ᐅ Floor plan of a 160 sqm urban villa, without a basement – what are your thoughts?
Created on: 10 May 2018 02:46
P
Patkia
Development Plan / Restrictions
Plot size: 626 sqm (6730 sq ft)
Slope: none
Site coverage ratio: 0.35 + 50% for ancillary structures
Floor area ratio:
Building window, building line, and boundary: 3 m (10 ft), no special requirements
Edge development: permitted
Number of parking spaces: no requirement
Number of floors: 3
Roof type: -
Architectural style: -
Orientation: -
Maximum heights / limits: 12 m (39 ft)
Additional requirements: 1 tree per every 300 sqm (3200 sq ft) started
Homeowners’ Requirements
City villa style, hip / pyramid roof
2 full stories
Residents: 2 adults, around 30 years old, 1-2 children planned
Room requirements:
Ground floor: kitchen / dining / living / pantry / guest room (office) / utility room / guest WC
Upper floor: 3 bedrooms / walk-in closet / storage / bathroom
Office: on ground floor, also to be used as guest room
Occasional overnight guests
Open or closed layout: partly open / partly closed
Traditional or modern construction: modern
Open kitchen, cooking island, possibly a small pantry
Minimum seating at dining table: 6
Fireplace: yes
Music / stereo wall: home cinema area
Roof terrace: possibly planned later on garage
Garage: yes, double garage with workshop / storage area: 9 m × 6.5 m (30 ft × 21 ft) with access to the house, planned as self-built, driveway large enough for 2 cars
Utility garden, greenhouse: no
Additional wishes / special features / daily routine, including reasons why certain things are preferred or avoided:
Primarily for aesthetic reasons, a small bay window should be included. Not deeper than 50 cm (20 inches) due to roof overhang. There will be a canopy over the front door as a visual relief, so the bay window should face the garden.
Ground Floor (GF):
Bright hallway,
Large kitchen with island (including seating, e.g., stools) and preferably a small pantry (possibly accessible via a "fake" kitchen cabinet), plus a small “bench” made from low cabinets by the window, double-leaf sliding door guided inside the wall to separate dining / living area,
Bright dining area,
Spacious living area, preferably with a panoramic fireplace as a room divider (not next to the TV),
Guest room / office,
Generous utility room with space for possibly two electrical panels, softener system, ground source heat pump, washing machine (possibly dryer), and drying rack,
Guest WC with shower.
Upper Floor (UF): at least 2 children’s rooms, 1 storage room, bedroom can be fairly small. Instead, a spacious bathroom with 2 washbasins (or 1 long basin with 2 faucets), bathtub up to 2 m (6.5 ft), and shower. WC with privacy screen, e.g., with door T-shaped.
Walk-through dressing room between bedroom and bathroom. Sliding door on the wall between bedroom and dressing room and regular door between dressing room and bathroom. Bathroom should also be accessible from the hallway.
General:
Many windows (included in house price without limitation on number or size), some floor-to-ceiling. Possibly preparation in the bedroom for access to the (planned) roof terrace on the garage,
Lifting sliding door system between living / dining area and terrace,
Doors at least 1 m (39 inches) wide on the ground floor,
Terrace on the left side of the house, i.e., facing south. Depending on kitchen location, possibly also a narrower terrace around the corner at the top.
Ultimately, we think it would almost be nicer if the kitchen were on the left so you can look into the garden from there and have direct access to the large terrace. But this criterion changes with every revision of the floor plan :|
House Design
Who designed the plan:
The house plans mainly come from us with some inspiration from the internet.
So far, there has been no truly professional involvement. The upper floor plan was found directly online. However, there the house width is only 10 m (33 ft) instead of 10.5 m (34 ft). Also, the bay window on the left is obviously not included. It would be great to add a small storage room here.
What do you particularly like? Why?
What do you dislike? Why?
The two above points are not fully answered yet. We have often moved the kitchen from right to left and back without finding an ideal solution.
