ᐅ Floor plan for a 200 m² hillside house with a granny flat / secondary unit
Created on: 25 Jan 2022 11:00
M
moooooo32
Development Plan / Restrictions
Plot Size: 388sqm (4179 sqft)
Slope: Yes, facing northwest
Site Coverage Ratio, Floor Area Ratio: The architect has not provided details yet; we are building according to Paragraph 34
Building Envelope, Building Line and Boundary: Maximum house width 8.80m (29 ft), former house length of existing building 14m (46 ft)
Number of Parking Spaces:
Number of Floors:
Roof Style: Gable roof
Orientation: According to the slope, ridge also facing northwest
Client Requirements
Architectural Style, Roof Type, Building Type: Gable roof
Basement, Number of Floors: 2 levels,[/I]5 plus attic space
Number of Occupants, Ages: 5 persons (family members aged 32, 32, 5, and 2) plus 1 person (85) in an apartment unit
Space Requirements on Ground Floor, Upper Floor: Apartment approximately 50sqm (538 sqft), remainder about 150sqm (1615 sqft)
Office Use: Family use or home office? Office, since the occupants are teachers
Guest Stay Frequency per Year: Varies, but frequently family and friends from across Germany
Open Kitchen, Cooking Island: Open, preferably with a cooking island but not essential
Number of Dining Seats: 6-8
Fireplace: Not planned initially, possibly reconsidered due to KFW funding changes
Balcony, Roof Terrace: Potentially a small “roof terrace” above the apartment terrace would be nice, but not planned due to budget (great view)
Garage, Carport: There is an existing garage (built 1995) in an inconvenient location, which will remain for now
Additional Wishes / Special Features / Daily Routine, including reasons for decisions
The plot is heavily built up, so we have tried to identify spots with good views, which involved a lot of planning on my part. Good views are towards northeast and west
House Design
Who designed the plans:
Architect and do-it-yourself: Mainly my own design; the architect made changes, some of which we did not like (e.g., U-shaped staircase, arrangement of rooms difficult), so currently it is essentially a drawing based on my drafts with useful improvements from the architect
What do you particularly like? Why?
Staircase, integration of WC on the upper floor, loft door to the open space as a connection to the “stairwell.”
Entrance to the utility room to be placed under the stairs on the ground floor, shifting the wall of the apartment unit accordingly.
Children’s rooms are the same size, space-saving staircase to the attic (amazing view from there), use of attic as playroom and possibly guest accommodation.
Living room ceiling height increased to 2.70m (8 ft 10 in) planned on the upper floor.
What do you dislike? Why?
Entrance to the utility room still needs to be placed under the stairs on the ground floor, requiring adjustment to the apartment’s wall.
Windows generally need revision; in the living room facing west, possibly an “imitation corner window” (with support pillar) to maximize the view.
The kitchen window facing northeast should definitely be a seating window.
Price Estimate According to Architect/Planner:
Including groundwork, €540,000 (approximately $600,000), but originally planned with KFW 55 energy standard, which we missed submitting on time. Now we need to reconsider, as we actually wanted KFW 40 standard for the two residential units. 😡
Personal Price Limit for the House, Including Fixtures:
€540,000 would be ideal; preliminary estimates from contractors roughly match this.
Preferred Heating Technology: Planned heat pump with underfloor heating
If you have to give up on which details / expansions
-could you give up:[/I]
Attic later, glass door/loft door to living room later, no planned lift-and-slide doors or other fancy features
-cannot give up:
Wooden flooring, sufficient windows, wheelchair accessibility on the ground floor
Why is the design the way it is now?
Long iteration process on my part, partly inspired by Pinterest, but overall the external envelope is quite predetermined
What is the most important/fundamental question about the floor plan summarized in 130 characters?
Is there anything that doesn’t work? Have we missed anything? How about the window layout (still to be revised)? Does it make sense as the architect suggested? We even want to remove some windows (e.g., in the bedroom).
Plot Size: 388sqm (4179 sqft)
Slope: Yes, facing northwest
Site Coverage Ratio, Floor Area Ratio: The architect has not provided details yet; we are building according to Paragraph 34
Building Envelope, Building Line and Boundary: Maximum house width 8.80m (29 ft), former house length of existing building 14m (46 ft)
Number of Parking Spaces:
Number of Floors:
Roof Style: Gable roof
Orientation: According to the slope, ridge also facing northwest
Client Requirements
Architectural Style, Roof Type, Building Type: Gable roof
Basement, Number of Floors: 2 levels,[/I]5 plus attic space
Number of Occupants, Ages: 5 persons (family members aged 32, 32, 5, and 2) plus 1 person (85) in an apartment unit
Space Requirements on Ground Floor, Upper Floor: Apartment approximately 50sqm (538 sqft), remainder about 150sqm (1615 sqft)
Office Use: Family use or home office? Office, since the occupants are teachers
Guest Stay Frequency per Year: Varies, but frequently family and friends from across Germany
Open Kitchen, Cooking Island: Open, preferably with a cooking island but not essential
Number of Dining Seats: 6-8
Fireplace: Not planned initially, possibly reconsidered due to KFW funding changes
Balcony, Roof Terrace: Potentially a small “roof terrace” above the apartment terrace would be nice, but not planned due to budget (great view)
Garage, Carport: There is an existing garage (built 1995) in an inconvenient location, which will remain for now
Additional Wishes / Special Features / Daily Routine, including reasons for decisions
The plot is heavily built up, so we have tried to identify spots with good views, which involved a lot of planning on my part. Good views are towards northeast and west
House Design
Who designed the plans:
Architect and do-it-yourself: Mainly my own design; the architect made changes, some of which we did not like (e.g., U-shaped staircase, arrangement of rooms difficult), so currently it is essentially a drawing based on my drafts with useful improvements from the architect
What do you particularly like? Why?
