Hello everyone,
we recently received the first draft of our house from the architect and would appreciate any optimizations, suggestions, and opinions. Overall, the design already matches our ideas quite well. But first, here is the completed questionnaire.
Development Plan / Restrictions
Plot size 856 sqm (already owned/purchased)
Slope Yes, rising from southwest to northeast. On the west side the slope is about 8 m (26 ft) over 30 m (98 ft), on the east side about 6 m (20 ft) over 30 m (98 ft). Unfortunately, the street slopes downward.
Site coverage ratio 0.35
Floor area ratio 0.7
Building envelope, building line and boundary Marked in the development plan (blue line)
Setback distances According to Art. 6 BayBO
Number of parking spaces 2
Number of storeys 2
Roof type No requirements/restrictions
Architectural style No requirements/restrictions
Orientation Street facing southwest
Maximum heights/limits Maximum ridge height of 9 m (30 ft) above upper edge [OK]
Other requirements
Client Requirements
Architectural style, roof type, building type Modern, flat roof or single-pitch roof
Basement, storeys No basement, two full storeys
Number of occupants, ages Currently 2; man 31, woman 28. Children planned
Space requirement on ground floor and upper floor About 180 sqm (1938 sq ft) of living space intended. No fixed division between basement/ground floor (practical layout)
Office: family use or home office? Home office
Guest bedrooms per year Not relevant
Open or closed layout Open
Conservative or modern construction Modern
Open kitchen, kitchen island Open, with kitchen island
Number of dining seats 6–8
Fireplace Yes
Music/sound wall Not necessary
Balcony, roof terrace Large terrace
Garage, carport Double garage
Utility garden, greenhouse Not necessary
Other wishes/special features/daily routine, also explanations why something should or should not be included
House design
Designed by:
- Architect
What do you particularly like? Why? Open living/dining area and open kitchen with island, large partly covered terrace (maybe a bit too big), large floor-to-ceiling windows facing south
What don’t you like? Why? Slightly too large and costs too high. Long corridor in the basement ("tube-like"). Children’s rooms possibly a bit small. WC on ground floor somewhat small.
Price estimate according to architect/planner: €470,000 excluding additional building costs and land
Personal price ceiling for the house, including fittings: about €500,000–550,000
Preferred heating system: Air-to-water heat pump with underfloor heating
If you had to give up something, which details/expansions
– could you give up: Change from flat roof to single-pitch roof -> saves about €10,000? Smaller living area
– could you not give up: Large terrace, open and modern style, walk-in closet
Why does the design look like it does now? Fritsch
The architect implemented the requirements well based on images. The modern style, large windows, large terrace, and the ground floor overhang above the basement creating a covered entrance area are all liked.
What is the most important/basic question about the floor plan in 130 characters?
Thank you in advance for your support.
Have a nice evening.
we recently received the first draft of our house from the architect and would appreciate any optimizations, suggestions, and opinions. Overall, the design already matches our ideas quite well. But first, here is the completed questionnaire.
Development Plan / Restrictions
Plot size 856 sqm (already owned/purchased)
Slope Yes, rising from southwest to northeast. On the west side the slope is about 8 m (26 ft) over 30 m (98 ft), on the east side about 6 m (20 ft) over 30 m (98 ft). Unfortunately, the street slopes downward.
Site coverage ratio 0.35
Floor area ratio 0.7
Building envelope, building line and boundary Marked in the development plan (blue line)
Setback distances According to Art. 6 BayBO
Number of parking spaces 2
Number of storeys 2
Roof type No requirements/restrictions
Architectural style No requirements/restrictions
Orientation Street facing southwest
Maximum heights/limits Maximum ridge height of 9 m (30 ft) above upper edge [OK]
Other requirements
Client Requirements
Architectural style, roof type, building type Modern, flat roof or single-pitch roof
Basement, storeys No basement, two full storeys
Number of occupants, ages Currently 2; man 31, woman 28. Children planned
Space requirement on ground floor and upper floor About 180 sqm (1938 sq ft) of living space intended. No fixed division between basement/ground floor (practical layout)
Office: family use or home office? Home office
Guest bedrooms per year Not relevant
Open or closed layout Open
Conservative or modern construction Modern
Open kitchen, kitchen island Open, with kitchen island
Number of dining seats 6–8
Fireplace Yes
Music/sound wall Not necessary
Balcony, roof terrace Large terrace
Garage, carport Double garage
Utility garden, greenhouse Not necessary
Other wishes/special features/daily routine, also explanations why something should or should not be included
House design
Designed by:
- Architect
What do you particularly like? Why? Open living/dining area and open kitchen with island, large partly covered terrace (maybe a bit too big), large floor-to-ceiling windows facing south
What don’t you like? Why? Slightly too large and costs too high. Long corridor in the basement ("tube-like"). Children’s rooms possibly a bit small. WC on ground floor somewhat small.
