ᐅ Floor Plan Discussion: Single-Family Home with Separate Apartment as a Multi-Generational House on a North-Facing Slope
Created on: 23 Nov 2022 22:06
G
g.gygax
Hello everyone,
I have been a silent reader here for some time. Now that we have finally secured a plot in our preferred location, we have started planning our multigenerational house (single-family home plus a 3-room secondary apartment). Unfortunately, the very small building envelope makes the planning difficult from our perspective, so I would like to present the current design here for discussion to get suggestions and tips.
Here is the list of questions:
Development Plan / Restrictions
Plot size: approx. 575sqm (approx. 23x25m (75x82ft)), access road on the north side, sidewalk and, at some distance, a street on the east side, neighboring buildings to the south and west sides
Slope: slight northeast slope, the terrain rises from the northeast corner of the plot to the southwest corner (approx. 34m (112ft)) by around 2.2m (7ft)
Site coverage ratio: not explicitly stated in the development plan
Floor area ratio: not explicitly stated in the development plan
Building envelope, building line, and boundary: building line on the north side with a 5m (16ft) setback from the road; building line for the garage on the east side right at the plot boundary; building envelope for the house is 9x12m (29x39ft), for the garage the building envelope on the east side is directly extended 3-3.6m (10-12ft) (slightly angled) to the boundary.
Edge development
Number of parking spaces: according to parking regulations, we need 4 (including space in front of the garage), but we could manage with 2-3
Number of floors: basement level plus 2 full floors
Roof type: gable roof with 15-20° pitch
Architectural style: so far, we have liked the country house style best, but we are flexible
Orientation: ridge line running east-west, rotated about 20° (clockwise) toward the west
Maximum height/limits: wall height from basement floor to roof surface 9.20m (30ft)
Other requirements: KfW40+ standard is mandatory, dormers are not permitted
Homeowner Requirements
Style, roof type, building type: see above
Basement, floors: see above
Number of occupants, ages: main house 2 adults + 2 children; secondary apartment 2 adults (should also be rentable, e.g. for 2 adults + 1 child)
Space needs on ground floor (GF) and upper floor (UF):
GF: living/dining/kitchen + guest toilet + pantry/laundry room;
UF: 2 children’s rooms + master bedroom + family bathroom;
GF or UF: office + guest room (preferably 2 separate rooms) + second bathroom (or shower in guest WC);
Basement: living/dining/kitchen + master bedroom + child’s room/office + bathroom + storage room;
Basement or GF: entrance hall for main house (with a "dirt trap")
Office: family use or home office? Home office for 2 people (4-5 days/week + 2-3 days/week)
Overnight guests per year: 2-3 times per year a “long-term guest” staying for several weeks (therefore preferably a separate guest room), plus 4-6 times per year “weekend guests”
Open or closed architecture: basically more open, but with possible retreat areas
Conservative or modern construction: no preference
Open kitchen, kitchen island: kitchen open to dining area, living room acoustically separated or separable, kitchen island optional
Number of dining seats: 8
Fireplace: yes
Music or stereo wall: no, but a bookshelf wall
Balcony, roof terrace: due to terrain, balcony at ground floor level as a substitute for a terrace
Garage, carport: single garage is sufficient
Utility garden, greenhouse: utility garden
Other requests / special features / daily routine, also reasons for or against certain elements:
The secondary apartment should be barrier-free (walker accessibility), larger sliding or double door to the living room: basically, we like an open living/dining/kitchen area, but occasionally it would be good to have some quiet in the living room while someone else is busy in the kitchen. Roof = ceiling on UF (at least for the children’s rooms), ceiling height on GF preferably a bit higher (approx. 2.70m (9ft)). The "dirt trap" in the entrance area, i.e., a hallway separated by a door from the living area, so that one does not have to pass through it again after entering and taking off shoes (e.g., on the way to the UF or to the toilet).
