ᐅ Separate Apartment for Parents: 210 m² Detached Single-Family House with an 80 m² Self-Contained Apartment
Created on: 22 Apr 2017 18:22
S
schustrik
Hello everyone,
We are planning to build a house with a separate apartment for parents.
The main house will have two full stories and a hip roof, and to reduce costs a bit, the separate apartment and the garage will have flat roofs.
The house will be built in a new development, and I have already designed the floor plan.
The plot measures 924 m² (11,470 sq ft) and is numbered 30 on the site plan.
Site coverage ratio: 0.4
Floor area ratio: 0.6
Building height: 4.5 - 6.5 meters (15 - 21 feet)
The driveway can only be on the west side because there will be a bus stop on the south side.
What concerns me:
On the upper floor, the east wall runs right above the living and dining area and is actually only supported by the wall between the stairwell and the storage room of the separate apartment. Could this cause any structural issues?
I have drawn the exterior walls as 45 cm (18 inches) thick and the interior walls as 15 cm (6 inches). Load-bearing walls could probably be reduced to 20-22 cm (8-9 inches).
The “wet rooms” like bathrooms and toilets are spread throughout the house, and the separate apartment will have its own heating system. The sewer drainage gullies are located at the south edge of the plot near the bus stop.
We are planning to build a house with a separate apartment for parents.
The main house will have two full stories and a hip roof, and to reduce costs a bit, the separate apartment and the garage will have flat roofs.
The house will be built in a new development, and I have already designed the floor plan.
The plot measures 924 m² (11,470 sq ft) and is numbered 30 on the site plan.
Site coverage ratio: 0.4
Floor area ratio: 0.6
Building height: 4.5 - 6.5 meters (15 - 21 feet)
The driveway can only be on the west side because there will be a bus stop on the south side.
What concerns me:
On the upper floor, the east wall runs right above the living and dining area and is actually only supported by the wall between the stairwell and the storage room of the separate apartment. Could this cause any structural issues?
I have drawn the exterior walls as 45 cm (18 inches) thick and the interior walls as 15 cm (6 inches). Load-bearing walls could probably be reduced to 20-22 cm (8-9 inches).
The “wet rooms” like bathrooms and toilets are spread throughout the house, and the separate apartment will have its own heating system. The sewer drainage gullies are located at the south edge of the plot near the bus stop.
Where is the sauna?
Also, the combined living, dining, and kitchen area in the granny flat is quite small, as is the 300 cm (10 feet) width of the bedroom in the granny flat. There isn’t much space left next to the bed.
On the other hand, there is a huge entrance hallway in the main house that offers virtually no space for coats and shoes. The hallway in the granny flat hardly provides any room for wardrobe storage either.
The driveway directly in front of the main entrance could be problematic... and unfortunately, this layout means a large portion of the property is taken up by the driveway. If the area in front of the granny flat is used as a terrace, a car can no longer pass through.
Also, the combined living, dining, and kitchen area in the granny flat is quite small, as is the 300 cm (10 feet) width of the bedroom in the granny flat. There isn’t much space left next to the bed.
On the other hand, there is a huge entrance hallway in the main house that offers virtually no space for coats and shoes. The hallway in the granny flat hardly provides any room for wardrobe storage either.
The driveway directly in front of the main entrance could be problematic... and unfortunately, this layout means a large portion of the property is taken up by the driveway. If the area in front of the granny flat is used as a terrace, a car can no longer pass through.
S
schustrik9 Aug 2017 19:3111ant schrieb:
The first step to "build over" it is okay as it is. What do you mean by the first step? On the upper floor in the children's room behind the stairs there is still a gap.
11ant schrieb:
It will be sufficient for the building regulations and the zoning plan, and with a sectional door also in practice. What I mean is whether keeping a 5.5-meter (18 feet) distance from the road would be enough, or if there are experiences where people make it longer.
11ant schrieb:
Where do you want to divide on the ground floor so that a separate apartment could be created upstairs? Access to the upper floor through the main entrance and then "wall off" the stairs, or instead of a wooden staircase, build a concrete staircase right away. For the apartment on the ground floor, the entrance would then be through the current side entrance OR also through the main entrance with an additional door installed afterward at the end of the stair steps.
11ant schrieb:
Both. Maybe a bit less catastrophic than before. What remains is, in my opinion, your unfortunate approach. Somehow, you seem to be working with a mousepad horizon. And for the fetish with the most symmetrical front view, harmonious proportions are sacrificed at many places. Aesthetically, this could prevent exactly what you are actually trying to achieve (?) At which points are the harmonious proportions being sacrificed?
11ant schrieb:
The minimum furniture size arrangement seems to be slowly relaxing a bit, but the overall way is still long. Most of the cabinets are entered with the maximum dimensions, so where a cabinet is 300 cm (10 feet) wide, you could also put one with 200 cm (6.5 feet).
ypg schrieb:
You forgot to build a garage door into the living room for your symmetry in the granny flat Oh, right.
kbt09 schrieb:
Where is the sauna? It could also be left out by now, but since there is still some space in the bathroom on the upper floor, we would put it there.
kbt09 schrieb:
And the living-dining-kitchen area of the granny flat is quite small, just like the 300 cm (10 feet) bedroom in the granny flat. There’s not much space left next to the bed. Yes, the previous plan had 350 sqm (3,767 sq ft), and this one has 246 sqm (2,647 sq ft), so the granny flat has to be smaller. I initially designed the granny flat bedroom a bit larger, but then the granny flat bathroom would be smaller.
kbt09 schrieb:
Instead, there’s a huge entrance hall in the main house that practically offers no wardrobe space. The granny flat’s hallway also provides hardly any space for coats or shoes. Yes, the “large entrance hall” in the single-family house results from the way the rooms are arranged. A chest of drawers could be placed next to the kitchen door and by the stairs as currently indicated.
kbt09 schrieb:
The car’s path directly in front of the main entrance is probably critical… and unfortunately, you end up building a lot of driveway on your own property. If the space in front of the granny flat is used as a terrace, a car can no longer pass through. Yes, that was just a consideration.
