ᐅ Floor Plan Assistance: 216 sqm Single-Family Home with Granny Flat and Double Garage
Created on: 28 Feb 2022 13:59
A
AHLK2022
Hello everyone,
We have found a house near Frankfurt/Main where construction is about to begin. It is from a developer. Currently, there is an old house on the property which is being completely renovated. This will be converted into 3 condominiums. Our house will be a single-family home at the back with about 216 sqm (2,325 sq ft).
Two garages need to be integrated into the house, plus one parking space that we can purchase additionally.
Regarding the floor plan, apart from the external walls (a line with property boundary construction and 3.5 m (11.5 ft) to the neighbor) and the double garage, we have complete freedom. We have already modified the floor plan as we want to prepare the upper floor for potential rental at some point (an external staircase will probably not be approved). Hence the second internal staircase.
Basically, we are wondering how to best use the ground floor. Somehow I find it a bit small for cooking/living/dining. (Although I cannot verify the square meter figures, because based on the external dimensions and some calculations it should be about 49 sqm (527 sq ft) instead of approximately 44 sqm (474 sq ft), but I don’t know if the staircase is excluded).
Where is the best place to put a couch?
We also have questions about possible optimizations or mistakes we might have made. Does this all make sense? The architect implemented all of our requests without questioning whether they are practical or sensible. That makes us uncertain.
No basement, one garage for bicycles, and otherwise one room will be sacrificed.
We would like a kitchen island 🙂
The turnkey price is 769,000.
Thanks for your feedback!
Development plan/restrictions
Plot size 290 sqm (3,122 sq ft)
Slope no
Floor area ratio unknown
Building coverage ratio unknown
Building envelope, building line and boundary
Boundary construction see pictures
Number of parking spaces DG + parking space
Number of storeys 2 full + attic
Requirements from the homeowners
Number of people, age 2 + baby + one more eventually
Office: family use or home office? HO
Guests per year: few
Open or closed architecture: open
Conservative or modern style: modern
Open kitchen, kitchen island
We have found a house near Frankfurt/Main where construction is about to begin. It is from a developer. Currently, there is an old house on the property which is being completely renovated. This will be converted into 3 condominiums. Our house will be a single-family home at the back with about 216 sqm (2,325 sq ft).
Two garages need to be integrated into the house, plus one parking space that we can purchase additionally.
Regarding the floor plan, apart from the external walls (a line with property boundary construction and 3.5 m (11.5 ft) to the neighbor) and the double garage, we have complete freedom. We have already modified the floor plan as we want to prepare the upper floor for potential rental at some point (an external staircase will probably not be approved). Hence the second internal staircase.
Basically, we are wondering how to best use the ground floor. Somehow I find it a bit small for cooking/living/dining. (Although I cannot verify the square meter figures, because based on the external dimensions and some calculations it should be about 49 sqm (527 sq ft) instead of approximately 44 sqm (474 sq ft), but I don’t know if the staircase is excluded).
Where is the best place to put a couch?
We also have questions about possible optimizations or mistakes we might have made. Does this all make sense? The architect implemented all of our requests without questioning whether they are practical or sensible. That makes us uncertain.
No basement, one garage for bicycles, and otherwise one room will be sacrificed.
We would like a kitchen island 🙂
The turnkey price is 769,000.
Thanks for your feedback!
Development plan/restrictions
Plot size 290 sqm (3,122 sq ft)
Slope no
Floor area ratio unknown
Building coverage ratio unknown
Building envelope, building line and boundary
Boundary construction see pictures
Number of parking spaces DG + parking space
Number of storeys 2 full + attic
Requirements from the homeowners
Number of people, age 2 + baby + one more eventually
Office: family use or home office? HO
Guests per year: few
Open or closed architecture: open
Conservative or modern style: modern
Open kitchen, kitchen island
AHLK2022 schrieb:
We have found a house near Frankfurt am Main where construction is about to start. It is from a developer. Currently, there is an old house on the property that is being fully renovated. It will be converted into 3 condominiums. Our unit will be a single-family house at the rear, with about 216 m² (2,325 sq ft).
