Hello everyone,
We are now in contact with several home builders and have a first floor plan that we like overall, with only a few minor details to adjust. Some changes have already been discussed with the designer. Unfortunately, I don’t have updated plans yet, so I have marked the changes in red on the current plans. I’m looking forward to your opinions and input on the floor plan.
Development Plan / Restrictions
Plot size: 1,300 sqm (0.32 acres)
Slope: yes, 6 m (20 ft) incline — rising from street level
Site coverage ratio: unknown
Floor area ratio: unknown
Building envelope, building line, and boundaries: only Section 34 applicable
Edge development
Number of parking spaces: 2
Number of floors: basement + upper floor
Roof style: not yet decided (no hipped roof; rather modern like staggered shed roof, flat roof, or simple gable roof)
Style: rather modern
Orientation: see site plan, plot 488/5
Homeowners’ Requirements
Style, roof type, building type: not finalized, we are deciding between flat roof or staggered shed roof with an open double-height living room
Basement, floors: basement due to sloped site, south and east sides are at ground level, west and north sides partially below ground + one upper floor
Number of occupants, ages: she 32, he 33, plus two children aged 0 and 2, with one more child planned
Space requirements on the ground floor: this is basically the basement level for us, including entrance area, hallway, 3 children’s rooms each 15–17 sqm (160–183 sq ft), bathroom, plus space for technical and utility rooms, if possible a small cloakroom
Space requirements on the upper floor: living/dining/kitchen in L-shape, small pantry, guest toilet, master bedroom with bath, small office
Office use: family use
Overnight guests per year: 1–2
Open or closed layout: rather open
Conservative or modern construction: rather modern
Open kitchen, kitchen island: yes, possibly with a large sliding door for separation
Number of dining seats: 6
Fireplace: yes
Garage or carport: yes, double garage
Additional wishes/particulars/daily routine, including reasons why some options are preferred or rejected:
Due to the plot conditions, building with a basement is necessary, and we want to use this space as much as possible as living area. We like having the entrance in the basement, as this eliminates the need for a large exterior staircase.
The following changes have already been discussed with the designer (marked in red):
- The partition wall between kitchen and dining area will be removed,
- Pantry and guest toilet will be extended,
- Fireplace position adjusted,
- Flat roof of the garage will be used as a second terrace,
- 3 m (10 ft) sliding element will connect the kitchen to the second terrace on the garage roof,
- Sliding element behind the sofa will be removed and replaced with a normal full-height window,
- Guest toilet will get a window
House Design
Designer: planner from a construction company
What do you particularly like? Why?: room orientation
What do you dislike? Why?: pantry and master bathroom are too small, partition wall between kitchen and dining room will be removed, garage will be larger with direct access to the technical room in the basement
Cost estimate according to the architect/planner: 350,000 EUR + 80,000 EUR ancillary costs (some work will be done by ourselves, such as laying floors, tiling including bathroom, building the garage walls ourselves, painting, possibly also installing doors and windows)
Personal budget limit for the house including fixtures: 480,000 EUR including kitchen
Preferred heating system: underfloor heating with geothermal borehole
If you had to give up something, which details or additional features
- Can give up: garage, cloakroom, maybe guest toilet
- Cannot give up: children’s rooms not smaller than 15 sqm (better 17 sqm), generous living/dining area
Why does the design look the way it does? For example, which requirements from the architect were implemented?
The room program was specified by us; as much floor space as possible in the basement should be finished to make best use of it.
We are now in contact with several home builders and have a first floor plan that we like overall, with only a few minor details to adjust. Some changes have already been discussed with the designer. Unfortunately, I don’t have updated plans yet, so I have marked the changes in red on the current plans. I’m looking forward to your opinions and input on the floor plan.