House Design
Who designed it: planner from a builder friend based on our sketches (they will not build the house due to distance)
What do you like most and why? Layout and number of rooms, orientation of rooms (light and street noise), kitchen with terrace access
What do you not like and why? Entrance area and stairs between basement and GF feel too convoluted and cramped, the fireplace I would like near the stairs to UF so the heat can rise + fireplace on the north side of the roof (due to photovoltaics), basement storage room too small
Price estimate according to architect/planner: not yet available
Personal price limit for the house, including equipment: 650,000 € (besides landscaping, except possibly necessary retaining walls, we can initially do without it)
Preferred heating technology: mandatory connection to district heating
If you have to give up, which details or features
- can you do without: separate office and guest room, increased floor height, connecting walkway between terraces on the ground floor
- cannot do without: secondary apartment, barrier-free living
Why is the design the way it is now? For example:
We estimated the minimum sizes for each room and arranged the rooms based on the surroundings (slope, light incidence, view, street noise). These drawings were adopted nearly 1:1 by the planner.
The sticking point from our perspective (and the planner’s too) is the entrance area, the stairs from basement to GF, and the upper hallway; these still don’t quite fit.
What is the most important basic question about the floor plan, summed up in 130 characters?
Do you have suggestions or ideas for the entrance area, the stairs from basement to GF, and the upper hallway so that the rest can stay roughly as is, or should we rethink the entire plan? General feedback on the planning?
Thank you in advance for your feedback! If I forgot any information, please ask.
I have been a silent reader here for some time. Now that we have finally secured a plot in our preferred location, we have started planning our multigenerational house (single-family home plus a 3-room secondary apartment). Unfortunately, the very small building envelope makes the planning difficult from our perspective, so I would like to present the current design here for discussion to get suggestions and tips.
Here is the list of questions:
Development Plan / Restrictions
Plot size: approx. 575sqm (approx. 23x25m (75x82ft)), access road on the north side, sidewalk and, at some distance, a street on the east side, neighboring buildings to the south and west sides
Slope: slight northeast slope, the terrain rises from the northeast corner of the plot to the southwest corner (approx. 34m (112ft)) by around 2.2m (7ft)
Site coverage ratio: not explicitly stated in the development plan
Floor area ratio: not explicitly stated in the development plan
Building envelope, building line, and boundary: building line on the north side with a 5m (16ft) setback from the road; building line for the garage on the east side right at the plot boundary; building envelope for the house is 9x12m (29x39ft), for the garage the building envelope on the east side is directly extended 3-3.6m (10-12ft) (slightly angled) to the boundary.
Edge development
Number of parking spaces: according to parking regulations, we need 4 (including space in front of the garage), but we could manage with 2-3
Number of floors: basement level plus 2 full floors
Roof type: gable roof with 15-20° pitch
Architectural style: so far, we have liked the country house style best, but we are flexible
Orientation: ridge line running east-west, rotated about 20° (clockwise) toward the west
Maximum height/limits: wall height from basement floor to roof surface 9.20m (30ft)
Other requirements: KfW40+ standard is mandatory, dormers are not permitted
Homeowner Requirements
Style, roof type, building type: see above
Basement, floors: see above
Number of occupants, ages: main house 2 adults + 2 children; secondary apartment 2 adults (should also be rentable, e.g. for 2 adults + 1 child)
Space needs on ground floor (GF) and upper floor (UF):
GF: living/dining/kitchen + guest toilet + pantry/laundry room;
UF: 2 children’s rooms + master bedroom + family bathroom;
GF or UF: office + guest room (preferably 2 separate rooms) + second bathroom (or shower in guest WC);
Basement: living/dining/kitchen + master bedroom + child’s room/office + bathroom + storage room;
Basement or GF: entrance hall for main house (with a "dirt trap")
Office: family use or home office? Home office for 2 people (4-5 days/week + 2-3 days/week)
Overnight guests per year: 2-3 times per year a “long-term guest” staying for several weeks (therefore preferably a separate guest room), plus 4-6 times per year “weekend guests”
Open or closed architecture: basically more open, but with possible retreat areas
Conservative or modern construction: no preference
Open kitchen, kitchen island: kitchen open to dining area, living room acoustically separated or separable, kitchen island optional
Number of dining seats: 8
Fireplace: yes
Music or stereo wall: no, but a bookshelf wall
Balcony, roof terrace: due to terrain, balcony at ground floor level as a substitute for a terrace
Garage, carport: single garage is sufficient
Utility garden, greenhouse: utility garden
Other requests / special features / daily routine, also reasons for or against certain elements:
The secondary apartment should be barrier-free (walker accessibility), larger sliding or double door to the living room: basically, we like an open living/dining/kitchen area, but occasionally it would be good to have some quiet in the living room while someone else is busy in the kitchen. Roof = ceiling on UF (at least for the children’s rooms), ceiling height on GF preferably a bit higher (approx. 2.70m (9ft)). The "dirt trap" in the entrance area, i.e., a hallway separated by a door from the living area, so that one does not have to pass through it again after entering and taking off shoes (e.g., on the way to the UF or to the toilet).
