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
Kabelmodem8715 Jul 2018 10:08kaho674 schrieb:
Oh no, please don’t! Okay, first we need to awaken your house-building mantra:
You are now homeowners! You are building your dream home! Compromises are only made in extreme emergencies – otherwise, you accept only the ideal dream home standards! What you were used to before soon becomes a thing of the past and it was all rubbish! You don’t want that anymore.
I hope this helps. Well-intentioned and definitely the right mindset to have when building a house, but if the living area in your current apartment is the least of your problems, do you really need to throw everything out? As I said, we wouldn’t know how else to place our sofa without blocking the glass front and still have a decent view of the TV.
What currently bothers us the most is: no dedicated room for the child, no large bathroom, no window in the bathroom, no walk-in shower (actually no shower at all, only a bathtub), no guest toilet, extremely small bedroom in the attic (no possibility to ventilate at night during summer due to night shifts, and in the morning on the south side oxygen levels drop close to zero while temperature rises, resulting in a week of poor sleep, so a centralized ventilation system is absolutely necessary). Also a garden for the child (or children) to play, and just being able to have a barbecue, etc.
These are the things we are really looking forward to, not 2 meters (about 6.5 feet) more distance to the TV.
On one hand, I don’t see anyone “picking on 10 sq meters (108 sq feet) here,” and on the other: Katja drew exactly what you wanted: kitchen and dining in a line, living room somewhat tucked away. You can also swap the kitchen and living room. This is not about fine-tuning—that’s for the architect to handle, who is also receiving your money.
Please take a closer look before you always bring up this “but.”
Please take a closer look before you always bring up this “but.”
K
Kabelmodem8715 Jul 2018 10:22ypg schrieb:
Firstly, I don’t see anyone “picking apart a 10sqm (108 sq ft) area,” and secondly:
Katja has drawn exactly what you wanted: kitchen and dining aligned, living room somewhat tucked away. You can also swap the kitchen and living room. This isn’t about fine-tuning—that should be left to the architect, who is also the one handling your budget.
Please take a closer look before you keep bringing up the “but.”I’m aware of that, and yes, we will do so. We appreciate the provided floor plan and recognize the effort involved. We will consider some of the suggestions for discussion at upcoming meetings with the architect.
Of course, everyone has their own tone and opinion here, which adds value to the forum. Not everyone should be lumped together—I probably expressed myself too broadly regarding the 10sqm (108 sq ft) of living space.
I struggled with the straight staircase design. For a house of this size, it’s quite a challenge, and you have to accept several compromises. Anyway:
16 steps / 25 cm (10 inches) tread depth (Compromise 1) / 18.75 cm (7.4 inches) rise per step at 270 cm (8 ft 10 in) floor-to-ceiling height, 300 cm (9 ft 10 in) room height.
With these unusual 24 cm (9.4 inches) thick walls, the house width is now 10.7 x 8.95 m (35.1 x 29.4 ft) (Compromise 2). What will come out of this remains to be seen. The chamfered corner was almost completely lost (Compromise 3) – maybe it’s better to remove it altogether. Stair entry at the entrance area (Compromise 4).
Under the staircase at the entry, there’s an unusable mouse nest (Compromise 5). This space is pretty much useless anyway (haha!), but here it’s official. It’s hard to reach. Perhaps a small hatch could be installed from the bathroom side to, for example, store a bucket or something similar.
The upstairs layout is nothing spectacular. At least there are 14 m² (150 sq ft) for the kids in an optimal position. The bathroom is quite narrow but workable. Access through the dressing room could be a plus if you like that kind of arrangement.
The biggest compromise (6): access to the office is only through the bedroom. I tried several options—all were worse than this compromise.
Due to the narrow exterior walls, you tend to think the rooms are quite large. But this is deceptive. Everything is planned to the limit.
Overall, six compromises – probably not even all of them. You quickly notice that the staircase disrupts everything, and you find yourself longing for a landing again.
16 steps / 25 cm (10 inches) tread depth (Compromise 1) / 18.75 cm (7.4 inches) rise per step at 270 cm (8 ft 10 in) floor-to-ceiling height, 300 cm (9 ft 10 in) room height.
With these unusual 24 cm (9.4 inches) thick walls, the house width is now 10.7 x 8.95 m (35.1 x 29.4 ft) (Compromise 2). What will come out of this remains to be seen. The chamfered corner was almost completely lost (Compromise 3) – maybe it’s better to remove it altogether. Stair entry at the entrance area (Compromise 4).
Under the staircase at the entry, there’s an unusable mouse nest (Compromise 5). This space is pretty much useless anyway (haha!), but here it’s official. It’s hard to reach. Perhaps a small hatch could be installed from the bathroom side to, for example, store a bucket or something similar.
The upstairs layout is nothing spectacular. At least there are 14 m² (150 sq ft) for the kids in an optimal position. The bathroom is quite narrow but workable. Access through the dressing room could be a plus if you like that kind of arrangement.
The biggest compromise (6): access to the office is only through the bedroom. I tried several options—all were worse than this compromise.
Due to the narrow exterior walls, you tend to think the rooms are quite large. But this is deceptive. Everything is planned to the limit.
Overall, six compromises – probably not even all of them. You quickly notice that the staircase disrupts everything, and you find yourself longing for a landing again.
K
Kabelmodem8715 Jul 2018 14:14kaho674 schrieb:
I struggled with the straight staircase. For a house of this size, it’s a pain, and you have to accept some compromises. Anyway:
16 steps / 25cm (10 inches) tread depth (Compromise 1) / 18.75cm (7.4 inches) riser height with a 270cm (106 inches) floor-to-ceiling height and 300cm (118 inches) ceiling height.
The house width, with these strange 24cm (9.4 inches) walls, is now 10.7 x 8.95 meters (35.1 x 29.4 feet) (Compromise 2). What will come out of this remains to be seen. The corner by the staircase was almost completely lost (Compromise 3) – maybe it’s better to just cut it out completely. The staircase entrance is right in the foyer (Compromise 4).
Under the stair at the entrance, there’s an unusable crawl space (Compromise 5). That space is useless anyway (haha!), but here it’s official. It’s hard to access. Maybe a small hatch could be added from the bathroom side to store, for example, a bucket or something.
The upstairs layout is not great. At least there’s 14m² (150 sq ft) for the kids in the best possible layout. The bathroom is quite narrow but doable. Access through the dressing room could be a benefit if you like that.
The biggest compromise (6): The office can only be accessed through the bedroom. I tried several options. Nothing worked better than this compromise.
Because of the narrow exterior walls, you’d think the rooms are fairly large. But that’s deceptive. Everything is designed very tightly.
Overall, six compromises – probably not all of them yet. You quickly realize that the staircase messes everything up, and you start longing for the landing again.
Thanks for all the compromises no, really, thanks for the effort.. let’s take a closer look
@kaho674 put a lot of effort into this. The upper floor is really quite complicated. It seems to have one room too many. I think it would work well without the study.
I can’t quite make sense of the garage on the ground floor. Did I mix something up, or is the driveway not rotated by 90 degrees? That would mean the garage is in front of the house, right?
I can’t quite make sense of the garage on the ground floor. Did I mix something up, or is the driveway not rotated by 90 degrees? That would mean the garage is in front of the house, right?
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