Price estimate according to architect/planner: €470,000 excluding additional building costs and land
Personal price ceiling for the house, including fittings: about €500,000–550,000
Preferred heating system: Air-to-water heat pump with underfloor heating
If you had to give up something, which details/expansions
– could you give up: Change from flat roof to single-pitch roof -> saves about €10,000? Smaller living area
– could you not give up: Large terrace, open and modern style, walk-in closet
Why does the design look like it does now? Fritsch
The architect implemented the requirements well based on images. The modern style, large windows, large terrace, and the ground floor overhang above the basement creating a covered entrance area are all liked.
What is the most important/basic question about the floor plan in 130 characters?
- How can we reduce the floor plan size? The architect suggests only minor changes at the front on the ground floor to keep proportions.
- We are also considering swapping the bedroom with the office and keeping the children’s rooms in the basement for later peace from partying teenagers. Or placing the bedroom and another room on the ground floor for early years with children nearby and swapping with the office later. Or leaving it as is and maybe swapping bedroom and office later.
- Does anyone have experience with terraces above living rooms? Are they watertight? We are considering having the terrace slightly overlap the ground floor as a roof—would that be too dark?
- Any suggestions for changing the basement corridor? It would be nice to have a side exit at the end of the corridor.
- Any other general optimization suggestions? What do you dislike or do differently?
Thank you in advance for your support.
Have a nice evening.
A terrace is basically an ordinary flat roof and its waterproofing is initially independent of its use. The waterproofing isn’t stressed by the terrace tiles. Think of terrace houses.
That’s exactly how it looks to me as well, meaning my main criticism here would be the distribution of building volume along the lines of “the non-overlapping areas of the floor plans are left to chance,” resulting in an unnecessarily large terrace. I would prefer more lawn at garden level. A north arrow on the floor plans would also be helpful.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Fritsch schrieb:
No specific division between basement/ground floor
That’s exactly how it looks to me as well, meaning my main criticism here would be the distribution of building volume along the lines of “the non-overlapping areas of the floor plans are left to chance,” resulting in an unnecessarily large terrace. I would prefer more lawn at garden level. A north arrow on the floor plans would also be helpful.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Hello everyone,
first of all, thank you for the quick and numerous replies. I will try to respond in an organized way.
I can now consider the issue of the terrace’s waterproofing resolved.
I also think the terrace is too large. 11ant described this quite well. However, in our opinion, the rooms in the basement are not that big (except for the hallway). We have been thinking about extending the living room slightly towards the terrace so that there is only a small “path” to the garden. In return, the bedroom would be moved to the ground floor. But then the bathroom would also need to be enlarged... Or would that become too cramped?
The basement would then be reduced in size. What do you think about this? Also regarding children who would then have their rooms “alone” downstairs. At the beginning, the office could still be used as a children’s room...
Regarding the hallway, besides the size, I also see the lighting as an issue. That’s why we think it is good that the hallway ends with a window/door to provide daylight. We are trying to adjust the room layout in order to still have daylight in the hallway, but not such a large hallway shaped like a Z, for example.
Good point. But a direct route to the garage would be nice; otherwise, you always have to go through the garage door. Maybe the door to the garage shouldn’t be placed too close to the entrance/staircase...?
Because of the view, we want to live upstairs. Garden access is possible via the terrace and on the north side. I don’t think the architect has calculated the structural engineering yet. He only says that not many retaining walls will be needed (see northwest elevation image).
Regarding costs: We told the architect as a guideline €400,000 - €450,000 (400T€ - 450T€) that we are aiming for a maximum of €550,000 including additional building costs, kitchen, and land. The plot cost €50,000 (50T€). Therefore, we would like to reduce the living area a bit, as well as the terrace size, and switch to a shed roof. That should be possible, right? How much could that approximately save? But of course, we primarily need to discuss the construction costs with the general contractor.
Thanks again for your support.
PS: I have re-uploaded the two floor plans with a north arrow (is it no longer possible to edit your post?). They should fit approximately.
first of all, thank you for the quick and numerous replies. I will try to respond in an organized way.