House Design
Who designed it: planner from a builder friend based on our sketches (they will not build the house due to distance)
What do you like most and why? Layout and number of rooms, orientation of rooms (light and street noise), kitchen with terrace access
What do you not like and why? Entrance area and stairs between basement and GF feel too convoluted and cramped, the fireplace I would like near the stairs to UF so the heat can rise + fireplace on the north side of the roof (due to photovoltaics), basement storage room too small
Price estimate according to architect/planner: not yet available
Personal price limit for the house, including equipment: 650,000 € (besides landscaping, except possibly necessary retaining walls, we can initially do without it)
Preferred heating technology: mandatory connection to district heating
If you have to give up, which details or features
- can you do without: separate office and guest room, increased floor height, connecting walkway between terraces on the ground floor
- cannot do without: secondary apartment, barrier-free living
Why is the design the way it is now? For example:
We estimated the minimum sizes for each room and arranged the rooms based on the surroundings (slope, light incidence, view, street noise). These drawings were adopted nearly 1:1 by the planner.
The sticking point from our perspective (and the planner’s too) is the entrance area, the stairs from basement to GF, and the upper hallway; these still don’t quite fit.
What is the most important basic question about the floor plan, summed up in 130 characters?
Do you have suggestions or ideas for the entrance area, the stairs from basement to GF, and the upper hallway so that the rest can stay roughly as is, or should we rethink the entire plan? General feedback on the planning?
Thank you in advance for your feedback! If I forgot any information, please ask.
H
hanghaus202324 Nov 2022 09:56Is there no surveying of the plot and the road?
Why do you need a granny flat / accessory dwelling unit?
I also agree that the budget is not sufficient here.
If you remove the granny flat / accessory dwelling unit, you can get a bit closer to the budget.
It is clear that this is a general contractor’s plan. Otherwise, you would start with the plot and the slope issues.
Why do you need a granny flat / accessory dwelling unit?
I also agree that the budget is not sufficient here.
If you remove the granny flat / accessory dwelling unit, you can get a bit closer to the budget.
It is clear that this is a general contractor’s plan. Otherwise, you would start with the plot and the slope issues.
First of all, thank you very much for the many replies. I will now respond to some of your feedback.
As far as I know, you need 1.5 m (5 feet) for a wheelchair and 1.2 m (4 feet) for a walker, right?
Please, no general contractor bashing. As mentioned in the original post, this is a friend who kindly provided their planner to turn our rough sketches into a properly dimensioned plan, making it easier for us to visualize the design and discuss changes.
That means: The plan was created strictly according to our specifications; the general contractor is not responsible for it. The general contractor will definitely not be building the house. I certainly won’t ask someone doing me a favor to survey my property on the side or solve my “slope problem.” Especially since, from my perspective, the slope isn’t really a problem but rather an advantage (see below).
As also described in the original post, this will be a multigenerational house. The granny flat is for the grandparents. Without it, we would need to provide alternative accommodation, which would also impact the budget accordingly.