Similarly, we are not sure whether the garage should be placed far forward with some space behind for storage out of garden view, or moved about 2 m (6.5 ft) further back (3 m / 10 ft from boundary) to gain some visual privacy from the diagonal neighbor. We are open to innovative ideas about garage placement. It must definitely have access to the house.
Estimated cost according to architect / planner: 230,000
Personal budget limit for house including features: 240,000 (excluding garage, but including foundation slab)
Preferred heating technology: ground source heat pump
If you have to give up some features / extensions:
- What can you do without: hard to say, maybe the pantry? Though supplies would then have to be stored in expensive kitchen cabinets that offer less space.
- What can’t you do without: guest room on the ground floor, space for drying rack in the utility room (never want one of those racks visible in a living area again!).
Why is the design the way it is now?
The design came about through lots of freehand drawing on paper and tinkering on computer to get the best results. Unfortunately, we are stuck now.
Which of your wishes have been implemented by the architect?
A mixture of many examples from various magazines...
What do you think works well or poorly?
Poor: the downstairs and upstairs layouts are hard to coordinate, especially because of the staircase.
Pretty good: the upper floor layout, except that fitting a second door into the bathroom will be difficult.
Downstairs we have been constantly swapping kitchen front left and guest room top right or vice versa. We haven’t agreed on what would be easier to furnish.
What is your key fundamental question about the floor plan in 130 characters?
How can we fit all our wishes in the best mix of space, appearance, and usability in the floor plan?
Note: The plan might receive harsh criticism from forum users. Feedback is usually unfiltered—please be prepared. Nobody means to offend; it’s their perspective to help or open your eyes.
Thanks in advance for your help
Plot size: 626 sqm (6730 sq ft)
Slope: none
Site coverage ratio: 0.35 + 50% for ancillary structures
Floor area ratio:
Building window, building line, and boundary: 3 m (10 ft), no special requirements
Edge development: permitted
Number of parking spaces: no requirement
Number of floors: 3
Roof type: -
Architectural style: -
Orientation: -
Maximum heights / limits: 12 m (39 ft)
Additional requirements: 1 tree per every 300 sqm (3200 sq ft) started
Homeowners’ Requirements
City villa style, hip / pyramid roof
2 full stories
Residents: 2 adults, around 30 years old, 1-2 children planned
Room requirements:
Ground floor: kitchen / dining / living / pantry / guest room (office) / utility room / guest WC
Upper floor: 3 bedrooms / walk-in closet / storage / bathroom
Office: on ground floor, also to be used as guest room
Occasional overnight guests
Open or closed layout: partly open / partly closed
Traditional or modern construction: modern
Open kitchen, cooking island, possibly a small pantry
Minimum seating at dining table: 6
Fireplace: yes
Music / stereo wall: home cinema area
Roof terrace: possibly planned later on garage
Garage: yes, double garage with workshop / storage area: 9 m × 6.5 m (30 ft × 21 ft) with access to the house, planned as self-built, driveway large enough for 2 cars
Utility garden, greenhouse: no
Additional wishes / special features / daily routine, including reasons why certain things are preferred or avoided:
Primarily for aesthetic reasons, a small bay window should be included. Not deeper than 50 cm (20 inches) due to roof overhang. There will be a canopy over the front door as a visual relief, so the bay window should face the garden.
Ground Floor (GF):
Bright hallway,
Large kitchen with island (including seating, e.g., stools) and preferably a small pantry (possibly accessible via a "fake" kitchen cabinet), plus a small “bench” made from low cabinets by the window, double-leaf sliding door guided inside the wall to separate dining / living area,
Bright dining area,
Spacious living area, preferably with a panoramic fireplace as a room divider (not next to the TV),
Guest room / office,
Generous utility room with space for possibly two electrical panels, softener system, ground source heat pump, washing machine (possibly dryer), and drying rack,
Guest WC with shower.
