ᐅ Floor plan, house layout EFW 150 m², basement with granny flat – feedback welcomed
Created on: 29 Dec 2024 00:08
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njAiiii
Hello dear forum,
we have been quietly following along for some time, knowing that we will eventually build our own home. Thanks in advance to everyone who regularly posts here and shares their knowledge. This is very helpful for laypeople like us. We already appreciate you taking the time to focus on our project and critically review it. The moment is getting closer. The plot is secured. It is located near a protected landscape area with a gentle slope. The soil report indicates occasional hydrostatic pressure.
How will we proceed?
What do we want to build?
Development Plan/Restrictions
Plot size: 650m2 (7000 sq ft approx.)
Slope: Yes, gentle (scale 1:250, see elevation in attachment; 1m (3.3 ft) over approx. 10x11m)
Floor area ratio (FAR): No formal development plan, approx. 220m2 (2368 sq ft) floor area possible after approval by building authority
Building coverage ratio: No formal plan, approx. 220m2 (2368 sq ft) floor area possible
Building setback lines and boundaries:
- 5m (16 ft) from the street
- 3m (10 ft) from neighboring properties
Edge building: On both sides and opposite along the street
Number of parking spaces: Probably 3 required (we could move the house back so parking is directly in front)
Number of floors:
- Technically 2 floors,
- But visually aligned with surrounding buildings, so a 1.5-story appearance desired
Roof type: Gable roof with 30-40cm (12-16 inches) overhang
Style: Modern
Orientation: Southeast, but surrounded by many mature historic trees from east to west along the plot boundary
Maximum heights/restrictions: Neighboring buildings, street alignment
Additional requirements: For flat roof, 1m (3.3 ft) setback from street and sides
Homeowners’ Requirements
Style: Modern
Roof pitch:
- Gable roof between 25-33°
- Originally flat roof to the left neighbor, now gable roof preferred for budget, maintenance, and required setbacks
Building type: Single-family house with separate apartment
Basement: Yes
Stories: "1.5"
Knee wall height: 1.90m (6.2 ft) (no official requirement); we want to minimize sloped ceilings
Number of occupants: 4 (2 adults age 40, 2 children aged 4 and 1) + 1 family member for the separate apartment
Space requirements for ground floor (GF) and upper floor (UF):
- Originally 141m2 (1519 sq ft) net usable area without circulation space
GF:
- Open living/dining area with pantry
- Office (possibly bedroom later in life)
- Shower bathroom
- Entrance hall
UF:
- 2 children’s rooms from 13m2 (140 sq ft) each
- Bedroom as small as possible + walk-in closet with standard wardrobes
- Bathroom with T-layout, shower, tub, toilet
- Second workspace
Office: Family use or home office?
- Home office twice a week, about 3-4 days out of 5 at home
Visitors per year: One overnight guest per quarter
Open or closed architecture: Open
Conservative or modern construction: Modern
Open kitchen with island: Yes
Number of dining seats: 4-6, extendable up to 10 (2m (6.5 ft) table extendable to 3m (10 ft))
Fireplace: No
Music/sound system wall: No
Balcony, roof terrace: No
Garage/Carport: Prefabricated garage 3x7m (10x23 ft), possibly 3x9m (10x30 ft)
Utility garden, greenhouse: Yes (vegetables, fruit, cistern)
Additional wishes / special features / daily routine, including reasons why some options are excluded:
House Design
Designer:
What do you particularly like and why?
What do you dislike and why?
Price estimate by architect/planner: $3,300 - $3,500 per m2 (approx. $307 - $325 per sq ft), total approx. $700,000 - $800,000 plus additional costs
Personal maximum budget including fittings: $750,000 plus additional construction costs
Preferred heating technology: sustainable + underfloor heating (comfort); geothermal possible but based on current research not cost-effective
If you had to give up something, which features/finishes?
-cannot give up:
-could give up: probably everything else
Why does the design look like it does now? For example:
Standard plan from designer? No; from architect
- We shared all our ideas and preferences with the architect and discussed them beforehand
- This is the second iteration; earlier option had flat roof dormer with southwest children’s room, which we discarded; roof pitch probably 25° now
Which wishes did the architect implement?