I can now consider the issue of the terrace’s waterproofing resolved.
I also think the terrace is too large. 11ant described this quite well. However, in our opinion, the rooms in the basement are not that big (except for the hallway). We have been thinking about extending the living room slightly towards the terrace so that there is only a small “path” to the garden. In return, the bedroom would be moved to the ground floor. But then the bathroom would also need to be enlarged... Or would that become too cramped?
The basement would then be reduced in size. What do you think about this? Also regarding children who would then have their rooms “alone” downstairs. At the beginning, the office could still be used as a children’s room...
Regarding the hallway, besides the size, I also see the lighting as an issue. That’s why we think it is good that the hallway ends with a window/door to provide daylight. We are trying to adjust the room layout in order to still have daylight in the hallway, but not such a large hallway shaped like a Z, for example.
pagoni2020 schrieb:
I always see the direct access to the garage, but I think I would not do that, especially because of odors, dust, etc., and the main entrance is right next to it anyway.
Good point. But a direct route to the garage would be nice; otherwise, you always have to go through the garage door. Maybe the door to the garage shouldn’t be placed too close to the entrance/staircase...?
haydee schrieb:
Why not live downstairs with direct south and west garden access?
Has the structural engineering been calculated yet?
Because of the view, we want to live upstairs. Garden access is possible via the terrace and on the north side. I don’t think the architect has calculated the structural engineering yet. He only says that not many retaining walls will be needed (see northwest elevation image).
Regarding costs: We told the architect as a guideline €400,000 - €450,000 (400T€ - 450T€) that we are aiming for a maximum of €550,000 including additional building costs, kitchen, and land. The plot cost €50,000 (50T€). Therefore, we would like to reduce the living area a bit, as well as the terrace size, and switch to a shed roof. That should be possible, right? How much could that approximately save? But of course, we primarily need to discuss the construction costs with the general contractor.
Thanks again for your support.
PS: I have re-uploaded the two floor plans with a north arrow (is it no longer possible to edit your post?). They should fit approximately.
Yes, editing is limited to 10 minutes.
If the sizes of the individual rooms are acceptable – and I assumed they were – then rearranging the building volumes basically means reallocating rooms to a different floor.
That sounds contradictory to me. In general, when in doubt, I tend to be "in favor of no intermediate door."
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Fritsch schrieb:
But in our opinion, the rooms in the basement are not that large (except for the hallway).
If the sizes of the individual rooms are acceptable – and I assumed they were – then rearranging the building volumes basically means reallocating rooms to a different floor.
Fritsch schrieb:
However, a direct access to the garage would be good, otherwise you always have to go through the garage door. Maybe don’t place the door to the garage too close to the entrance area/stairs...?
That sounds contradictory to me. In general, when in doubt, I tend to be "in favor of no intermediate door."
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
hampshire schrieb:
I think the design is successful. The long hallway has character. You can shorten it by enlarging the last room and positioning the entrance at the end. With a window or even a "side entrance," it would be much nicer.
...
Due to the heat generation, I would also prefer not to have that in the pantry. I also believe the long hallway can have its own character and doesn’t have to resemble a hotel corridor. It’s rather uncommon, but definitely not standard.
But seriously – how much heat does a modern refrigerator/freezer really produce that it would noticeably and unnecessarily warm up the pantry? Let’s not talk about a 0.2–0.3°C (0.4–0.5°F) temperature increase in the room.
annab377 schrieb:
But seriously – how much heat does a modern refrigerator/freezer actually generate to noticeably and unnecessarily warm up the pantry? Please don’t talk about a 0.2–0.3°C (0.4–0.5°F) temperature increase in the room. The heat exchange principle is still the same with a "modern" refrigerator and freezer. That doesn’t matter for what is nowadays called a "pantry," which is usually just storage for pasta bags, dust bags, and returnable bottles. And for a traditional pantry, a north-facing location would be recommended anyway.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Yes, the heat from the refrigerator/freezer is directed outside. Is it possible to estimate how many watts are actually released into the surrounding air or room air?
I can only speak from my current room, where there is a large fridge/freezer combination, and I don’t notice any difference in summer or winter. That’s why I thought it might be negligible? But I could also be wrong?
I can only speak from my current room, where there is a large fridge/freezer combination, and I don’t notice any difference in summer or winter. That’s why I thought it might be negligible? But I could also be wrong?
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