Upper Floor (UF): at least 2 children’s rooms, 1 storage room, bedroom can be fairly small. Instead, a spacious bathroom with 2 washbasins (or 1 long basin with 2 faucets), bathtub up to 2 m (6.5 ft), and shower. WC with privacy screen, e.g., with door T-shaped.
Walk-through dressing room between bedroom and bathroom. Sliding door on the wall between bedroom and dressing room and regular door between dressing room and bathroom. Bathroom should also be accessible from the hallway.
General:
Many windows (included in house price without limitation on number or size), some floor-to-ceiling. Possibly preparation in the bedroom for access to the (planned) roof terrace on the garage,
Lifting sliding door system between living / dining area and terrace,
Doors at least 1 m (39 inches) wide on the ground floor,
Terrace on the left side of the house, i.e., facing south. Depending on kitchen location, possibly also a narrower terrace around the corner at the top.
Ultimately, we think it would almost be nicer if the kitchen were on the left so you can look into the garden from there and have direct access to the large terrace. But this criterion changes with every revision of the floor plan :|
House Design
Who designed the plan:
The house plans mainly come from us with some inspiration from the internet.
So far, there has been no truly professional involvement. The upper floor plan was found directly online. However, there the house width is only 10 m (33 ft) instead of 10.5 m (34 ft). Also, the bay window on the left is obviously not included. It would be great to add a small storage room here.
What do you particularly like? Why?
What do you dislike? Why?
The two above points are not fully answered yet. We have often moved the kitchen from right to left and back without finding an ideal solution.
Similarly, we are not sure whether the garage should be placed far forward with some space behind for storage out of garden view, or moved about 2 m (6.5 ft) further back (3 m / 10 ft from boundary) to gain some visual privacy from the diagonal neighbor. We are open to innovative ideas about garage placement. It must definitely have access to the house.
Estimated cost according to architect / planner: 230,000
Personal budget limit for house including features: 240,000 (excluding garage, but including foundation slab)
Preferred heating technology: ground source heat pump
If you have to give up some features / extensions:
- What can you do without: hard to say, maybe the pantry? Though supplies would then have to be stored in expensive kitchen cabinets that offer less space.
- What can’t you do without: guest room on the ground floor, space for drying rack in the utility room (never want one of those racks visible in a living area again!).
Why is the design the way it is now?
The design came about through lots of freehand drawing on paper and tinkering on computer to get the best results. Unfortunately, we are stuck now.
Which of your wishes have been implemented by the architect?
A mixture of many examples from various magazines...
What do you think works well or poorly?
Poor: the downstairs and upstairs layouts are hard to coordinate, especially because of the staircase.
Pretty good: the upper floor layout, except that fitting a second door into the bathroom will be difficult.
Downstairs we have been constantly swapping kitchen front left and guest room top right or vice versa. We haven’t agreed on what would be easier to furnish.
What is your key fundamental question about the floor plan in 130 characters?
How can we fit all our wishes in the best mix of space, appearance, and usability in the floor plan?
Note: The plan might receive harsh criticism from forum users. Feedback is usually unfiltered—please be prepared. Nobody means to offend; it’s their perspective to help or open your eyes.
Thanks in advance for your help
ypg schrieb:
Hello? They’re even considering not placing the utility room at the back because it costs thousands more – and you come up with a third bathroom... laugh.
Try to stick to the affordable general contractor standard. You’re right. I completely overlooked the tight budget.
Danwood’s Park 152, slightly modified, might also work:
Base price 186,000 Euros – upgraded, 240,000 might just be enough?
Hello everyone,
I’m finally back again.
First of all, thanks again for the drafts and ideas you shared here.
We have also been waiting and hoping for the architect’s design. After a very long delay (over 2 months), it finally arrived, but it does not at all meet what we had specified.
So now we are actively working on designing something ourselves again.