The cost estimates here are quite far above our expectations. That would mean nearly 4000 €/m² (around $370 per sq ft) for a standard house (excluding KFW40+ requirements). Isn’t that a bit excessive?
What would be the major cost drivers?
From my perspective, the house should actually be more affordable than usual:
The 240 m² (2,583 sq ft) floor area is large but spread over three floors, which should be cheaper than a 240 m² (2,583 sq ft) bungalow (less foundation, roof, etc.).
There are no expensive bay windows, cantilevers, dormers, or similar features.
There are only three bathrooms/WCs for two units, which most modern single-family homes already have.
Because of the district heating connection, we don’t need an independent heating system. Fortunately, the connection costs are lower than typical costs for a heat pump, for example.
The slope, which has been mentioned as a “cost driver,” doesn’t seem to me to be one. The average incline is only about 6-7%. Let me explain in more detail:
The current natural terrain profile is such that at the highest point (southwest corner) the ground level is not even 1 m (3 feet) above the specified unfinished ground floor level of the lower ground floor. Along the south façade of the lower ground floor, the terrain slopes downward. At the southeast corner of the house, the ground is less than 0.5 m (1.5 feet) above the unfinished floor level of the lower ground floor. To the north, the terrain also slopes down, so that along the entire north façade it is at or just below the unfinished floor level.
Roughly calculated, this means that compared to a slab-on-grade on flat land, less than 50 m³ (65 cubic yards) of soil will need to be moved. An additional 1-2 hours of excavator time certainly won’t cost 50,000 €. (If it does, I’d rather take a few weeks of unpaid vacation and do it by hand.)
The retaining wall needed for the terrace at the lower ground floor is only about 7-8 meters (23-26 feet) long and approximately 1 m (3 feet) high. That shouldn’t be expensive either. (Otherwise, I’ll build it myself using those ugly planter rings.)
The actual slope is intended to be filled in later to align with the street level. (But as described in the original post, these non-essential landscaping works are not part of our cost estimate.)
In fact, I see an advantage in being able to place all the excavation material on our own property, so there are no transportation or disposal fees.
Am I mistaken somewhere? Have I overlooked any cost drivers?
We have also already talked to several prefab house manufacturers about the project (without a detailed floor plan yet, but with a 160 m² (1,722 sq ft) house plus 70 m² (753 sq ft) granny flat over 3 floors, subject to development plan requirements such as KFW40+ and site conditions). The price was also discussed, and we never received feedback that our expectations were way off; the price ranges mentioned were roughly similar.
The only manufacturer who said it would be difficult under 700,000 € is one that is comparatively more expensive but offers a passive house certification. This, through subsidies and especially lower interest rates, would mitigate the higher cost.
We expect to receive more concrete pricing and hopefully design proposals soon.
Since not everyone in our group is convinced about prefab houses, we also want to obtain offers for solid construction (masonry or concrete) in parallel. (Preferably with a floor plan that fits reasonably well to allow better comparison.)
I was always told that with individual planning there is virtually no price difference between prefab and solid construction, so I wouldn’t have estimated higher costs here.
Now that I have written a long text about costs, a request:
I did not post our project here to discuss the price yet (which hardly makes sense without concrete offers).
As stated in the original post, I would first like to discuss the floor plan, especially the entrance, hallway, and stair area.
Are there any criticisms or suggestions regarding these?
haydee schrieb:
The granny flat might not be suitable for a walker. Check if a 1.5 m turning circle is maintained everywhere.
As far as I know, you need 1.5 m (5 feet) for a wheelchair and 1.2 m (4 feet) for a walker, right?
hanghaus2023 schrieb:
Isn’t there a survey of the plot and the road?
Why do you need a granny flat?
I agree that your budget won’t be enough here.
Removing the granny flat would get you closer to your budget.
You can tell this is a general contractor’s plan because otherwise you would start with the plot and the slope issues.
Please, no general contractor bashing. As mentioned in the original post, this is a friend who kindly provided their planner to turn our rough sketches into a properly dimensioned plan, making it easier for us to visualize the design and discuss changes.
