ᐅ Floor Plan Design / Single-Family House with Flat Roof and Double Garage
Created on: 13 Jul 2018 16:19
K
Kabelmodem87
Hello,
after completing the purchase of the plot, we plan to start construction in spring 2019. At the moment, we only have a preliminary floor plan draft. The floor plan design should be finalized within the next few weeks so that we can submit the building permit / planning permission application in September.
Attached are exterior views, the site plan (our plot marked with a red X), drafts of the ground floor and upper floor, and a view of the terrace from the living/dining area.
With the plot width of 20.7m (68 feet), and the minimum setback of 3m (10 feet) from the neighbor, we are limited to a maximum outer dimension of 14.7m (48 feet) including a double garage. It might be possible to build over the double garage on the upper floor, but that would result in additional costs.
We want to keep the living space under 150 sqm (1,615 sq ft) due to construction costs.
Current changes we want to discuss with the architect at the next meeting:
Ground Floor (GF):
- Kitchen/dining area 30-40cm (12-16 inches) wider (shift everything upwards, reduce staircase, hallway, and built-over corner)
- Living area slightly wider and longer (reduce utility room size slightly / possibly reduce staircase width from 1m (39 inches) to 90cm (35 inches), maybe narrow the hallway a bit)
Upper Floor (UF):
- Overall room layout change (due to straight staircase and hallway in the middle of the house it’s quite tricky):
- Bedroom should remain in the northeast for sunlight exposure
- Bathroom needs to be larger but must remain in the southwest due to the kitchen location below (minimum 11-12 sqm (118-129 sq ft), so children’s rooms can be a bit smaller, around 10-11 sqm (108-118 sq ft), possibly a workspace can be as small as 8 sqm (86 sq ft))
Do you have any ideas for a better room layout upstairs?
The staircase could also start from the hallway instead of the dining area as shown here.
We actually like the solid straight staircase leading from the living-dining area, maybe one side wall of the stair could be shortened so that the staircase is open on one side at the beginning.
With the central ventilation system, are the typical downsides (warm air or cooking odors rising) somewhat compensated? Noise between the ground floor and upper floor should be limited since the staircase isn’t completely open to the living room, right?
We also plan to build a small room under the staircase in the hallway that is accessible from upstairs (near the utility room).
We hope we haven’t forgotten anything and that you can get a rough idea. Suggestions and critiques are welcome.
Thank you in advance for your effort and advice!
______________________________________________________________________________________
[B]Development Plan / Restrictions
Client Requirements
House Design
If you have to make compromises, on which details/extras
Why is the design like it is now?
Ground floor according to our long-standing ideas (open living area with large glass frontage to the terrace)
after completing the purchase of the plot, we plan to start construction in spring 2019. At the moment, we only have a preliminary floor plan draft. The floor plan design should be finalized within the next few weeks so that we can submit the building permit / planning permission application in September.
Attached are exterior views, the site plan (our plot marked with a red X), drafts of the ground floor and upper floor, and a view of the terrace from the living/dining area.
With the plot width of 20.7m (68 feet), and the minimum setback of 3m (10 feet) from the neighbor, we are limited to a maximum outer dimension of 14.7m (48 feet) including a double garage. It might be possible to build over the double garage on the upper floor, but that would result in additional costs.
We want to keep the living space under 150 sqm (1,615 sq ft) due to construction costs.
Current changes we want to discuss with the architect at the next meeting:
Ground Floor (GF):
- Kitchen/dining area 30-40cm (12-16 inches) wider (shift everything upwards, reduce staircase, hallway, and built-over corner)
- Living area slightly wider and longer (reduce utility room size slightly / possibly reduce staircase width from 1m (39 inches) to 90cm (35 inches), maybe narrow the hallway a bit)
Upper Floor (UF):
- Overall room layout change (due to straight staircase and hallway in the middle of the house it’s quite tricky):
- Bedroom should remain in the northeast for sunlight exposure
- Bathroom needs to be larger but must remain in the southwest due to the kitchen location below (minimum 11-12 sqm (118-129 sq ft), so children’s rooms can be a bit smaller, around 10-11 sqm (108-118 sq ft), possibly a workspace can be as small as 8 sqm (86 sq ft))
Do you have any ideas for a better room layout upstairs?
The staircase could also start from the hallway instead of the dining area as shown here.
We actually like the solid straight staircase leading from the living-dining area, maybe one side wall of the stair could be shortened so that the staircase is open on one side at the beginning.