Development Plan / Restrictions
Plot size: 1,300 sqm (0.32 acres)
Slope: yes, 6 m (20 ft) incline — rising from street level
Site coverage ratio: unknown
Floor area ratio: unknown
Building envelope, building line, and boundaries: only Section 34 applicable
Edge development
Number of parking spaces: 2
Number of floors: basement + upper floor
Roof style: not yet decided (no hipped roof; rather modern like staggered shed roof, flat roof, or simple gable roof)
Style: rather modern
Orientation: see site plan, plot 488/5
Homeowners’ Requirements
Style, roof type, building type: not finalized, we are deciding between flat roof or staggered shed roof with an open double-height living room
Basement, floors: basement due to sloped site, south and east sides are at ground level, west and north sides partially below ground + one upper floor
Number of occupants, ages: she 32, he 33, plus two children aged 0 and 2, with one more child planned
Space requirements on the ground floor: this is basically the basement level for us, including entrance area, hallway, 3 children’s rooms each 15–17 sqm (160–183 sq ft), bathroom, plus space for technical and utility rooms, if possible a small cloakroom
Space requirements on the upper floor: living/dining/kitchen in L-shape, small pantry, guest toilet, master bedroom with bath, small office
Office use: family use
Overnight guests per year: 1–2
Open or closed layout: rather open
Conservative or modern construction: rather modern
Open kitchen, kitchen island: yes, possibly with a large sliding door for separation
Number of dining seats: 6
Fireplace: yes
Garage or carport: yes, double garage
Additional wishes/particulars/daily routine, including reasons why some options are preferred or rejected:
Due to the plot conditions, building with a basement is necessary, and we want to use this space as much as possible as living area. We like having the entrance in the basement, as this eliminates the need for a large exterior staircase.
The following changes have already been discussed with the designer (marked in red):
- The partition wall between kitchen and dining area will be removed,
- Pantry and guest toilet will be extended,
- Fireplace position adjusted,
- Flat roof of the garage will be used as a second terrace,
- 3 m (10 ft) sliding element will connect the kitchen to the second terrace on the garage roof,
- Sliding element behind the sofa will be removed and replaced with a normal full-height window,
- Guest toilet will get a window
House Design
Designer: planner from a construction company
What do you particularly like? Why?: room orientation
What do you dislike? Why?: pantry and master bathroom are too small, partition wall between kitchen and dining room will be removed, garage will be larger with direct access to the technical room in the basement
Cost estimate according to the architect/planner: 350,000 EUR + 80,000 EUR ancillary costs (some work will be done by ourselves, such as laying floors, tiling including bathroom, building the garage walls ourselves, painting, possibly also installing doors and windows)
Personal budget limit for the house including fixtures: 480,000 EUR including kitchen
Preferred heating system: underfloor heating with geothermal borehole
If you had to give up something, which details or additional features
- Can give up: garage, cloakroom, maybe guest toilet
- Cannot give up: children’s rooms not smaller than 15 sqm (better 17 sqm), generous living/dining area
Why does the design look the way it does? For example, which requirements from the architect were implemented?
The room program was specified by us; as much floor space as possible in the basement should be finished to make best use of it.
Messing things up is annoying, but I’ll give it a try.
You can reach it in two or three steps by walking across.
The TV volume just keeps increasing.
That’s why well-placed windows, possibly a hedge around the property, and most people having blinds or similar, help a lot...
Sometimes you have to accept “pity” in order to create something perfect elsewhere.
Therefore, you should consider whether you really want the garage and the staircase there, or if it might be better to rotate, adjust, or try something different.
I don’t see this design as final; there’s some thought behind it, but clearly more work can be done.
Does the specialist just draft or does he actually design as well?
Crossy schrieb:
but then there probably won’t be direct access from the kitchen to the pantry/storage room.
You can reach it in two or three steps by walking across.
Crossy schrieb:
We don’t know if that would be optimal. The street is quiet, though,
The TV volume just keeps increasing.
Crossy schrieb:
in the evening when the lights are on inside, you could probably see well into our living room.
That’s why well-placed windows, possibly a hedge around the property, and most people having blinds or similar, help a lot...
Crossy schrieb:
And I’d find it a pity to have no windows facing the front,
Sometimes you have to accept “pity” in order to create something perfect elsewhere.
Crossy schrieb:
since the southern/eastern orientation probably allows nice light well into the late afternoon.
Therefore, you should consider whether you really want the garage and the staircase there, or if it might be better to rotate, adjust, or try something different.