That means: The plan was created strictly according to our specifications; the general contractor is not responsible for it. The general contractor will definitely not be building the house. I certainly won’t ask someone doing me a favor to survey my property on the side or solve my “slope problem.” Especially since, from my perspective, the slope isn’t really a problem but rather an advantage (see below).
As also described in the original post, this will be a multigenerational house. The granny flat is for the grandparents. Without it, we would need to provide alternative accommodation, which would also impact the budget accordingly.
SoL schrieb:
Including the slope, I estimate the missing amount at around 250-300k...
The cost estimates here are quite far above our expectations. That would mean nearly 4000 €/m² (around $370 per sq ft) for a standard house (excluding KFW40+ requirements). Isn’t that a bit excessive?
What would be the major cost drivers?
From my perspective, the house should actually be more affordable than usual:
The 240 m² (2,583 sq ft) floor area is large but spread over three floors, which should be cheaper than a 240 m² (2,583 sq ft) bungalow (less foundation, roof, etc.).
There are no expensive bay windows, cantilevers, dormers, or similar features.
There are only three bathrooms/WCs for two units, which most modern single-family homes already have.
Because of the district heating connection, we don’t need an independent heating system. Fortunately, the connection costs are lower than typical costs for a heat pump, for example.
The slope, which has been mentioned as a “cost driver,” doesn’t seem to me to be one. The average incline is only about 6-7%. Let me explain in more detail:
The current natural terrain profile is such that at the highest point (southwest corner) the ground level is not even 1 m (3 feet) above the specified unfinished ground floor level of the lower ground floor. Along the south façade of the lower ground floor, the terrain slopes downward. At the southeast corner of the house, the ground is less than 0.5 m (1.5 feet) above the unfinished floor level of the lower ground floor. To the north, the terrain also slopes down, so that along the entire north façade it is at or just below the unfinished floor level.
Roughly calculated, this means that compared to a slab-on-grade on flat land, less than 50 m³ (65 cubic yards) of soil will need to be moved. An additional 1-2 hours of excavator time certainly won’t cost 50,000 €. (If it does, I’d rather take a few weeks of unpaid vacation and do it by hand.)
The retaining wall needed for the terrace at the lower ground floor is only about 7-8 meters (23-26 feet) long and approximately 1 m (3 feet) high. That shouldn’t be expensive either. (Otherwise, I’ll build it myself using those ugly planter rings.)
The actual slope is intended to be filled in later to align with the street level. (But as described in the original post, these non-essential landscaping works are not part of our cost estimate.)
In fact, I see an advantage in being able to place all the excavation material on our own property, so there are no transportation or disposal fees.
Am I mistaken somewhere? Have I overlooked any cost drivers?
We have also already talked to several prefab house manufacturers about the project (without a detailed floor plan yet, but with a 160 m² (1,722 sq ft) house plus 70 m² (753 sq ft) granny flat over 3 floors, subject to development plan requirements such as KFW40+ and site conditions). The price was also discussed, and we never received feedback that our expectations were way off; the price ranges mentioned were roughly similar.
The only manufacturer who said it would be difficult under 700,000 € is one that is comparatively more expensive but offers a passive house certification. This, through subsidies and especially lower interest rates, would mitigate the higher cost.
We expect to receive more concrete pricing and hopefully design proposals soon.
Since not everyone in our group is convinced about prefab houses, we also want to obtain offers for solid construction (masonry or concrete) in parallel. (Preferably with a floor plan that fits reasonably well to allow better comparison.)
I was always told that with individual planning there is virtually no price difference between prefab and solid construction, so I wouldn’t have estimated higher costs here.
Now that I have written a long text about costs, a request:
I did not post our project here to discuss the price yet (which hardly makes sense without concrete offers).
As stated in the original post, I would first like to discuss the floor plan, especially the entrance, hallway, and stair area.
Are there any criticisms or suggestions regarding these?
1.2 meters (3 feet 11 inches) is stated in the standard. I have a friend for whom it is too tight with her walker.