What do you think about it, especially focusing on current pain points:
Due to the maximum number of attachments allowed, we couldn’t add an aerial photo of the tree cover. There are three large deciduous trees directly to the southeast and on the southwest side about two chestnut trees and around 15 pines from the 1950s. We have no worries about summer heat protection 😉 – on the contrary: enlarging the house footprint would cost us garden and especially daylight.
Feel free to ask any questions.
We look forward to your feedback and thank you in advance.
we have been quietly following along for some time, knowing that we will eventually build our own home. Thanks in advance to everyone who regularly posts here and shares their knowledge. This is very helpful for laypeople like us. We already appreciate you taking the time to focus on our project and critically review it. The moment is getting closer. The plot is secured. It is located near a protected landscape area with a gentle slope. The soil report indicates occasional hydrostatic pressure.
How will we proceed?
- Purchase plot, conduct soil survey
- Position and design house on plot with architect (phases 1-3)
- Invitation to bid for general contractor and individual trades for interior work, followed by comparison
- Construction with expert supervision
What do we want to build?
- Single-family house with separate apartment (for family and mainly for tax reasons, especially for the various depreciation options, therefore also with QNG [quality seal for sustainable building])
- Why basement? To maximize garden space, add storage area, and supposedly take advantage of the slope
Development Plan/Restrictions
Plot size: 650m2 (7000 sq ft approx.)
Slope: Yes, gentle (scale 1:250, see elevation in attachment; 1m (3.3 ft) over approx. 10x11m)
Floor area ratio (FAR): No formal development plan, approx. 220m2 (2368 sq ft) floor area possible after approval by building authority
Building coverage ratio: No formal plan, approx. 220m2 (2368 sq ft) floor area possible
Building setback lines and boundaries:
- 5m (16 ft) from the street
- 3m (10 ft) from neighboring properties
Edge building: On both sides and opposite along the street
Number of parking spaces: Probably 3 required (we could move the house back so parking is directly in front)
Number of floors:
- Technically 2 floors,
- But visually aligned with surrounding buildings, so a 1.5-story appearance desired
Roof type: Gable roof with 30-40cm (12-16 inches) overhang
Style: Modern
Orientation: Southeast, but surrounded by many mature historic trees from east to west along the plot boundary
Maximum heights/restrictions: Neighboring buildings, street alignment
Additional requirements: For flat roof, 1m (3.3 ft) setback from street and sides
Homeowners’ Requirements
Style: Modern
Roof pitch:
- Gable roof between 25-33°
- Originally flat roof to the left neighbor, now gable roof preferred for budget, maintenance, and required setbacks
Building type: Single-family house with separate apartment
Basement: Yes
Stories: "1.5"
Knee wall height: 1.90m (6.2 ft) (no official requirement); we want to minimize sloped ceilings
Number of occupants: 4 (2 adults age 40, 2 children aged 4 and 1) + 1 family member for the separate apartment
Space requirements for ground floor (GF) and upper floor (UF):
- Originally 141m2 (1519 sq ft) net usable area without circulation space
GF:
- Open living/dining area with pantry
- Office (possibly bedroom later in life)
- Shower bathroom
- Entrance hall
UF:
- 2 children’s rooms from 13m2 (140 sq ft) each
- Bedroom as small as possible + walk-in closet with standard wardrobes
- Bathroom with T-layout, shower, tub, toilet
- Second workspace
Office: Family use or home office?
- Home office twice a week, about 3-4 days out of 5 at home
Visitors per year: One overnight guest per quarter
Open or closed architecture: Open
Conservative or modern construction: Modern
Open kitchen with island: Yes
Number of dining seats: 4-6, extendable up to 10 (2m (6.5 ft) table extendable to 3m (10 ft))
Fireplace: No
Music/sound system wall: No
Balcony, roof terrace: No
Garage/Carport: Prefabricated garage 3x7m (10x23 ft), possibly 3x9m (10x30 ft)
Utility garden, greenhouse: Yes (vegetables, fruit, cistern)
Additional wishes / special features / daily routine, including reasons why some options are excluded:
- We are an early riser (Larch + Owl), so with two kids (maybe 3 someday), a second shower bathroom is essential
- Open living/dining area as the heart of the home: We cook a lot and enjoy it; this is the social center
- Standard sizes where possible (wardrobe widths, doors, windows, house shape, etc.)
