Hello everyone,
after we secured our plot, we spoke to several construction companies. Some only offer the building volume and want to create the floor plan after signing the contract. That feels a bit like “buying a pig in a poke” to us.
One company approached things differently and, after a several-hour discussion, presented a concept that we would like to share and discuss with you here.
Here is first the questionnaire:
Development Plan / Restrictions
Plot: F 1.6
Plot size: 394 m² (14.7 x 26.8 meters), no slope
Building envelope: 8.7 x 12.0 meters (11.7 x 12.0 meters minus 3 meters (10 feet) setback towards the east)
Orientation: Southeast to south
Floor area ratio / site coverage ratio: 0.4 / 0.8
Number of parking spaces: 2
Number of floors: 2 full stories (additional stepped-back floor is allowed)
Roof type: flat roof
Energy standard: at least KFW 55
Energy sources: photovoltaic system and air-to-water heat pump or ground-to-water heat pump
Homeowners’ Requirements
The architectural style, roof shape, and building type are basically set by the development plan and are acceptable to us (otherwise, we would not have applied for the plot).
We (2 adults and 2 elementary school children) plan to build without a basement, with 2 full stories, and a 9-meter (30 feet) garage. Our planned energy source is a ground-to-water heat pump.
We need 1 bedroom, 2 children’s rooms, 1 office (for home office), kitchen, living and dining room, guest toilet (without shower), bathroom (with shower and bathtub), cloakroom as a built-in wardrobe, and of course a utility room. Additionally, storage space is required. We do not expect overnight guests.
We are aiming for a rather modern design with an open kitchen (with a peninsula) and an L-shaped living and dining area (6 dining seats, no fireplace).
Since we do not want a “traditional” entrance canopy, we would prefer a “modern” solution.
House Design
The design comes from a medium-sized general contractor in the region, with its own project draftsmen and an architect.
What we particularly like is that all our requirements have already been fully implemented in the first draft. Even extras like a bench and an interior light well, which we only mentioned in passing, have been included. In our view, the entrance canopy was also well realized, even if it costs a few square meters of living space.
Especially the storage spaces (and the cloakroom) were very well implemented from our point of view. In the first draft, the bathroom was 2.5 m² (27 sqft) smaller, and there was a storage room in front of it. Instead of the fixed storage room, there is now space in the hallway to optionally place a (built-in) closet or remove it later when the children no longer live at home. This redesign also made it possible to add an additional window in the bathroom. Whether this is really necessary is still open.
The kitchen and living/dining area were efficiently designed despite the 42 m² (452 sqft) size.
The guest toilet might be a bit oversized, but worse things exist.
The office window might look better if centered in the room, but the window below it in the kitchen makes this more difficult.
The window in the bedroom behind/above the bed may not be perfect either. We have considered several options and concluded that this is the best solution.
With 16 windows, the house feels like it has quite a lot. We wouldn’t know which one to give up—except maybe the second window in the bathroom. We are also wondering whether the large window in the dining area really needs to be that big.
What is the most important/basic question about the floor plan in 130 characters?
Do you have any suggestions on what we could adjust in the floor plan? Any ideas about the windows (large one in dining, two floor-to-ceiling in bathroom, central in office, behind/above bed in bedroom)? Perhaps we can discuss the kitchen layout here or in a separate thread later.
after we secured our plot, we spoke to several construction companies. Some only offer the building volume and want to create the floor plan after signing the contract. That feels a bit like “buying a pig in a poke” to us.
One company approached things differently and, after a several-hour discussion, presented a concept that we would like to share and discuss with you here.
Here is first the questionnaire:
Development Plan / Restrictions
Plot: F 1.6
Plot size: 394 m² (14.7 x 26.8 meters), no slope
Building envelope: 8.7 x 12.0 meters (11.7 x 12.0 meters minus 3 meters (10 feet) setback towards the east)
Orientation: Southeast to south
Floor area ratio / site coverage ratio: 0.4 / 0.8
Number of parking spaces: 2
Number of floors: 2 full stories (additional stepped-back floor is allowed)
Roof type: flat roof
Energy standard: at least KFW 55
Energy sources: photovoltaic system and air-to-water heat pump or ground-to-water heat pump
Homeowners’ Requirements
The architectural style, roof shape, and building type are basically set by the development plan and are acceptable to us (otherwise, we would not have applied for the plot).
We (2 adults and 2 elementary school children) plan to build without a basement, with 2 full stories, and a 9-meter (30 feet) garage. Our planned energy source is a ground-to-water heat pump.
We need 1 bedroom, 2 children’s rooms, 1 office (for home office), kitchen, living and dining room, guest toilet (without shower), bathroom (with shower and bathtub), cloakroom as a built-in wardrobe, and of course a utility room. Additionally, storage space is required. We do not expect overnight guests.
We are aiming for a rather modern design with an open kitchen (with a peninsula) and an L-shaped living and dining area (6 dining seats, no fireplace).
Since we do not want a “traditional” entrance canopy, we would prefer a “modern” solution.
House Design
The design comes from a medium-sized general contractor in the region, with its own project draftsmen and an architect.
What we particularly like is that all our requirements have already been fully implemented in the first draft. Even extras like a bench and an interior light well, which we only mentioned in passing, have been included. In our view, the entrance canopy was also well realized, even if it costs a few square meters of living space.
Especially the storage spaces (and the cloakroom) were very well implemented from our point of view. In the first draft, the bathroom was 2.5 m² (27 sqft) smaller, and there was a storage room in front of it. Instead of the fixed storage room, there is now space in the hallway to optionally place a (built-in) closet or remove it later when the children no longer live at home. This redesign also made it possible to add an additional window in the bathroom. Whether this is really necessary is still open.