Staircase, integration of WC on the upper floor, loft door to the open space as a connection to the “stairwell.”
Entrance to the utility room to be placed under the stairs on the ground floor, shifting the wall of the apartment unit accordingly.
Children’s rooms are the same size, space-saving staircase to the attic (amazing view from there), use of attic as playroom and possibly guest accommodation.
Living room ceiling height increased to 2.70m (8 ft 10 in) planned on the upper floor.
What do you dislike? Why?
Entrance to the utility room still needs to be placed under the stairs on the ground floor, requiring adjustment to the apartment’s wall.
Windows generally need revision; in the living room facing west, possibly an “imitation corner window” (with support pillar) to maximize the view.
The kitchen window facing northeast should definitely be a seating window.
Price Estimate According to Architect/Planner:
Including groundwork, €540,000 (approximately $600,000), but originally planned with KFW 55 energy standard, which we missed submitting on time. Now we need to reconsider, as we actually wanted KFW 40 standard for the two residential units. 😡
Personal Price Limit for the House, Including Fixtures:
€540,000 would be ideal; preliminary estimates from contractors roughly match this.
Preferred Heating Technology: Planned heat pump with underfloor heating
If you have to give up on which details / expansions
-could you give up:[/I]
Attic later, glass door/loft door to living room later, no planned lift-and-slide doors or other fancy features
-cannot give up:
Wooden flooring, sufficient windows, wheelchair accessibility on the ground floor
Why is the design the way it is now?
Long iteration process on my part, partly inspired by Pinterest, but overall the external envelope is quite predetermined
What is the most important/fundamental question about the floor plan summarized in 130 characters?
Is there anything that doesn’t work? Have we missed anything? How about the window layout (still to be revised)? Does it make sense as the architect suggested? We even want to remove some windows (e.g., in the bedroom).
askforafriend17 Feb 2022 22:21Edit: By the way, 170 and 280 both comply with all three rules, and I’m still not satisfied with them. But you know what? The staircase is the way it is.
moooooo32 schrieb:
What do all these Wow reactions mean? What are they referring to? For my part, mainly this:
moooooo32 schrieb:
Our architect just found everything unfocusedly great, I think they just want to submit the building permit / planning permission application. https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
moooooo32 schrieb:
What do all these Wow reactions mean? What are they referring to? Partly to the price increase. Everyone is losing it.
Then the floor plan. "Unfocused great"—INSANE! Unfortunately, I know that feeling too. 🙁
I find the original layout in the attic more successful, and currently, in my personal opinion, it’s still not working. Just the bathroom is narrow for such a large house. Don’t get me wrong, I’m also in favor of smaller bathrooms. The bedroom is large, and originally there were supposed to be two equally sized kids’ rooms.
And if you haven’t secured financing yet, you’ll probably be in an even worse mood by then.
moooooo32 schrieb:
What do all these "Wow" reactions mean? What are they referring to?For me, the disregard shown by your draftsman is disappointing. It wouldn’t be a problem at all to extend the staircase to comfortable dimensions. Whether the living room is 4.36m (14.3 ft) deep or 4.15m (13.6 ft) deep is not critical. But it does matter for the hallway where the stairs are located. The same applies to all floors.
Regarding the bathroom downstairs, I see the wrongly positioned entrance as the main issue. But beyond posting sketches here, you can’t really do much more, right? 😉
And the price increase is quite a shock as well.
moooooo32 schrieb:
What do all these Wow reactions mean? What are they referring to?"Summary reaction." I feel for you.moooooo32 schrieb:
To be honest, I’m annoyed because I feel like he just signed off without really checking. 😕moooooo32 schrieb:
The walls are narrower again now, so I would have gained space even in the old plans. 🙄moooooo32 schrieb:
Besides, the bathroom is now very tight for a wheelchair or walker user. 🙁moooooo32 schrieb:
The architect liked everything in a very unfocused way, just wants to submit the building permit / planning permission application. 😳moooooo32 schrieb:
The general contractor’s price increased by about 30,000 within 5 weeks. 😱M
moooooo3218 Feb 2022 09:52K a t j a schrieb:
For me, the ignorance of your designer is already disappointing. It wouldn’t be a problem at all to stretch the staircase to more comfortable dimensions. Whether the living room is 4.36m (14 ft) deep or 4.15m (13.6 ft) deep is not decisive. But for the hallway where the stairs are, it really matters. The same applies to all floors.
Regarding the bathroom downstairs, I see the wrong entrance location as more to blame. But more than posting sketches here isn’t really possible, is it? 😉
And the price increase is also a shock. Yes, I will suggest that now, or actually, we already arranged a meeting. It just annoys me that I have to do the work in the end and then pay a lot of money afterwards.
The general contractor is probably out, I find that quite cheeky.
I had asked for the staircase to be moved as far down as possible so the kitchen and kids’ room would be larger. But this way, it doesn’t really work either.
To everyone else: yes, the price increase is terrible and the interest rate hike is not helping. Another updated offer including the now factored-in concrete wall and based on the soil report is 40,000 below the initial general contractor’s quote. But we will only build with them if we end up building without KfW support, because I find them too uncertain/inexperienced/anxious regarding KfW 40.
Thanks for your support 😀 🙂
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