There should be 2 garages integrated into the house and an additional parking space that we can purchase. I would not call it a "single-family house," but more accurately "condominiums 4 and 4a," because I cannot imagine this offer as anything other than a condominium community within this entire building complex. And the concept of a "condominium with a separate apartment" is quite a strange idea for someone who has lost all sense of balance ;-).
AHLK2022 schrieb:
Basically, we can still change everything about the floor plan. AHLK2022 schrieb:
We have already modified the floor plan, as we want to prepare the upper floor for rental at some point. It seems to me that you have already made too many changes, and the “original” probably was not a masterpiece either, but at least not such a flawed mess. Without the complex overall concept, I would have only suggested rearranging the “house” differently (for example, not designating the attic as a separate apartment). However, under the current circumstances, I would advise against recommending anything specific and would only suggest walking away from the offer. Let the developer deal with this problem alone and continue searching on your own. Here, practically worthless living space is being built solely to maximize the economic gain from the property. If I were the developer, I would tip my hat to the colleague for this stunt – but as a customer-focused building consultant, I find this offer frankly audacious.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
First of all, thank you very much for all the opinions! I understand that this is not going to be easy. I just thought that something should be possible on just under 50 m² (540 sq ft).
Myrna_Loy schrieb:Major changes are also possible; we are relatively flexible… could you please explain your idea about the retrofittable staircase in more detail? I can’t quite picture it.
The floor plan is too messed up to achieve anything with small changes. But if you are looking for a real, potential second living unit—not just trying to get a second subsidy—then I would build it in a way that allows adding an entrance and staircase in the storage room by the garage. Then adjust the floor plan upstairs accordingly.
TmMike_2 schrieb:The architect was quite careless with the interior layout. He just places items in the room… we would arrange things differently. Of course, not putting chair backs directly in front of the TV.
With 216 m² (2,322 sq ft), I would also design the main living area more generously. How tight is the space by the TV wall?
Our kitchen, dining, and living area stretches over almost 12 m length (39 ft).
That’s not small, but not large either, since this room also includes a piano, a fireplace, and a 3 m (10 ft) long table placed lengthwise.
haydee schrieb:We had considered creating a cloakroom in the “general hallway” under the spiral staircase. You could also slide a stroller under there. It won’t always be there anyway. Jackets could be hung on the left wall. But yes, the tenant would have to walk past that area.
Forget the second living unit. Who knows what the future holds. What is impossible today may become standard tomorrow.
There is little space downstairs for the size of the house, and upstairs everything feels a bit overwhelming.
You come home with a Maxi-Cosi and a child by the hand. Where do you put everything?
The dining area consists of two benches and a relatively narrow table. A high chair or sliding a chair away to make room for a baby bump is not an option.
11ant schrieb:
I wouldn’t call it a “single-family house,” but more accurately “condominium units 4 and 4a,” because I can’t imagine the offer in this overall building context being anything else as a condominium ownership structure. And an “owner-occupied apartment with a granny flat” is really ridiculous, especially for someone who has killed both parents ;- It is also a condominium ownership, but our backyard has exclusive special usage rights assigned to us. It wouldn’t bother us, since the area is basically cut off at the back. From the front, we only share the access driveway. The area between our house and the apartments is divided as a shared path.
11ant schrieb:
I think you may have changed too much already, and the “original” probably wasn’t a masterpiece either, but at least not such a messy botch. We have changed quite a bit as well, and I’m not denying it’s not ideal, but that’s why I’m here now. I’m attaching the original plans as they were originally designed.
11ant schrieb:
Leave the developer to deal with their problem and keep looking for yourselves. Here, low-value living space would only be built for the sole purpose of economically maximizing the land’s potential. If I were the developer, I would tip my hat to the colleague for pulling off this stunt – as a customer-oriented building consultant, I find this offer just brazen. Which problems do you mean exactly? The layout? The shared path division? The extension? Do you think it will be hard to sell?
Of course, the aim was to get the maximum out of the plot. It’s 25km (16 miles) from Frankfurt, 15km (9 miles) from Darmstadt, a highly sought-after location where it’s nearly impossible to find land at all… and then you have to be able to afford it after knocking out 100 other applicants who offered a little more “persuasion money.”
Brazen in terms of value for money?
TmMike_2 schrieb:
May I ask how much the turnkey house costs?I assume you mean the purchase price? 769,000 ready to move in
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