ᐅ Detached Single-Family House on a Slope with a Granny Flat

Created on: 26 Feb 2020 23:54

Kadir1989

Hello everyone,

So far, I have only been quietly following along, but now things are starting to get serious.

Together with my wife, we bought a 420 sqm (4520 sq ft) plot of land three years ago and would like to start building next year. It will be a single-family house with a granny flat, located near Aschaffenburg.
The architect came to our home today with the first draft. We definitely want to have a larger kitchen. This will be adjusted again before the next meeting.

I would also appreciate any advice you might have.

We plan to live on the ground floor and first floor.
The granny flat will be in the basement (with its own entrance).

Development plan / restrictions
Plot size: 420 sqm (4520 sq ft)
Slope: yes, about 2 meters (6.5 feet)
Building envelope: there is a building envelope
Number of parking spaces: 4
Number of floors: 2 full floors
Style: modern
Site coverage ratio: 0.35
Floor area ratio: 0.8

Client requirements

3 people: 30, 30, 1
Occasional overnight guests: mostly friends of the children
Modern construction style
1 garage
Fireplace (as a room divider between dining room and living room)
No open kitchen, but an island would be nice
Walk-in wardrobe + master bathroom
Office / guest room

Budget: 500 k

We originally wanted dormer windows, but the architect says they wouldn’t have a positive effect because the roof slope starts at a height of 2 meters (6.5 feet) in the attic.

My wife would like a gallery, but this is difficult because a bathroom for the two children is planned between their bedrooms upstairs. Does anyone perhaps have an idea?

House design
Planning by: architect

Thanks in advance.

Best regards

Kadir

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ypg27 Feb 2020 18:12

#19

Kadir1989 schrieb:

I also find the children's rooms too small, but we don't know how to make them bigger.

Unfortunately, the staircase divides the house into two narrow halves. In this case, I would possibly go for a split-level design with two straight staircases, continuous.
Or push a double spiral staircase to the side.

Kadir1989 schrieb:

Maybe redesign the master bathroom as a shared bathroom?

That would at least save space.

Kadir1989 schrieb:

The plan was for my mother to have her own area.

... which is very dark, and her bedroom is not even really a living space, just has a basement window. The bedroom is 8 sqm (86 sq ft)… it’s a hole.

Kadir1989 schrieb:

The architect says that you can’t have living space above the garage. Is that true?

Yes, in the boundary area no living space is allowed.

I have to say, you really ask a lot of this plot. It’s not large, and with the building coverage and disregard for the garden, it’s almost an abuse. Two driveways to accommodate a granny flat, even though it’s not intended for rental…

Almost 10 sqm (108 sq ft) of dressing room is a bit extravagant… then dreaming of a gallery, which will remain just a dream.
Make a normal bedroom instead, and upstairs you can still have a gallery under the roof.

In this respect, I’d also pay attention to some privacy, not place the terrace at the intersection, and rather work with a terrace garden. With a split-level, you get a half floor for your mother. For example, on the ground floor, living area in the basement with terrace, utility rooms on the ground floor, then children’s rooms, then the bedroom (without dressing room) topped with a gallery. Something like that.

Without dimensions, it’s hard to give more concrete advice.

11ant27 Feb 2020 18:30

#20

The house axis is positioned perpendicular to the ridge to comply with the ridge direction requirement of the development plan (planning permission?), which leaves a maximum of a north-facing garden. The slope direction cannot be the reason, because if the house were rotated about 45° to the slope, it would face the same way after a 90° turn. The extremely costly additional structural engineering and insulation work for the angled bay window does not come close to adding any comparable value to the living space. Even in the northwest, the bay window still casts a shadow over the mother-in-law basement. A design failure of the highest order. The planner’s set square urgently needs a chiropractor.

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Kadir19892 Apr 2020 10:06

#21

Good morning,

yes, the ridge axis must be followed according to the development plan.

Thank you very much for your input. This is all much more complicated than I had imagined. Yesterday, I received the second draft and I am currently taking it all in. The children's rooms have become a bit larger, as has the kitchen.

I would appreciate it if someone could point out anything I might have missed and warn me.

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Pinky03012 Apr 2020 10:35

#22

Quickly put: the kitchen layout won’t work like this. Draw to scale the furniture and, most importantly, the correct distances, for example, at least 1 meter (3.3 feet) between the island and the opposing units.

Pinky03012 Apr 2020 10:40

#23

Without exact dimensions, it’s difficult to assess properly, but I also notice several tight spots in other areas: dimensions of the children's shower, access to the children's shower, dimensions of the parents' shower, stair length, garage width, width of children's bedroom 1... As I mentioned, I might be mistaken since I can only estimate the measurements at the moment.

11ant2 Apr 2020 16:02

#24

Kadir1989 schrieb:

Yes, the ridge axis must be followed according to the development plan.

Correct. But the supposed consequence of turning the house sideways against its ridge is nonsense and moves your garden to the wrong side of the property.

Kadir1989 schrieb:

This is much more complicated than I imagined.

No, it is not complicated; rather, the planner is confused with the set square. Below, I have placed your house twice onto the plot: once as shown in the second plan; and once with the house aligned correctly with its ridge axis, meaning the ridge axis is parallel to the staircase axis and thus "normal" ridge axis = house axis, with the long side being the eaves side and the short side the gable side. This also allows a smaller difference between ridge height and eaves height. My suggestion is just a conceptual sketch to demonstrate the better layout of house and garden. To fit precisely into the building envelope (building permit / planning permission area), some minor adjustments would be necessary, but this would also reduce stress on the roof design.

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ᐅ Detached Single-Family House on a Slope with a Granny Flat

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