- If reasonable, include basement
- Covered walkway from house entrance to garage (still discussing presentation; garage likely needs attic height >3m (10 ft), which may require an easement on the boundary)
- We will very likely install a “glass awning” on the terrace afterwards
- Photovoltaic system
- Air-to-water heat pump
- Ventilation system
- Open living-dining area (L-shaped)
- Light-filled rooms
- Maximum knee wall height
- Maximized ceiling height on GF/UF
- Living/dining area with floor-to-ceiling windows
- Daylight bathrooms
- Dining table 2m (6.5 ft) long (extendable to 3m (10 ft))
- Modern look with individual accents
- Low roof pitch
- Interior doors at least 1m (3.3 ft) wide
- Shower bathroom on the ground floor
- Walk-in closet
- Pantry also as storage room
- Staircase not directly at entrance door (airlock/dirty corridor)
- Office potentially usable as bedroom
- Kitchen island at least 2m (6.5 ft) wide
- Flat roof dormer and/or bay window
- Second workspace (bedroom, landing, or similar)
- Bathroom with T-layout
- Daylight in landing
- Basement apartment
- Separate entrance to basement apartment
- Lift-and-slide door
- Maximize southwest garden area
- Partially covered terrace
- View axis from hallway to garden
- Daylight in walk-in closet
- External access to basement
- Laundry chute
- Window seat
- Basic smart home features
House Design
Designer:
- Architect, phases 1-3
What do you particularly like and why?
- The ground floor overall; many wishes fulfilled, some highlights
- Bedroom and walk-in closet; probably adding a door in between later
- Landing staircase, view axis, kitchen windows, entrance hall
What do you dislike and why?
- GF office faces southwest instead of east or southeast
- GF living room: fixed glazing towards southwest too small
- GF living room: lift-and-slide door too large, couch doesn’t fit well
- GF living room: considering glazing the entire wall
- GF corridor quite long
- UF sizes depend on GF; rooms (except bedroom and closet) are rather large
- UF bedroom faces southwest instead of north
- UF considering all windows floor-to-ceiling except stair and landing for light and appearance
- Garage not directly attached to house due to access to separate apartment
- Separate apartment quite complex
- Initially we drafted an "L-shaped" house similar to post here, but could not solve circulation areas properly; currently seeing them as a “necessary evil.”
Price estimate by architect/planner: $3,300 - $3,500 per m2 (approx. $307 - $325 per sq ft), total approx. $700,000 - $800,000 plus additional costs
Personal maximum budget including fittings: $750,000 plus additional construction costs
Preferred heating technology: sustainable + underfloor heating (comfort); geothermal possible but based on current research not cost-effective
If you had to give up something, which features/finishes?
-cannot give up:
- Separate apartment (for family and tax benefits)
- Office (need a dedicated setup at least for one person; also for guests and as retreat)
- Two children’s rooms
-could give up: probably everything else
Why does the design look like it does now? For example:
Standard plan from designer? No; from architect
- We shared all our ideas and preferences with the architect and discussed them beforehand
- This is the second iteration; earlier option had flat roof dormer with southwest children’s room, which we discarded; roof pitch probably 25° now
Which wishes did the architect implement?
- Most of them, but not all possible
What do you think about it, especially focusing on current pain points:
- Actually, our space requirements are smaller, but we cannot fit that on the ground floor to align with upstairs (difference about 10-15 m2 (110-160 sq ft)); kids’ rooms and circulation spaces including landing could be smaller
- Window area not yet optimal in living/dining, office, and large upstairs living area; considering 1.10m (3.6 ft) fixed glazing and 2.50m (8.2 ft) lift-and-slide door
- House feels somewhat "buried"; considering raising overall or at least GF + UF by 40-80cm (16-32 inches) above ground level
- The whole topic of “house/garage connection,” earthworks, and plot landscaping is very complex and time-consuming
- No external blinds (raffstores) possible on landing due to knee wall and roof
- Separate “dirty corridor” and staircase; could be a minor disadvantage for aging, might make separate UF rental impossible in future
Due to the maximum number of attachments allowed, we couldn’t add an aerial photo of the tree cover. There are three large deciduous trees directly to the southeast and on the southwest side about two chestnut trees and around 15 pines from the 1950s. We have no worries about summer heat protection 😉 – on the contrary: enlarging the house footprint would cost us garden and especially daylight.
