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).
M
Myrna_Loy25 Jan 2022 13:53Maybe something like this – and of course, adjust the windows accordingly. Between the kitchen and the living room, I would place a half-height wall as a room divider.
M
moooooo3225 Jan 2022 14:08haydee schrieb:
Check the reinforcement and concrete thickness for the wall and the floor.
In our case, the structural engineer specified so much reinforcement that the contractor got a bit upset. And this was with soil classification 5/6.
Additionally, the ceiling was reinforced again. It was a large five-figure sum.
Also, look at what is listed as the builder’s responsibility and the missing costs such as temporary construction power, etc.
The contractor’s price sounds reasonable for today’s market.
Secondary apartment
If the doors are 1 meter (3 ft 3 in) wide, it should work well enough. Arrange the bedroom (bed position) as it will actually be used later. I would move the door so that you can go to the bathroom from the bed without bumping into the kitchen.
Have the pre-wall installation at the toilet reinforced so a grab bar can be installed.
I would design a passage between your apartment and grandma’s. She will need help more often, and a direct route in slippers is better. It can be closed off later.
If the dining table in your area is 2.6 meters (8 ft 6 in) long, the space might be a bit tight for the single seat next to the wall facing the hallway. Okay, thanks for the advice. There are no specifications for the back wall: fully or partially reinforced concrete —> can extra charges be applied here if there is no clause about additional costs in a fixed-price contract? The same applies to the floor slab:
Floor slab on strip foundations 20-25 cm (8-10 in) thick with frost protection edge for ground pressure of 0.15 MN/m² (as mentioned, the soil report is still pending, demolition is ongoing)
The ceiling description in the scope of work also has no clause for additional costs.
M
moooooo3225 Jan 2022 14:18PhiIipp schrieb:
At first glance, I don’t think the floor plan is bad at all. I can already imagine it quite well.
However, a few things would bother me.
The situation at the stairway on the upper floor. In most cases, when coming up from the basement, you first enter the living area. But here, you have to squeeze past the glass wall to get through the door.
That whole area then remains difficult to use. Keywords: dressers, cabinets, pictures... I would miss usable wall space throughout the entire living area.
Exterior door to the utility room / laundry room. Why is there an access from outside? With a bit of tinkering, it might be possible to reach it from Hall 1 inside. Interior doors are much cheaper than exterior doors.
Like previous commenters, I don’t like the narrow, corridor-like feel in the basement. This is not a pleasant living space. The living room becomes like a highway, and when I come out of the shower, I have to walk through the “dirty” entrance area.
The floor plan has potential for better arrangements in its original state. Thanks for the feedback.
The glass door is actually supposed to be a double-leaf loft door; I don’t know why it’s drawn differently now, but that makes more sense, right? The corner walls are probably meant to be half-height and framed with steel and glass, so there is a connection between everything, yet the door can still be closed.
I mentioned the door to the utility room above—that’s exactly what I was thinking 🙂
Regarding the basement, I will take a closer look at Myrna’s suggestion. Originally, we positioned the living room at the front because it’s further from the hillside, which might improve lighting—but maybe it really doesn’t matter.
Check if there is anything mentioned in the fine print about changes due to structural calculations not being included.
I never added up everything that came up between demolition and construction. There was quite a bit—this saddle here, that there.
Clarify whether the wall on the slope can remain as slope stabilization. If it is demolished, the slope will need to be supported until the retaining wall in front is completed.
I never added up everything that came up between demolition and construction. There was quite a bit—this saddle here, that there.
Clarify whether the wall on the slope can remain as slope stabilization. If it is demolished, the slope will need to be supported until the retaining wall in front is completed.
M
Myrna_Loy25 Jan 2022 14:21Or swap the utility room and the bathroom. That is probably easier. Then access the bathroom through the bedroom.
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