ᐅ Floor plan: New construction on an existing bungalow basement, one-and-a-half stories
Created on: 19 Dec 2022 01:12
M
Mal Bauen
Hello to all forum members,
We are still relatively early in our building project and have many fundamental questions to clarify. Nevertheless, I would like to introduce the project here.
We recently became owners of a prefabricated bungalow from Streif Haus, built in 1987. It has a full concrete basement (by Betonkemmler).
Our plan is to demolish the bungalow down to the top edge of the basement and build a new house for our family (currently four, eventually five) on top. The existing basement (very solid construction) is to be integrated as a utility basement including a technical room. At the same time, the heating system will be modernized from oil heating to a heat pump.
Currently, we are in contact with both prefabricated house suppliers (Weberhaus, Danwood) and solid construction companies (Denkinger). The property is located in Baden-Württemberg (southern Baden).
Even though the floor plan is only a first draft, I would like to present it here for feedback (summary below).
In particular, I hope to get some thoughts on the following basic questions:
Here is the summary sheet (key points).
Many thanks in advance for your input, comments, and critiques. I will gladly report further developments here in the thread.
Development Plan / Restrictions
Size of the plot: 615m² (6620 sq ft)
Slope: North/South: <0.5m (1.6 ft) over 18m (59 ft), West-East: approx. 2m (6.6 ft) over 33m (108 ft) (see elevation profile)
Site coverage ratio: No development plan (Section 34 of German Building Code). The immediate neighborhood contains some generously built plots. We do not want to change the building footprint of the existing house but want to add a double garage (not currently present).
Floor area ratio: No development plan (Section 34 of German Building Code)
Building envelope, building line and boundary: No development plan (Section 34 of German Building Code). Property boundaries and existing building shown in aerial photo attached
Edge development: None
Number of parking spaces: None
Number of floors: 1.5 stories
Roof type: Gable roof
Architectural style: Modern detached family house
Orientation: see aerial photo. Entrance (currently): north
Maximum height/limits: No development plan
Immediate neighbors: Northern neighbor: 2 stories with flat roof. Southern: 1.5 stories with hipped roof. Western: 1.5 stories with gable roof.
Client Requirements
Style, roof form, building type: We want to transform the existing bungalow into a classic 1.5-story detached house with a gable roof and possibly shed dormers.
Basement, floors: Utility basement (existing, concrete basement), ground floor (living), upper floor (sleeping)
Number of persons, ages: Our family currently has four members (ages: 32, 30, 2, 0), with another child planned
Space requirements on ground and upper floor:
Ground floor: living room, kitchen (possibly with pantry), room for home office or guest room, guest WC with shower, cloakroom
Upper floor: master bedroom, 3 children’s bedrooms, bathroom
Office: family use or home office: Home office (100% for me)
Overnight guests per year: Few, less than 5 guests/nights
Open or closed architecture: Rather closed. Ability to separate kitchen and living room would be desirable.
Conservative or modern design: Modern
Open kitchen, kitchen island: Kitchen island not mandatory. Partly open kitchen: separation from living room would be good.
Number of dining seats: 5-8
Fireplace: Only if budget allows, not mandatory
Music/ stereo wall: No
Balcony, roof terrace: No
Garage, carport: Double garage
Utility garden, greenhouse: No
Further wishes/special features/daily routine, including reasons for preferences or exclusions: The technical room should be located in the existing basement (e.g., in the former oil heating room). A sensible circulation concept is very important: front door/upper floor stairs/basement stairs. Ideally, short distances between garage and house as well as good accessibility of rooms within the house.
House Design
Designed by: Initial draft from the prefab house supplier after first meeting
What do you especially like? Why?: (Almost) all room requests fulfilled. Good accessibility of upper floor rooms via centrally located landing. Short distances from garage to house thanks to new front door position (west instead of north). Spacious cloakroom area. Living room oriented south/east with a nice view.
What do you not like? Why?: The draft was created after an initial discussion of the project. Some ideas and preferences developed or changed later on by us:
- Existing concrete stairs in the basement will not be used, causing extra costs for upgrading the basement (new stairs, new room layout).
- (Small) pantry for food/storage on the ground floor would be great
- Better separation of kitchen and living room is desirable
Price estimate according to architect/planner: 520,000 € (approx. $560,000), turnkey (including 10kWp photovoltaic system with 10kW storage, fresh air heating with air-to-air heat pump), excluding demolition of existing bungalow, double garage, incidental building costs
Personal price limit for house including fittings: 700,000 € (rough estimate: demolition down to top of basement: 30,000 €, house: 530,000 €, incidental costs including basement statics: 50,000 €, double garage: 30,000 €, kitchen/furniture: 40,000 €, landscaping: 20,000 €)
Preferred heating technology: Heat pump with underfloor heating. If budget allows: ground-source heat pump with deep geothermal drilling. The prefab house supplier prefers fresh air heating.
If you had to give up something, which details or add-ons could you do without: Fireplace, new basement stairs
What can you absolutely not do without: Home office
Why is the design like it is now?