The kitchen and living/dining area were efficiently designed despite the 42 m² (452 sqft) size.
The guest toilet might be a bit oversized, but worse things exist.
The office window might look better if centered in the room, but the window below it in the kitchen makes this more difficult.
The window in the bedroom behind/above the bed may not be perfect either. We have considered several options and concluded that this is the best solution.
With 16 windows, the house feels like it has quite a lot. We wouldn’t know which one to give up—except maybe the second window in the bathroom. We are also wondering whether the large window in the dining area really needs to be that big.
What is the most important/basic question about the floor plan in 130 characters?
Do you have any suggestions on what we could adjust in the floor plan? Any ideas about the windows (large one in dining, two floor-to-ceiling in bathroom, central in office, behind/above bed in bedroom)? Perhaps we can discuss the kitchen layout here or in a separate thread later.
I like it.
The kitchen is small but cozy. If you’re not planning to run a catering service, I think it’s fine. The window behind the bed in the bedroom is also a kind of makeshift solution, but it wouldn’t bother me much.
With two children, I would consider adding a door between the hallway and the living room for more quiet.
The kitchen is small but cozy. If you’re not planning to run a catering service, I think it’s fine. The window behind the bed in the bedroom is also a kind of makeshift solution, but it wouldn’t bother me much.
With two children, I would consider adding a door between the hallway and the living room for more quiet.
I don’t think the design is bad either. Just a few minor comments:
- The kitchen isn’t very large. Maybe change the door to a window and then extend the countertop around the corner.
- Do you really want the garage set that far back? 5–6 meters (16–20 feet) in front of the garage is usually enough.
- Floor-to-ceiling windows in the bathroom seem less than ideal, especially the one facing the street.
- Personally, I would generally find the storage space a bit lacking.
- The kitchen isn’t very large. Maybe change the door to a window and then extend the countertop around the corner.
- Do you really want the garage set that far back? 5–6 meters (16–20 feet) in front of the garage is usually enough.
- Floor-to-ceiling windows in the bathroom seem less than ideal, especially the one facing the street.
- Personally, I would generally find the storage space a bit lacking.
I’m not really happy with the upper floor.
Measure if the office is deep enough. It works, but it’s not spacious.
The bedroom window can’t be changed. Any other solution would reduce closet space.
I don’t like the closet in the hallway. It looks like a leftover piece.
Draw your actual furniture to scale. You’ll spot mistakes that way. Keep in mind your special items like books, your grandmother’s farmhouse wardrobe, etc.
Measure if the office is deep enough. It works, but it’s not spacious.
The bedroom window can’t be changed. Any other solution would reduce closet space.
I don’t like the closet in the hallway. It looks like a leftover piece.
Draw your actual furniture to scale. You’ll spot mistakes that way. Keep in mind your special items like books, your grandmother’s farmhouse wardrobe, etc.
I can tolerate it as well. I wouldn’t want to give up the mentioned windows; the bedroom window should be accepted for aesthetic reasons and due to the lack of alternatives.
I would reduce the bathroom window facing the street.
However, in my opinion, the kitchen is far too small.
We use about 60–70cm (24–28 inches) of countertop space for the coffee machine, cutting boards, knives, opened water bottles, and so on, plus a SodaStream on top.
Electric kettles seem to be out of fashion nowadays, but with children, you also have a fruit basket and possibly one or two small electric kitchen appliances, which all take up space. So where do you plan to put or store things (dishes? glasses?) Are wall cabinets not planned either?
We are two people and have more, but it’s still not enough. How is this supposed to be sufficient for you?
I would reduce the bathroom window facing the street.
However, in my opinion, the kitchen is far too small.
We use about 60–70cm (24–28 inches) of countertop space for the coffee machine, cutting boards, knives, opened water bottles, and so on, plus a SodaStream on top.
Electric kettles seem to be out of fashion nowadays, but with children, you also have a fruit basket and possibly one or two small electric kitchen appliances, which all take up space. So where do you plan to put or store things (dishes? glasses?) Are wall cabinets not planned either?
We are two people and have more, but it’s still not enough. How is this supposed to be sufficient for you?
The original poster just received the first draft, and now there’s a discussion about wall cabinets? Then the floor plan can’t be that bad.
Consider reconsidering the garage placement and refining details in the floor plan, for example, the hallway above the staircase. Whether or not to place a closet there is up to you. It seems the planner just wanted to make “use” of otherwise wasted space.
A house for four people plus an office within 140sqm (1,507 sq ft) isn’t easy, especially when everyone seems to want to “think big.” This design has done well in that regard.
However, a flat roof, no basement, and no additional storage rooms—where do you store suitcases or other large items that don’t fit in a closet? There’s no extra space on the property for that either, assuming the garage will also be used for a car.
At least consider making use of the space under the stairs and possibly install a wallpaper door or something similar to store items there.
Consider reconsidering the garage placement and refining details in the floor plan, for example, the hallway above the staircase. Whether or not to place a closet there is up to you. It seems the planner just wanted to make “use” of otherwise wasted space.
A house for four people plus an office within 140sqm (1,507 sq ft) isn’t easy, especially when everyone seems to want to “think big.” This design has done well in that regard.
However, a flat roof, no basement, and no additional storage rooms—where do you store suitcases or other large items that don’t fit in a closet? There’s no extra space on the property for that either, assuming the garage will also be used for a car.
At least consider making use of the space under the stairs and possibly install a wallpaper door or something similar to store items there.
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