I don’t see this design as final; there’s some thought behind it, but clearly more work can be done.
Does the specialist just draft or does he actually design as well?
Crossy schrieb:
Building envelope, building line and building boundary: only Section 34 [...] Roof shape: not yet decided (no hip roof; rather modern like staggered shed roof, flat roof, or just a simple gable roof)... I find it hard to imagine all of this fitting together well – is the reference neighborhood really blessed with such a variety of roof styles?https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Shed roofs, hip roofs, and gable roofs are available. Flat roofs are not common, except for one school and a swimming pool nearby. However, the architect mentioned that you could likely get approval for a flat roof if you justify it with the installation of photovoltaic or solar panels.
Still, we are not inclined toward flat roofs because we really like the idea of a living room with an open ridge ceiling. That doesn’t really work well with a flat roof.
Still, we are not inclined toward flat roofs because we really like the idea of a living room with an open ridge ceiling. That doesn’t really work well with a flat roof.
I will write a more detailed explanation about the plot this evening. Right now, the two little ones are running around, and I can’t get anything done.
Just briefly, placing the garage on the other side would block natural light to the basement for child 3.
The plot is excavated to street level on the northeast side, while the neighbor’s property slopes on the southwest side. Therefore, it is easier for us to get light into the basement from the northeast.
We would simply maintain the 3-meter (10 feet) minimum setback and excavate everything on the northeast side up to the rear edge of the house, then install a retaining wall there to hold back the slope above the house.
The garage on the southwest side would also act as a retaining structure, and we would gain a considerable amount of flat roof space for a terrace.
I will post pictures of the plot this evening for better understanding.
Just briefly, placing the garage on the other side would block natural light to the basement for child 3.
The plot is excavated to street level on the northeast side, while the neighbor’s property slopes on the southwest side. Therefore, it is easier for us to get light into the basement from the northeast.
We would simply maintain the 3-meter (10 feet) minimum setback and excavate everything on the northeast side up to the rear edge of the house, then install a retaining wall there to hold back the slope above the house.
The garage on the southwest side would also act as a retaining structure, and we would gain a considerable amount of flat roof space for a terrace.
I will post pictures of the plot this evening for better understanding.
I played around with some colors on the site plan and hope this makes the property situation clearer.
The neighbor to the northeast has completely leveled their land, resulting in a retaining wall about 6 m (20 feet) high at the back to support the slope. We want to build as close as possible to the northeastern property line (marked in green) and excavate at ground level toward the neighbor as well, so the basement receives light not only from the front street side (marked in yellow) but also from the northeast. This allows us to provide natural light for Child 3’s room in the basement. Therefore, the garage should not be on the northeastern side, as it would block that light.
Also, we do not want a large garden area facing northeast, which is why we plan to position the house as close as possible to the northeastern boundary.
The neighbor to the southwest (boundary marked in red) has roughly the same slope on their property as we do. The main part of our garden is planned to face southwest (evening sun) and is marked in gray. The garage, located southwest of the house, will hold back part of the slope and save us from having to build a large retaining wall there to create flat garden space.
Is this clear?
Does the property layout and our ideas for positioning the house now make more sense?
The neighbor to the northeast has completely leveled their land, resulting in a retaining wall about 6 m (20 feet) high at the back to support the slope. We want to build as close as possible to the northeastern property line (marked in green) and excavate at ground level toward the neighbor as well, so the basement receives light not only from the front street side (marked in yellow) but also from the northeast. This allows us to provide natural light for Child 3’s room in the basement. Therefore, the garage should not be on the northeastern side, as it would block that light.
Also, we do not want a large garden area facing northeast, which is why we plan to position the house as close as possible to the northeastern boundary.
The neighbor to the southwest (boundary marked in red) has roughly the same slope on their property as we do. The main part of our garden is planned to face southwest (evening sun) and is marked in gray. The garage, located southwest of the house, will hold back part of the slope and save us from having to build a large retaining wall there to create flat garden space.
Is this clear?
Does the property layout and our ideas for positioning the house now make more sense?
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