Feel free to ask any questions.
We look forward to your feedback and thank you in advance.
njAiiii schrieb:
You don’t even let the forum rest on New Year’s Eve Lying in bed with Corona and bored, so Happy New Year!
njAiiii schrieb:
- or just the basement apartment lower down, since the entrance is on the side, driveway / access with a slight slope and therefore approx. 20cm/1m gradient (8 inches/3 feet) or just 1-2 steps
- we don’t need a split level
Yep. As I said, the height level of the extension is freely selectable in this design because it is completely detached from the main building. So you can set it down to an ideal level without having to do any excavation around it. The sloped driveway/access remains of course. After all, it’s a hillside.
njAiiii schrieb:
Again to the cellar opponents: Do you all prefer to create living space above ground for storage purposes rather than a basement? Always. No one wants to live permanently in a basement.
njAiiii schrieb:
So far we assumed:
- Above ground = $3,000 / m2 ($279 / sq ft)
- Basement = $1,000 / m2 ($93 / sq ft) +
- €8,800 (excavation) + €14,080 (disposal for soil class 4) + €2,400 (drainage) + €6,000 (additional insulation) = €31,280
- plus stairs = €8,000
- so approx. €1,500 / m2
Ha! Never. If you create living space, it always costs about $3,000 per square meter wherever it is. If you put it underground, it gets even more expensive because of all the extra stuff you mentioned. Plus, nobody wants to actually use it. So it’s almost always pointless.
njAiiii schrieb:
Somewhere bicycles, equipment, supplies, and other stuff have to be stored as well. A cheap, permit-exempt wooden shed is sufficient for that. You can plan for one, but basically the city doesn’t care. For a large double garage with storage, however, either the plot or your other requirements won’t fit well.
njAiiii schrieb:
Our soil is class 4 silt. So the soil probably needs to be compacted before the slab. That’s why it’s a good idea to hire a local construction company familiar with the area. But with a timber frame, the load isn’t that heavy anyway.
What I find more important with your excavation is this:
njAiiii schrieb:
The soil report indicates occasional hydrostatic pressure. That sounds like you would need a waterproof concrete shell (“white tank”) for a basement, which would be even more expensive. The issue of water on the hillside doesn’t seem to have been addressed by you yet.
njAiiii schrieb:
Do you all prefer to create above-ground living space for storage rather than building a basement?Correct me if I’m wrong. I had overlooked the “for storage” part. But I would rather finish the attic than build an additional basement, as long as it’s not a flat roof. After all, the attic is already there anyway.I just forgot to mention one more thing, and I also wish you all a happy New Year!
I don’t have COVID, but I have a dog—and not for long yet—you tend to look after it on a day or night like this. Parties are overrated; rituals are not.
You can’t satisfy every need.
I also like lying on the sofa inside in the sun while it’s windy and cold outside.
But what do you want to achieve? What is important? That’s personal:
Young families tend to spend more active time at the table, others constantly tinker in the kitchen.
Personally, it bothers me when I get up from the sun-filled couch and have to turn on the lights in the kitchen all the time. And within 20 minutes, the spring/autumn/winter sunlight blues have usually moved on anyway.
However, this blues doesn’t happen often when you have to work and take care of the house and garden yourself. So, who really sits on the sofa and relaxes at 4 p.m.?
There’s always something: working in the garden, painting a bench, planting, tidying up inside, decorating or repairing, or simply leaving the house. Besides shopping, you’re out and about sometimes.
Personally, I would focus less on the sofa corner.
But you’re planning a rather west-facing terrace while saying you don’t want this location for my more south-facing terrace. In your place, I would always separate two things: the main outdoor area (the primary terrace) and the light source for the rooms.
So if something else works out that you can live with, that’s good too. I don’t see anything as set in stone personally. I would also let a lot develop naturally. The pantry wouldn’t work out that way for me because I would definitely want a window there. Anyway.