Individualized draft by the prefab supplier adapted to the existing basement footprint after discussing our rough (space) requirements.
We are still relatively early in our building project and have many fundamental questions to clarify. Nevertheless, I would like to introduce the project here.
We recently became owners of a prefabricated bungalow from Streif Haus, built in 1987. It has a full concrete basement (by Betonkemmler).
Our plan is to demolish the bungalow down to the top edge of the basement and build a new house for our family (currently four, eventually five) on top. The existing basement (very solid construction) is to be integrated as a utility basement including a technical room. At the same time, the heating system will be modernized from oil heating to a heat pump.
Currently, we are in contact with both prefabricated house suppliers (Weberhaus, Danwood) and solid construction companies (Denkinger). The property is located in Baden-Württemberg (southern Baden).
Even though the floor plan is only a first draft, I would like to present it here for feedback (summary below).
In particular, I hope to get some thoughts on the following basic questions:
- Has any forum member gained experience with building on an existing basement?
- Is there generally a preferred construction method for our project? We are still undecided whether to go for a prefab timber frame house or a masonry (brick or block) solid construction.
- So far, we have not discussed a double garage with the builders, but it will be needed. Where does it make more sense: northwest or southwest (directly next to the neighbor’s garage)?
- To what extent can the project be treated as a renovation with partial demolition in terms of building regulations? Background: Are there any possibilities for funding (still) available?
- What we want to achieve with the floor plan is short walking distances inside and around the house. Therefore, the main entrance was moved from the north side to the west side. However, since it is on the short side of the house, this results in more corridor space and longer routes inside (e.g., from the front door to the stairs to the upper floor). But as the saying goes, you have to accept some drawbacks — what is your opinion: front door facing north or west?
Here is the summary sheet (key points).
Many thanks in advance for your input, comments, and critiques. I will gladly report further developments here in the thread.
Development Plan / Restrictions
Size of the plot: 615m² (6620 sq ft)
Slope: North/South: <0.5m (1.6 ft) over 18m (59 ft), West-East: approx. 2m (6.6 ft) over 33m (108 ft) (see elevation profile)
Site coverage ratio: No development plan (Section 34 of German Building Code). The immediate neighborhood contains some generously built plots. We do not want to change the building footprint of the existing house but want to add a double garage (not currently present).
Floor area ratio: No development plan (Section 34 of German Building Code)
Building envelope, building line and boundary: No development plan (Section 34 of German Building Code). Property boundaries and existing building shown in aerial photo attached
Edge development: None
Number of parking spaces: None
Number of floors: 1.5 stories
Roof type: Gable roof
Architectural style: Modern detached family house
Orientation: see aerial photo. Entrance (currently): north
Maximum height/limits: No development plan
Immediate neighbors: Northern neighbor: 2 stories with flat roof. Southern: 1.5 stories with hipped roof. Western: 1.5 stories with gable roof.
Client Requirements
Style, roof form, building type: We want to transform the existing bungalow into a classic 1.5-story detached house with a gable roof and possibly shed dormers.
Basement, floors: Utility basement (existing, concrete basement), ground floor (living), upper floor (sleeping)
Number of persons, ages: Our family currently has four members (ages: 32, 30, 2, 0), with another child planned
Space requirements on ground and upper floor:
Ground floor: living room, kitchen (possibly with pantry), room for home office or guest room, guest WC with shower, cloakroom
Upper floor: master bedroom, 3 children’s bedrooms, bathroom
Office: family use or home office: Home office (100% for me)
Overnight guests per year: Few, less than 5 guests/nights
Open or closed architecture: Rather closed. Ability to separate kitchen and living room would be desirable.
Conservative or modern design: Modern
Open kitchen, kitchen island: Kitchen island not mandatory. Partly open kitchen: separation from living room would be good.
Number of dining seats: 5-8
Fireplace: Only if budget allows, not mandatory
Music/ stereo wall: No
Balcony, roof terrace: No
Garage, carport: Double garage
Utility garden, greenhouse: No
Further wishes/special features/daily routine, including reasons for preferences or exclusions: The technical room should be located in the existing basement (e.g., in the former oil heating room). A sensible circulation concept is very important: front door/upper floor stairs/basement stairs. Ideally, short distances between garage and house as well as good accessibility of rooms within the house.
House Design
Designed by: Initial draft from the prefab house supplier after first meeting
What do you especially like? Why?: (Almost) all room requests fulfilled. Good accessibility of upper floor rooms via centrally located landing. Short distances from garage to house thanks to new front door position (west instead of north). Spacious cloakroom area. Living room oriented south/east with a nice view.
What do you not like? Why?: The draft was created after an initial discussion of the project. Some ideas and preferences developed or changed later on by us:
- Existing concrete stairs in the basement will not be used, causing extra costs for upgrading the basement (new stairs, new room layout).