We used today, Sunday, to try to put something together. Basically, we really liked the suggestions from @ypg and @kaho674, so we tried to follow those step by step. Unfortunately, we realized again that some experience is missing in certain areas. For example, how to plan the storage space under the stairs, how large this generally should be, etc. Currently, the stair width is planned at 95cm (37 inches), and the length is chosen based on a room height of about 3 meters (10 feet).
I would like to present the draft we came up with and hear your opinions.
Brief explanations:
- The front door should be centered after all, since we will have a hipped roof porch, and placing it directly on the side probably won’t look right.
- The guest room is not large but should be sufficient for a fold-out sofa, a desk, and a chest of drawers.
- Behind the door, 2-3 coats can be hung and everyday shoes stored.
- In front of the guest WC, a closet can be built into the niche to store additional coats, a vacuum cleaner, and small items.
- The staircase should be a quarter turn type, like the one Kaho674 used. From the hallway side, it will be closed off; from the kitchen side, accessible as a pantry.
- The 125cm (49 inches) corner behind the staircase was intended as a small reading nook with a view of the fireplace. Which brings us to the next problem:
- Where do we put the fireplace?
Please excuse the many somewhat confusing dimensions—I hope it’s clear enough. I placed the dining table and chairs to ensure there is still comfortable space to get up and leave the table without disturbing others. Hence the 50cm (20 inches) gap.
Since we really liked ypg’s idea of having the laundry room upstairs, we assumed the size of the utility room downstairs should be sufficient to accommodate the mechanical systems and some shelving. Or are we mistaken about that?
As mentioned above, we do not know where to place the fireplace. We want a panoramic fireplace so it can be viewed from multiple sides. Putting it against the 292cm (115 inches) wall is tricky since that wall is intended for the TV and other multimedia equipment. On the other side, the size and heat could cause issues for the dining area, refrigerator, and food storage. Also, we’re unsure how problematic it is if the chimney runs through the center of the house.
I also tried quickly to move the staircase to the other side, but that’s not easy either.
I would appreciate any further help you can give me.
Thank you very much and best regards,
Patkia
I’m finally back again.
First of all, thanks again for the drafts and ideas you shared here.
We have also been waiting and hoping for the architect’s design. After a very long delay (over 2 months), it finally arrived, but it does not at all meet what we had specified.
So now we are actively working on designing something ourselves again.
We used today, Sunday, to try to put something together. Basically, we really liked the suggestions from @ypg and @kaho674, so we tried to follow those step by step. Unfortunately, we realized again that some experience is missing in certain areas. For example, how to plan the storage space under the stairs, how large this generally should be, etc. Currently, the stair width is planned at 95cm (37 inches), and the length is chosen based on a room height of about 3 meters (10 feet).
I would like to present the draft we came up with and hear your opinions.
Brief explanations:
- The front door should be centered after all, since we will have a hipped roof porch, and placing it directly on the side probably won’t look right.
- The guest room is not large but should be sufficient for a fold-out sofa, a desk, and a chest of drawers.
- Behind the door, 2-3 coats can be hung and everyday shoes stored.
- In front of the guest WC, a closet can be built into the niche to store additional coats, a vacuum cleaner, and small items.
- The staircase should be a quarter turn type, like the one Kaho674 used. From the hallway side, it will be closed off; from the kitchen side, accessible as a pantry.
- The 125cm (49 inches) corner behind the staircase was intended as a small reading nook with a view of the fireplace. Which brings us to the next problem:
- Where do we put the fireplace?
Please excuse the many somewhat confusing dimensions—I hope it’s clear enough. I placed the dining table and chairs to ensure there is still comfortable space to get up and leave the table without disturbing others. Hence the 50cm (20 inches) gap.
Since we really liked ypg’s idea of having the laundry room upstairs, we assumed the size of the utility room downstairs should be sufficient to accommodate the mechanical systems and some shelving. Or are we mistaken about that?
