ᐅ Corner plot with a secondary apartment / granny flat

Created on: 25 Oct 2024 16:35

Development Plan / Restrictions
Plot size 537 sqm (5780 sq ft)
Slope no
Site coverage ratio 0.35
Floor area ratio
Building area, building line and boundary 14.42/15.00 × 13.52/17.56 meters (47.3/49.2 × 44.4/57.6 feet)
Edge development Garages are allowed within the side setback areas
Number of parking spaces 3
Number of floors 2
Roof type gable roof
Architectural style modern, simple
Orientation south
Maximum height/limits ridge height 10.5 m (34.4 ft)

Site plan of a plot with dimensions, outlines, and adjacent buildings

Clients’ Requirements
Architectural style, roof type, building type 2 full floors, classic gable roof
Floors 2
Number of occupants 2 adults over 40 + 2 children (3 and 16), separate apartment: 1 person under 70
Ground floor room requirements: living/dining + L-shaped kitchen, guest toilet, utility/technical room
Upper floor: 3 bedrooms, 2 offices, 2 bathrooms, laundry room
Separate apartment 3 rooms: living/dining, kitchen, bathroom, bedroom, small guest room
Office: 2 home offices
Overnight guests per year: separate apartment 10 times
Open or closed architecture
Conservative or modern design
Open kitchen with island: semi-open, not directly visible from living area
Number of dining seats 6
Fireplace no
Music/soundproof wall no
Balcony, roof terrace
Garage, carport at least 1, preferably 2
Utility garden, greenhouse desired
Additional wishes/special features/daily routine separate terraces; both want sunlight

Ground floor plan of a house with garage, terrace, living room, kitchen, bedroom, bathroom, WC

Floor plan of a single-family house with living room, kitchen, bathroom, entrance hall, and garage

House Design
Designer: Architect
What is particularly liked? The bright kitchen in the separate apartment
What is disliked? Long narrow hallway, living/dining area in the main residence
Estimated cost according to architect/planner: 650
Personal price limit for the house, including fixtures: 700
Preferred heating technology: heat pump

If you have to give up something, which details/extensions
- can be foregone: the second garage

Hello everyone,

After reading a lot here and planning for three months now, I’m trying to get some help.
The plot is complicated, maybe a bit narrow to also fit a separate apartment on the ground floor.

We are unsure how to “split” the plot.
Who should get the west or east side?
Which street should the house face?
The 5.5 m (18 ft) setback area on the north side suggests itself as the driveway/parking area. Also, no one wants a north-facing garden.
We all want sunlight somehow, but with further construction progress on other houses (marked in red) and the low sun angle, hardly any sun reaches the southern area.
The separate apartment really only needs a sunny terrace (because mowing the lawn will get harder with age).

I’ve simply added the architect’s two drafts here.

Hand-drawn sketch of plot and building plan with boundaries and building outline

ypg29 Oct 2024 20:46

#61

11ant schrieb:

Concept approach to move away from the “downstairs as large as upstairs” type of villa, making the upper floor almost like a recessed story and keeping the ground floor large enough to be shared "sibling-style."

That's exactly what I've been doing all along – using a recessed story to avoid the “instead villa” style, which here will have a pitched roof by the way.

Hausmma schrieb:

as more specialized shapes.

That’s true as well. Specialized shapes are more expensive than a compact house design, especially if we’re talking about the same living area. You’re planning 30 sqm (320 sq ft) or more than needed, and that costs around 80,000 to 90,000.
A cold roof isn’t expensive—relatively affordable—especially considering that you have to cover all 130 sqm (1,400 sq ft). If you only have 70 sqm (750 sq ft) upstairs but a 140 sqm (1,500 sq ft) footprint, then you only need to roof 140 sqm, just split between the two floors. It does cost a bit more, yes, because you have to connect the roof to the facade waterproof, but that shouldn’t cost more than the price per sqm of living space (note: not based on hard data, just common sense).
And if you can gain real added value with a small finesse costing a few thousand euros, then you take it.
(for example, the garage/carport version, which is a bit more expensive but suits you if a garage and parking space are important—just unfortunately I didn’t recognize the distances).