- (Small) pantry for food/storage on the ground floor would be great
- Better separation of kitchen and living room is desirable
Price estimate according to architect/planner: 520,000 € (approx. $560,000), turnkey (including 10kWp photovoltaic system with 10kW storage, fresh air heating with air-to-air heat pump), excluding demolition of existing bungalow, double garage, incidental building costs
Personal price limit for house including fittings: 700,000 € (rough estimate: demolition down to top of basement: 30,000 €, house: 530,000 €, incidental costs including basement statics: 50,000 €, double garage: 30,000 €, kitchen/furniture: 40,000 €, landscaping: 20,000 €)
Preferred heating technology: Heat pump with underfloor heating. If budget allows: ground-source heat pump with deep geothermal drilling. The prefab house supplier prefers fresh air heating.
If you had to give up something, which details or add-ons could you do without: Fireplace, new basement stairs
What can you absolutely not do without: Home office
Why is the design like it is now?
Individualized draft by the prefab supplier adapted to the existing basement footprint after discussing our rough (space) requirements.
M
Mal Bauen20 Jan 2024 23:59ypg schrieb:
if you included the hallway in the utility room.I hope I understood you correctly: You mean a larger L-shaped utility room at the bottom left of the plan (instead of a small utility room plus the access hallway there)? Since we don’t necessarily need so much utility room space, this would mainly be a measure to avoid “walking through the TV area.” Or are there other advantages?
11ant schrieb:
I almost want to say, I don’t understand this post 101%.
The contracting is still in the early planning stage, not yet finalized, and with an architect it even goes faster than without one, and individual contracts don’t take longer either. And when the time comes, you naturally have the binding periods of the bids to keep in mind.A bit off-topic, but with the way we’re building, it feels like we have endless time to plan. Somehow, we don’t have fixed deadlines, so we repeatedly have the option to open Pandora’s box and make changes. We want to start building in April. Our architect and the construction company have been very relaxed about changes so far. The architect includes these “free of charge” in his basic design fee, and the construction company charges the effort based on unit prices.
A client using a prefab manufacturer would probably already have a finalized set of construction plans that can’t be changed at this stage and fixed dates for selections, electrical planning, etc. Their mind would already be elsewhere.
In contrast, we have months to reconsider things (and you always find something…). This is both a blessing and a curse. We constantly feel the need to (supposedly) optimize, while prefab clients regret (equally supposedly) missed opportunities afterward. In the end, it’s all a matter of self-discipline. I wouldn’t know where to start if at least the basement layout and staircase weren’t predetermined…
Mal Bauen schrieb:
We plan to start building in April. So far, our architect and the construction company have been very relaxed about changes. The architect includes these "free of charge" in his lump-sum planning fee, while the builder charges based on unit prices. April is only a quarter away. Your building authority will have to work at the speed of light by now. How can there already be a unit price when the tender-ready construction documents have not even been completed?
Mal Bauen schrieb:
[...] With the way we are building, it feels like we have forever to plan. Somehow, we lack clear deadlines, so we keep opening Pandora’s box and making changes. [...] A client working with a prefab manufacturer would likely already have a fixed, non-changeable final construction plan at this stage, as well as set dates for selections, electrical planning, etc. Their focus would be elsewhere by now.
We, on the other hand, have months to rethink everything (and you can always find something to change...). This is both a blessing and a curse. We constantly feel the need to (supposedly) optimize further, while prefab clients later regret (also supposedly) missed opportunities. In the end, it’s all a matter of self-discipline. Honestly, I wouldn’t know where to start if at least the basement layout and stairs weren’t already defined. I see no blessing at all, only a curse. You’ve already been given a huge advantage because the existing basement reduces the countless options by half, yet you’re not making use of this enviable benefit. The final decision should have been made long ago; the fear of missing out (FOMO) should have been buried by the end of the dough rising stage at the latest. There must be some kind of virus spreading here—@SandyBlack is even still planning the underfloor heating (I had assumed this family had already passed on all their moving boxes). Such deep relaxation while others in neighboring threads are under adrenaline due to price and interest rate developments is truly astonishing.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
It’s quite surprising to see such deep relaxation here while in other threads prospective builders are stressed out about price and interest rate developments. It seems to me that you are the only one with a problem. Could it be that the issue lies with you?
We are currently planning a major renovation of a house. The schedule allows for the next 2 years. If that’s not enough, we’ll just extend it. Totally relaxed.
K a t j a schrieb:
It seems to me that you are the only one who has a problem with this. Could it be that the issue lies with you? I don’t have any problem with it since I don’t own any shares. I was simply happy for the original poster, knowing they would face a reduced dilemma from an almost endless number of options, which would save time and stress in reaching a decision. That’s why I find it a pity to throw away this advantage. At the same time, I see many homebuyers who are worried about their decisions being overtaken by market developments. I think a bit of head shaking is justified.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
M
Mal Bauen24 Jan 2024 00:33evelinoz schrieb:
Are you aware that the island is very small? Some would call it more of a side table than a kitchen island.
[ATTACH alt="grundriss-neubau-auf-bungalow-bestandskeller-15-geschossige-652506-1.png"]83825[/ATTACH]Yes, we also noticed that as a downside, which is why we are aiming for a peninsula, as mentioned in post #79. It should look something like this, with an island approximately 2.10 m (7 feet) long:
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