Additionally, you are planning now, but what if it is not enough and, for example, a wheelchair is needed temporarily until a splint or something similar is applied.
Future rental possibilities.
Apartments suitable for wheelchair users are rare.
Often, the extra 30 centimeters (12 inches) just require some clever thinking.
Additionally, you are planning now, but what if it is not enough and, for example, a wheelchair is needed temporarily until a splint or something similar is applied.
Future rental possibilities.
Apartments suitable for wheelchair users are rare.
Often, the extra 30 centimeters (12 inches) just require some clever thinking.
S
Sunshine38724 Nov 2022 22:42For your information: A bungalow is neither more expensive nor cheaper than a single-family house, since you need fewer load-bearing walls, but the structural engineering for three floors is naturally much more complex. It balances out overall. Unfortunately, you have chosen the absolute most expensive time to build (high interest rates and very high construction costs). I fully agree with the others: 240 m2 (approx. 2,583 sq ft) × 3000€ per m2 (approx. $279 per sq ft) equals 720,000€, plus 100,000€ for additional construction costs, and at least 50,000€ for building on a slope, totaling around 870,000€. And that estimate is rather optimistic. Even if you don’t plan to do any landscaping, what about lawn, terrace, driveway, retaining walls? All of that costs a lot as well. Additional construction costs are often forgotten by home purchase advisors: building permit / planning permission, surveying, soil reports (which can bring unpleasant surprises on a slope), tree removal, setting up a construction access road, removal of excavated earth or necessary soil replacement, foundation slab, utility connection fees (electricity, water, sewage, phone, etc.), construction water, construction electricity, insurance. You see, all these add up, and in the end, you will likely reach 900,000€. If it ends up being a few thousand less, you can count yourself lucky. But it’s better to plan for more than less. We just want to warn you about this here. Because, if I understand you correctly, the house is only financially feasible if your parents contribute. (Are you demolishing their house, by any chance?) This gives you double the responsibility not to drive them into financial ruin (to put it bluntly). Therefore, the financial question is the decisive one. If that is not possible, plan right away with a new floor plan of 180 m2 (approx. 1,938 sq ft). You should be able to manage well with a smart layout of the rooms.
X
xMisterDx24 Nov 2022 23:30With Town & Country, you can currently get the Flair 152 RE model for 300,000 EUR in the base version. However, this is not KfW40+, but only compliant with EnEV2022. If you scale that up to your 240m² (2,583 sq ft), you’re already at 480,000 EUR for the base house. But you won’t get it for that price because you don’t have a standard floor plan that you can simply take and submit to the building authority / planning permission office.
Then you want:
Garage with utility room + 25,000 EUR
Sloping site foundation, retaining walls, drainage + 50,000 EUR
KfW40+ instead of EnEV2022 + 50,000 EUR (I’m estimating conservatively)
RC2 windows planned? +15,000 EUR
Now you are well over 600,000 EUR, but you don’t yet have utility connections, construction period interest, a garden (which you will need to fence soon), or any interior fittings...
Just for the two kitchens alone, you can easily expect around 25,000 EUR. Painter work about 20,000 EUR, flooring 20,000 EUR.
Regarding the granny flat:
You say it’s for the grandparents. Do they really need a 12m² (130 sq ft) office?
Does it have to be a garage? The roof terrace on the south side should be enough, why do you also want one on the east?
10m² (108 sq ft) for the utility room, but the washing machine and dryer are in the main bathroom? The main bathroom is large in my opinion, but quite awkwardly shaped.
Large gallery, but no possibility to put a closet anywhere.
A 15m² (161 sq ft) study is generous as well. If you both work from home... it won’t really work sharing the same room anyway...
7m² (75 sq ft) pantry... 21,000 EUR for a storage room, even though you have a 10m² (108 sq ft) house utility room AND a fairly large kitchen...
I would also skip the shower in the guest WC. Guests will use the main bathroom anyway, as it is on the upper floor...
