine, and I would avoid demolishing the garage since, under these circumstances, it’s already usable. And when it comes to cars, not only in Rodgau, the saying goes, "who cares about the architecture" ;-)
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
I have read through many posts online, and I see a lot of people complaining about how chaotic and unreliable Danhaus is... That worries me a bit. However, in terms of appearance, they are hard to beat for me and my taste, and as far as I can tell, the quality seems fine as well. But we’ll have to see how things go in direct contact.
The garage will definitely stay; it looks a bit worn, but it is solidly built and just needs a new coat of paint. It’s also questionable whether it will ever see a car, as parking in front of the property works perfectly fine 🙂
The garage will definitely stay; it looks a bit worn, but it is solidly built and just needs a new coat of paint. It’s also questionable whether it will ever see a car, as parking in front of the property works perfectly fine 🙂
I think the design is very good for a first attempt. The problem, as you suspected, is probably the staircase, which is undersized. But it’s not unrealistic to build it this way or something similar. What looks great with just three lines on a plan can quickly become very large once you add proper walls and a staircase. That will put pressure on the budget.
Another questionable aspect is the orientation. At the moment, the layout is more like an I shape rather than an L. In my opinion, the living room is far too long, and you end up hiding behind the staircase to avoid seeing the kitchen. However, the space to the right of the dining table is useless and wasted.
The entire house faces southeast – which means the kitchen will be as dark as a cave in the evening.
If you want an L-shaped layout anyway, then plan it accordingly and rotate the house (like the current house on the site). Put the kitchen in the bay window area for plenty of southern light and the living space facing the garden. This will save space and money.
Another questionable aspect is the orientation. At the moment, the layout is more like an I shape rather than an L. In my opinion, the living room is far too long, and you end up hiding behind the staircase to avoid seeing the kitchen. However, the space to the right of the dining table is useless and wasted.
The entire house faces southeast – which means the kitchen will be as dark as a cave in the evening.
If you want an L-shaped layout anyway, then plan it accordingly and rotate the house (like the current house on the site). Put the kitchen in the bay window area for plenty of southern light and the living space facing the garden. This will save space and money.
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