With the central ventilation system, are the typical downsides (warm air or cooking odors rising) somewhat compensated? Noise between the ground floor and upper floor should be limited since the staircase isn’t completely open to the living room, right?
We also plan to build a small room under the staircase in the hallway that is accessible from upstairs (near the utility room).
We hope we haven’t forgotten anything and that you can get a rough idea. Suggestions and critiques are welcome.
Thank you in advance for your effort and advice!
______________________________________________________________________________________
[B]Development Plan / Restrictions
- Plot size: 1100 sqm (approx. 20.7m x 52m) (11,840 sq ft; approx. 68 feet x 171 feet)
- Slope: none
- Site coverage ratio: 0.4
- Floor area ratio: 0.3
- Building envelope / building line: none
- Number of parking spaces: 2 (+ 2 in front of garage)
- Number of floors: 2
- Roof type: flat roof
- Architectural style: no restrictions
- Orientation: no restrictions
- Maximum height / limits: 3m (10 feet) distance to neighbor
Client Requirements
- Style, roof type, building type: flat roof house with double garage
- Basement, floors: no basement, 2 floors
- Number of occupants: 3 (ages 31, 29, 1 year)
- Space requirement: financially limited to approx. 150 sqm (1,615 sq ft) excluding garage
- Office use: family use or home office? Workspace
- Overnight guests per year: rarely
- Open or closed architecture: open on the ground floor
- Conservative or modern style: modern
- Open kitchen, kitchen island: open kitchen with island
- Number of dining seats: minimum 6, option for a large table (big family)
- Staircase: solid, straight
- Fireplace: no
- Music/stereo wall: no
- Balcony, roof terrace: not necessary
- Garage: double garage with attached storage for garden equipment / bicycles, etc.
- Other: storage space needed as no basement, central ventilation system
House Design
- Designer: architect
- What do you particularly like? Why? Straight staircase / L-shaped living-dining area / ground floor partially covered by upper floor at the corner
- What do you dislike? Why? Upper floor bathroom too small / possibly swap with children’s room
- Cost estimate according to architect/planner: 450,000€ (house / furnishings / double garage / exterior work such as fence, driveway, gate) – realistic? Should not go much higher.
- Preferred heating system: natural gas is available, so natural gas including controlled ventilation system (central ventilation)
If you have to make compromises, on which details/extras
- Can compromise on: long driveway
- Cannot compromise on:
Why is the design like it is now?
Ground floor according to our long-standing ideas (open living area with large glass frontage to the terrace)
K
Kabelmodem8714 Jul 2018 08:24Thanks first of all for your honest opinions!
We are aware that the upper floor in its current form won’t work, which is why we are looking for other solutions. However, we would prefer not to give up the straight staircase. A building extension above the garage (1m (3 feet 3 inches)) would, as mentioned, still be possible on the upper floor. We have tried two different floor plans for the upper floor without increasing the overall area. What do you think of them? Whether something like this can be realized will be up to the architect to decide.
As mentioned, we also want to revise the ground floor to increase the living area somewhat.
Yes, a window will be added there! As already mentioned, we want to enlarge the “living area” a bit more. Yes, if you look at the corner individually, it is 10m² (108 sq ft), but as a combined open living-dining area, it is still 40m² (430 sq ft). We deliberately wanted to concentrate the space in the corner. Many people put the kitchen and living area there along with the dining space. There is enough room for a sofa, coffee table, and TV — no more space is needed there.
Yes, moving the staircase further up is one of the things we want to try.
Only cars are planned for the garage; nothing else will be stored there. An extension will be added behind the garage for everything else, overlapping the back of the house, as shown in the picture.
Additional storage includes the pantry next to the kitchen and the utility room of 10–11m² (108–118 sq ft). If necessary, some of that area could be allocated to living space, as well as the space under the staircase.
We hadn’t thought about a boundary wall yet, but that would only be possible if it isn’t part of the house and submitted separately with the building permit/planning permission, right? Since it is supposed to be directly integrated into the house...
The plot is oriented roughly to the southeast at the back (terrace).
We are aware that the upper floor in its current form won’t work, which is why we are looking for other solutions. However, we would prefer not to give up the straight staircase. A building extension above the garage (1m (3 feet 3 inches)) would, as mentioned, still be possible on the upper floor. We have tried two different floor plans for the upper floor without increasing the overall area. What do you think of them? Whether something like this can be realized will be up to the architect to decide.
As mentioned, we also want to revise the ground floor to increase the living area somewhat.
kaho674 schrieb:
Hmm... there is a window missing in the toilet. Just to tick that off first.