As mentioned above, we do not know where to place the fireplace. We want a panoramic fireplace so it can be viewed from multiple sides. Putting it against the 292cm (115 inches) wall is tricky since that wall is intended for the TV and other multimedia equipment. On the other side, the size and heat could cause issues for the dining area, refrigerator, and food storage. Also, we’re unsure how problematic it is if the chimney runs through the center of the house.
I also tried quickly to move the staircase to the other side, but that’s not easy either.
I would appreciate any further help you can give me.
Thank you very much and best regards,
Patkia
Patkia schrieb:
We have now also been waiting/hoping for the architect’s design. It finally arrived after a very long delay (over 2 months) and does not at all match what we had requested. This doesn’t surprise me, considering how the window flat rate mentioned in the initial post
Patkia schrieb:
General: Many windows (included in the house price without quantity or size limits), sounds less like the work of an independent architect and more like that of a main contractor’s lackey. Patkia schrieb:
- The front door was supposed to be centered because we’re getting a hip roof canopy, and having it right at the side certainly wouldn’t look good Oh, nonsense. You’ll be surprised how well something “organically placed” can look.
Patkia schrieb:
It’s actually intended to have a panoramic fireplace so you can see it from multiple sides. In a social dream home build, I would prioritize differently.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
@Patkia ... whatever floor plan you have set there.
Stairs ... are they supposed to cover a room height of 3 m (10 feet) plus an intermediate ceiling, or do you mean a floor-to-floor height of 3 m (10 feet)? Either way, the stair designs look unsuitable.
And ... you can’t really plan without an upper floor.
Why isn’t one of the floor plans from @kaho674 starting at post 33 a solid basis?
Stairs ... are they supposed to cover a room height of 3 m (10 feet) plus an intermediate ceiling, or do you mean a floor-to-floor height of 3 m (10 feet)? Either way, the stair designs look unsuitable.
And ... you can’t really plan without an upper floor.
Why isn’t one of the floor plans from @kaho674 starting at post 33 a solid basis?
@11ant
Indeed, the architectural firm was hired by the construction company.
@kbt09
I interpreted the start of your response as: "The floor plan is rubbish," or did you mean something else?
By the way, the 3 meters (10 feet) refers to the shell construction height.
Believe it or not, @kaho674’s floor plan was used as the basis. However, a few things had to be rearranged.
- The entrance was supposed to be centered for aesthetic reasons, and the footprint should ideally be taller than it is wide (to allow for a larger garden).
As a result, I had to rotate the floor plan clockwise. This meant swapping the guest room and utility room again, so the guest room wouldn’t be in the dark.
Well, and just like that the entire floor plan looks different again
The reason there is no upper floor planned yet is that my girlfriend held me back yesterday after I spent hours trying to put something together.
But the first story really needs to be built before the rest can follow.
Best regards
Indeed, the architectural firm was hired by the construction company.
@kbt09
I interpreted the start of your response as: "The floor plan is rubbish," or did you mean something else?
By the way, the 3 meters (10 feet) refers to the shell construction height.
Believe it or not, @kaho674’s floor plan was used as the basis. However, a few things had to be rearranged.
- The entrance was supposed to be centered for aesthetic reasons, and the footprint should ideally be taller than it is wide (to allow for a larger garden).
As a result, I had to rotate the floor plan clockwise. This meant swapping the guest room and utility room again, so the guest room wouldn’t be in the dark.
Well, and just like that the entire floor plan looks different again
The reason there is no upper floor planned yet is that my girlfriend held me back yesterday after I spent hours trying to put something together.
But the first story really needs to be built before the rest can follow.
Best regards
How much ceiling height
Then please provide a pencil sketch of both floors as a digital drawing on one plan.
Patkia schrieb:
The reason the upper floor was not planned is because my girlfriend held me back yesterday after I spent hours trying to put something together again.
But one story first needs to be built before the rest can be constructed.
Then please provide a pencil sketch of both floors as a digital drawing on one plan.
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