I once had a basement in my first own house: it really wasn’t for me; I disliked going down there. I get along well with my small utility room on the upper floor and freezer in the ground floor. You just need easily accessible storage that you can use during your daily routine without extra trips, unlike with a basement. You can see here that the pantry and office are also planned for convenient storage close by. So what’s the point of another storage room? You don’t build an expensive basement just to temporarily store a piece of furniture you want to sell in classified ads! Why should you constantly carry garden tools up and down stairs? That’s effort and, for me, would use too much energy. That’s actually time you should better spend on the sofa.
I don’t have COVID, but I have a dog—and not for long yet—you tend to look after it on a day or night like this. Parties are overrated; rituals are not.
njAiiii schrieb:
In summer, no one spends time in the living room, but during spring, autumn, and winter you’re naturally in the living room more often during the day and appreciate the brightness. That’s why we wouldn’t limit the open-plan area to the southeast, no matter how we arrange the kitchen and living room in the end.
You can’t satisfy every need.
I also like lying on the sofa inside in the sun while it’s windy and cold outside.
But what do you want to achieve? What is important? That’s personal:
Young families tend to spend more active time at the table, others constantly tinker in the kitchen.
Personally, it bothers me when I get up from the sun-filled couch and have to turn on the lights in the kitchen all the time. And within 20 minutes, the spring/autumn/winter sunlight blues have usually moved on anyway.
However, this blues doesn’t happen often when you have to work and take care of the house and garden yourself. So, who really sits on the sofa and relaxes at 4 p.m.?
There’s always something: working in the garden, painting a bench, planting, tidying up inside, decorating or repairing, or simply leaving the house. Besides shopping, you’re out and about sometimes.
Personally, I would focus less on the sofa corner.
njAiiii schrieb:
I’d rather deal with the south-facing side and solve that problem than have no or too little light as a problem.
But you’re planning a rather west-facing terrace while saying you don’t want this location for my more south-facing terrace. In your place, I would always separate two things: the main outdoor area (the primary terrace) and the light source for the rooms.
So if something else works out that you can live with, that’s good too. I don’t see anything as set in stone personally. I would also let a lot develop naturally. The pantry wouldn’t work out that way for me because I would definitely want a window there. Anyway.
njAiiii schrieb:
Do you all prefer above-ground living space for storage instead of a basement?
I once had a basement in my first own house: it really wasn’t for me; I disliked going down there. I get along well with my small utility room on the upper floor and freezer in the ground floor. You just need easily accessible storage that you can use during your daily routine without extra trips, unlike with a basement. You can see here that the pantry and office are also planned for convenient storage close by. So what’s the point of another storage room? You don’t build an expensive basement just to temporarily store a piece of furniture you want to sell in classified ads! Why should you constantly carry garden tools up and down stairs? That’s effort and, for me, would use too much energy. That’s actually time you should better spend on the sofa.
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nordanney1 Jan 2025 10:58njAiiii schrieb:
Basement
Addressing those who are against basements again. Do you all prefer to create above-ground living space for storage instead of having a basement? Excluding the utility room and technical installations, bicycles, equipment, supplies, and other stuff need to be stored somewhere. No.
Since bicycles aren’t left unused in the basement, they are either stored in a small shed in the garden (along with gardening tools, etc.), in the garage (possibly with an extension/annex as a workshop), or in a separate bike garage.
Supplies are kept in the spacious and well-planned kitchen—except for the six-packs of drinks. Some items go into the utility room.
Other miscellaneous stuff is stored in the attic, as things like suitcases or Christmas decorations are only needed once a year.
With some planning, you don’t need additional usable space in the basement or above-ground living space for storage.
P.S. I have about 100 sqm (1,076 sq ft) of basement in my old building, but in fact only miscellaneous items are kept in the basement. The rest is stored as mentioned above.
ypg schrieb:
@njAiiii
You have mentioned existing trees several times. Where exactly are the old trees located?Along the entire OSW slope. It includes everything from deciduous trees in the east, two chestnut trees in the south, and spruces reaching to the west. All of this has developed naturally over time. That's why we want to avoid making the house too wide.Similar topics