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)
Kabelmodem87 schrieb:
Let's try it again like this!
I based the staircase width on this, but it probably needs to be seen in person.
Doesn't the handrail have to be included in the usable clear width?
We have 15/26. The 26 is fine. But 16 steps would be better.
Kabelmodem87 schrieb:
Good point, we also noticed that when marking out—he actually kept talking about 40cm (16 inches) walls. We have a meeting on Monday, one of our questions about the design...
In your design, the layout upstairs is obviously better, but we like the downstairs less—the guest WC feels like wasted space, we don’t want a second shower, a smaller utility room, and no direct access to the pantry...
It’s just not that simple; ideas and tastes really differ a lot..I just hope it’s not really a lack of imagination to simply remove the shower and give that space back to the utility room, or to overcome the 1.5m (5 feet) distance to the pantry:
It’s fine if you’re so attached to your straight sacred staircase, but I would definitely relocate the garage away from the sun and add windows facing west.
K
Kabelmodem8715 Jul 2018 08:39kaho674 schrieb:
I hope it’s not really just a lack of imagination to paint the shower and reassign the space back to the utility room or to cover the 1.5m (5 feet) distance to the pantry:
It’s okay if you are really attached to your straight, sacred staircase, but I would definitely move the garage out of the sun and add light from the west.But it’s okay like this, having the laundry room upstairs might not be so bad, I’ll sketch it out and see how big the rooms upstairs turn out.
What we really want is the dining area and kitchen on one straight line, with the living area tucked around the corner, even if that makes it smaller. We don’t want to put a sofa (a large L-shaped sofa) in front of the window wall to the terrace... The second window facing west might be removed then, because it would be above the sofa opposite the TV?! That would leave just one window at the corner, either in front of or between the built-in cabinets, which has the advantage that the terrace could be extended around the west side.
Since some people keep criticizing the 10sqm (108 sq ft) “living area,” here’s an example using our sofa from our current apartment used as a room divider: the visible floor space up to the wall is 10.5sqm (113 sq ft), comfortably seating five people. The distance to the 48-inch TV is sufficient and ideal, creating a cozy atmosphere overall. When 20 people visit, it’s chaotic no matter what, and everyone sits somewhere somehow — which only happens about three times per year anyway, and then you can just use a big dining table.
Something like this would be the result if you mirror the layout and put the garage on the other side... the sofa corner can be slightly enlarged depending on the type of staircase and the size of the utility room.
We will still weigh up whether to go with a straight or half-landing staircase, taking the financial aspect (wider upper floor) into account.
kaho674 schrieb:
What did the architect say about what should happen with the space under the stairs? Is there at least a door planned? It’s annoying if you have to figure it all out yourself.Yes, with a straight staircase, there would still be a room under the stairs, which would either be accessed from the utility room if the stairs start from the living room, or from the side if they start from the hallway. It could be used to store drinks or similar items...
Thank you for your effort and help..
Kabelmodem87 schrieb:
Since some are criticizing the 10sqm (108 sq ft) "living area," here’s an example with our sofa from our current apartment, used as a room divider. The visible area up to the wall is 10.5sqm (113 sq ft), comfortably seating five people. The distance to the TV for a 48-inch screen seems sufficient and ideal to us, creating a cozy overall atmosphere. Oh no, please don’t! Ok, first we need to awaken your house-building mantra: You are now home builders! You are building your dream home! Compromises are only made in extreme emergencies—otherwise, you only accept the best dream home standards! The way you used to do things will soon be a thing of the past and was all nonsense! You don’t want that anymore.
I hope this helps.
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