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Since this plan, in my opinion, is not the greatest disaster, could you give me some ideas on how to improve it?
What I also like is that the office room on the ground floor could also be used as a room for the granny flat if needed. This keeps the room layout somewhat flexible—and what is also important is that the whole thing at 246 sqm (2,647 sq ft) is already at the maximum limit. Added to that are the garage and the storage room behind it.
Single-family house ground floor: 102 sqm (1,098 sq ft)
Single-family house upper floor: 91 sqm (980 sq ft)
Granny flat: 53 sqm (570 sq ft) (For parents, they are 70 and 78 years old)
= 246 sqm (2,647 sq ft)
Garage and storage room would add another 45 sqm (484 sq ft)
Well, a sauna on the upper floor... no garden access? The bathroom doesn't seem to have enough space for a sauna, except maybe a small seat sauna. Also, plaster and tiles have a certain material thickness to consider.
A dresser as a wardrobe space for five people and guests? Seriously?
What do the parents think about the rather small apartment, especially the bedroom? There is only about 50cm (20 inches) of space on each side of the bed. With even a mild mobility impairment, that becomes quite challenging… making the bed and the like would also be frustrating. The kitchen unit is only 300cm (10 feet) long, which looks like the standard starter kitchen from a brochure. Take a look at it—it offers hardly any countertop space and very little under-counter storage, considering the dishwasher, oven, fridge, and sink unit with waste bin all have to fit.
And what hasn’t been mentioned at all yet... sunlight and natural light on the ground floor—southwest exposure, evening sun, etc.—are completely blocked from the living area.
...............
Apparently, everything is supposed to be a bit smaller now, but I’d like to remind you of my design. Overall, about 45 square meters (485 square feet) more than your last draft.
85 for the granny flat
114 for the ground floor
107 for the upper floor
30 for the garage
--------------------
The granny flat is private and separate enough to rent out to strangers.
The upper floor could also be separated, allowing you to live on the ground floor with a proper sauna, etc.
A nice apartment could be created upstairs as well… when you come up the stairs, there is a good wardrobe area in the utility room.
-----------------------------------------
By the way... the building services are not limited to just a heating boiler or something similar. There are also electrical, gas, and water connections, etc. What about the ventilation system?
A dresser as a wardrobe space for five people and guests? Seriously?
What do the parents think about the rather small apartment, especially the bedroom? There is only about 50cm (20 inches) of space on each side of the bed. With even a mild mobility impairment, that becomes quite challenging… making the bed and the like would also be frustrating. The kitchen unit is only 300cm (10 feet) long, which looks like the standard starter kitchen from a brochure. Take a look at it—it offers hardly any countertop space and very little under-counter storage, considering the dishwasher, oven, fridge, and sink unit with waste bin all have to fit.
And what hasn’t been mentioned at all yet... sunlight and natural light on the ground floor—southwest exposure, evening sun, etc.—are completely blocked from the living area.
...............
Apparently, everything is supposed to be a bit smaller now, but I’d like to remind you of my design. Overall, about 45 square meters (485 square feet) more than your last draft.
85 for the granny flat
114 for the ground floor
107 for the upper floor
30 for the garage
--------------------
The granny flat is private and separate enough to rent out to strangers.
The upper floor could also be separated, allowing you to live on the ground floor with a proper sauna, etc.
A nice apartment could be created upstairs as well… when you come up the stairs, there is a good wardrobe area in the utility room.
-----------------------------------------
By the way... the building services are not limited to just a heating boiler or something similar. There are also electrical, gas, and water connections, etc. What about the ventilation system?
You are going in circles.
With over 200 square meters (over 2,150 square feet) of living space, the rooms should be reasonably sized.
The secondary apartment with a walk-through room is no longer even eligible for subsidies...
Your priorities seem to be focused on symmetry from a bird’s-eye view and the ancillary rooms, which causes the main living areas to suffer.
Just the niche in the children’s room and the parents’ bedroom alone are enough to realize that something is off with the design approach.
The staircase also appears to be too short... and that’s a matter of preference, a staircase enclosed by walls on both sides...
With over 200 square meters (over 2,150 square feet) of living space, the rooms should be reasonably sized.
The secondary apartment with a walk-through room is no longer even eligible for subsidies...
Your priorities seem to be focused on symmetry from a bird’s-eye view and the ancillary rooms, which causes the main living areas to suffer.
Just the niche in the children’s room and the parents’ bedroom alone are enough to realize that something is off with the design approach.
The staircase also appears to be too short... and that’s a matter of preference, a staircase enclosed by walls on both sides...
schustrik schrieb:
At which point do harmonic proportions fail? In my view, at hardly any less than all points. Symmetry cannot replace proportion. Unfortunately, those who do not "feel" this often only notice it once the finished building is complete.
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