The whole thing is certainly a bit different, but I wouldn’t want to live inside it. If it’s going to stay like this, I would reverse the direction of the staircase.
I don’t see a reason for the thick wall between the stairs and the hallway either. The hallway is quite wasteful for a house of this size. Apart from the bedroom, the upper floor consists only of narrow corridor-like rooms because of the staircase. Not even 10m² (108 sq ft) of living space is bordering on poor planning. So no, I wouldn’t build it like this.
Clear conclusion: the staircase must go and be replaced with a space-saving version. The large hallway needs to be reduced and added to the living space. The whole upper floor needs to be redesigned.
Yes, a window will be added there! As already mentioned, we want to enlarge the “living area” a bit more. Yes, if you look at the corner individually, it is 10m² (108 sq ft), but as a combined open living-dining area, it is still 40m² (430 sq ft). We deliberately wanted to concentrate the space in the corner. Many people put the kitchen and living area there along with the dining space. There is enough room for a sofa, coffee table, and TV — no more space is needed there.
face26 schrieb:
I like that the straight staircase starts in the dining/living area; we are doing the same. Of course, you have to know what you’re getting into (kids/teenagers running through the living room, etc.).
I think the house has interesting approaches, but overall I wouldn’t want to live in it either. To my taste, the house is too narrow for a straight, central staircase. We have 0.5m (20 inches) more on the upper floor and even more on the ground floor and still struggle with the dimensions.
I also find the living room of less than 10m² (108 sq ft) way too small, especially in relation to the other room sizes. Hallway space is pure waste.
I generally like the L-shape on the ground floor.
Will cars be parked in your garage? If so, I wonder where you have storage space, etc. That seems very tight. Everyone does things differently, of course.
I find the upper floor’s layout terrible. I would start completely anew.
Maybe move the staircase further “up” the plan?
Yes, moving the staircase further up is one of the things we want to try.
Only cars are planned for the garage; nothing else will be stored there. An extension will be added behind the garage for everything else, overlapping the back of the house, as shown in the picture.
Additional storage includes the pantry next to the kitchen and the utility room of 10–11m² (108–118 sq ft). If necessary, some of that area could be allocated to living space, as well as the space under the staircase.
ypg schrieb:
Why isn’t there a boundary wall? You can set the garage on the property boundary... What is the orientation? Having dimensions and orientation could be helpful for suggestions.
We hadn’t thought about a boundary wall yet, but that would only be possible if it isn’t part of the house and submitted separately with the building permit/planning permission, right? Since it is supposed to be directly integrated into the house...
The plot is oriented roughly to the southeast at the back (terrace).
The extension seems just big enough for a lawnmower and a trash bin, at least that’s how it appears. Usually, the pantry is used for storing supplies. With the utility room and washing machine, the 10 square meters (about 108 square feet) are fully used. You don’t have an attic or a basement. That would be too little storage space for me, but opinions on this differ. I think after a year, only one car will fit in your garage.
Your upper floor is too small. There is one room too many if that’s the standard. Measure how much walking space you have next to your bed.
Try adding 0.5 - 1 meter (about 1.5 - 3 feet) more width to the upper floor if the budget allows.
Your upper floor is too small. There is one room too many if that’s the standard. Measure how much walking space you have next to your bed.
Try adding 0.5 - 1 meter (about 1.5 - 3 feet) more width to the upper floor if the budget allows.
What just came to my mind... if you have a long driveway and are not fixed on keeping it as is. If the zoning plan or building permit / planning permission allows it... move the garage forward about three meters (10 feet) or so, place the utility room behind the garage. The office replaces the previous technical room. This saves you a room upstairs and might allow for a different layout...
Kabelmodem87 schrieb:
We hadn’t considered building right up to the property boundary, but that’s only possible if it’s not part of the main house and is included in the building permit / planning permission application, right? It should be directly integrated into the house...
The plot’s orientation faces southeast (terrace)The way you plan to build and based on the example photo, building up to the boundary should be allowed. After all, the garage won’t be part of the main house but constructed outside the thermal envelope. If the technical room were behind the garage, that wouldn’t be possible.
Still, the garage will be a major cost factor. Keep in mind that more space is often allocated to cars than to children. I would reconsider this if I were you.
I would also avoid a straight staircase.
Personally, I don’t mind the staircase starting in the dining area—as long as the sofa is positioned out of direct sightlines, which I think is important.
Regarding the garage again: I wouldn’t sacrifice the west side of the open-plan area for a garage.
If the terrace below faces southeast, I would consider rotating and mirroring much of the entire design...
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