I also find the guest room unnecessary, but that’s a matter of taste. Those 10m³ (350 cubic feet) cost 30,000 EUR plus interest. It will be empty 90% of the year and still needs heating.
I don’t think 180m² (1,938 sq ft) is realistic with a granny flat if a study is required because you work from home. You could possibly reduce it to about 200m² (2,153 sq ft). It will still be tight, because you insist on the granny flat.
Without it, you’d be looking at 150-160m² (1,615–1,722 sq ft), which would be more realistic.
PS:
I also don’t see the slope in your drawings. If the land slopes 2 meters (6.5 ft) from northeast to southwest, then the living room of the granny flat is almost completely underground. How is a terrace supposed to be built there? How can windows be installed? Especially with a balcony directly above on the south side. It will be as dark as a vault in there.
Then you want:
Garage with utility room + 25,000 EUR
Sloping site foundation, retaining walls, drainage + 50,000 EUR
KfW40+ instead of EnEV2022 + 50,000 EUR (I’m estimating conservatively)
RC2 windows planned? +15,000 EUR
Now you are well over 600,000 EUR, but you don’t yet have utility connections, construction period interest, a garden (which you will need to fence soon), or any interior fittings...
Just for the two kitchens alone, you can easily expect around 25,000 EUR. Painter work about 20,000 EUR, flooring 20,000 EUR.
Regarding the granny flat:
You say it’s for the grandparents. Do they really need a 12m² (130 sq ft) office?
Does it have to be a garage? The roof terrace on the south side should be enough, why do you also want one on the east?
10m² (108 sq ft) for the utility room, but the washing machine and dryer are in the main bathroom? The main bathroom is large in my opinion, but quite awkwardly shaped.
Large gallery, but no possibility to put a closet anywhere.
A 15m² (161 sq ft) study is generous as well. If you both work from home... it won’t really work sharing the same room anyway...
7m² (75 sq ft) pantry... 21,000 EUR for a storage room, even though you have a 10m² (108 sq ft) house utility room AND a fairly large kitchen...
I would also skip the shower in the guest WC. Guests will use the main bathroom anyway, as it is on the upper floor...
I also find the guest room unnecessary, but that’s a matter of taste. Those 10m³ (350 cubic feet) cost 30,000 EUR plus interest. It will be empty 90% of the year and still needs heating.
I don’t think 180m² (1,938 sq ft) is realistic with a granny flat if a study is required because you work from home. You could possibly reduce it to about 200m² (2,153 sq ft). It will still be tight, because you insist on the granny flat.
Without it, you’d be looking at 150-160m² (1,615–1,722 sq ft), which would be more realistic.
PS:
I also don’t see the slope in your drawings. If the land slopes 2 meters (6.5 ft) from northeast to southwest, then the living room of the granny flat is almost completely underground. How is a terrace supposed to be built there? How can windows be installed? Especially with a balcony directly above on the south side. It will be as dark as a vault in there.
H
hanghaus202325 Nov 2022 09:59g.gygax schrieb:
Please, no general criticism of the general contractor (GC). As mentioned in the original post, this involves an acquaintance who kindly provided his planner to turn our pencil sketches into a properly dimensioned plan, making it easier for us to visualize the design and discuss changes.
This means the plan was created strictly according to our specifications; the GC is not responsible for it. The GC will definitely not be building the house. I certainly would not expect someone doing me a favor to also measure my property or solve my "slope issue" on the side. Especially since, in my view, the slope is not a problem but rather an advantage (see below).
As also described in the original post, the project is intended to be a multigenerational home. The granny flat is for the grandparents. Without the granny flat, we would have to find alternative accommodations, which would, of course, reduce the budget accordingly.
I have no intention of criticizing the GC’s planner here. However, the basics are missing, and the planner can’t invent those. Surveying is the keyword. You can’t avoid that anyway. So, there is no survey yet. How can anyone comment on the design without it?
I appreciate your description of the slope, but the planner’s language is the plan itself. Then just use the data from the geoportal. That is accurate enough for an overview.