I looked at the architect’s floor plans again. It might be that he is still in the process of finding the right layout. We shouldn’t overemphasize this.
Because actually, if you look at it tonight (with a glass of wine), he did a pretty good job. Yes, it’s far from perfect, but it doesn’t need to be at the first draft, or even the second, and let’s assume he doesn’t know the budget or had a bad day with the upper floor: the main living unit needs to be modified. Even though a 50 sqm (540 sq ft) parents’ area is cool, it’s not within the budget.
He should also clarify whether a garage is allowed outside the front garden, where the main apartment entrance is located.

11ant29 Oct 2024 21:42

#62

Hausmma schrieb:

As I understood it, with the prefab house provider, a large rectangular house is actually more affordable than more unusual shapes.

This applies regardless of the construction method, but these are not “more unusual shapes”: in the example from @KingSong, there are simply two houses joined at a right angle, both with rectangular floor plans, one with a gable roof and the other with a shed roof.

ypg schrieb:

I’ve been doing exactly that all along – moving away step by step from the “Anstattvilla,” which by the way gets a gable roof here.

Then don’t say it can’t be done.

ypg schrieb:

I looked at the architect’s floor plans again. Maybe he is still in the early conceptual phase regarding the layouts. We shouldn’t overestimate that.
Because actually, if you look at it this evening (with a glass of wine), he did a pretty good job.

I gladly avoid any substances beyond wine that would support this kind judgment. He did not do a good job on either design, and especially side by side they come across as particularly lacking in concept.

ypg schrieb:

The main living unit has to be changed. Even if a 50sqm (540 sq ft) parents’ area is cool. It’s not within the budget.

I find the parents’ suite especially poorly executed in the “red” design.

https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/

Hausmma29 Oct 2024 21:46

#63

ypg schrieb:

Because actually, when you look at it this evening (with a glass of wine), he did a pretty good job.

I already mentioned that this might have been my fault:
I just said, "let’s try swapping the living units," "it’s too small," "need a second garage."

ypg schrieb:

Even if a 50sqm (540 sq ft) parents’ area is pretty cool.

Yes, it has something. But actually, it consumes too much money and it still needs to be cleaned.

ypg schrieb:

He should also clarify whether a garage is allowed beyond the front garden, where the main apartment entrance is located.

The one back there in the garden. Then we’d rather skip the second garage and build a nice garden shed instead.
Cars are made to be parked outside anyway.

Maybe I’ll call the building department and ask a few simple questions about the garage and that annoying 1m (3 ft) setback.
Although explaining that by phone might be difficult – can you send emails?
“Back in the day,” you could just go to the town hall without an appointment.

Hausmma29 Oct 2024 21:55

#64

11ant schrieb:

I find the master suite especially unsuccessful in the “red” design.

I never really looked closely at the upper floors since the ground floor seemed more important to me.
We probably wouldn’t want a walk-in closet anyway—unless we had too much space left over, which I would rather give to the children.
I’ve never liked the T-shaped layout either.
Well, I still have some ideas for the upper floors.
If only I knew where and how each staircase would end.

11ant29 Oct 2024 22:52

#65

Hausmma schrieb:

I never really looked closely at the upper floors because the ground floor seemed more important to me [...]
Well, I still have some ideas for the upper floors
If only I knew where and how each staircase ends.

These are self-solving problems if you plan the upper floors first and think of the stairs starting from their exit point.

Hausmma schrieb:

We probably wouldn’t want a walk-in closet anyway—unless we had too much extra space, which I’d rather give to the kids.
I never really liked the T-shaped solution either.

With some architects (and especially with so-called "architects"), you have to have them repeat back what you said, just like air traffic control communication.

https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/

ypg29 Oct 2024 23:14

#66

11ant schrieb:

Then don’t say it can’t be done.

I’m not saying that at all. What exactly do you want?

Hausmma schrieb:

I never really paid much attention to the upper floors because the ground floor seemed more important to me.

Well, you want to feel comfortable upstairs too. With four people, the living space should be able to be spread out.

Hausmma schrieb:

We probably wouldn’t want a walk-in closet anyway—unless we had too much space left over, which I would rather give to the kids.

Yes, that gives some options.

Hausmma schrieb:

I never liked the T-shaped layout either.

Me neither. It can be functional, but style comes with tiles and such.

Hausmma schrieb:

If only I knew where exactly each staircase would end.

The staircase location shouldn’t be underestimated. That’s where a standard position really proves effective.

ᐅ Corner plot with a secondary apartment / granny flat

Reaktionen