Dear all, I have been following the discussions in this forum for some time and find the feedback on individual questions very helpful. We are building for the first time – with all the knowledge gaps that come with it… ;-)
Our plot is challenging because it is triangular, narrow, and has a requirement of 4m (13 feet) setbacks at the front building line and 20m (66 feet) to the tip. However, the orientation is great, and we have a beautiful distant view. We want to preserve as much garden space as possible and also enjoy an unobstructed view of nature and maximum sunlight – from sunrise to sunset. That’s why we are considering a partly “floating” living area on the upper floor with a terrace and access to the garden. Direct access from the ground floor to the garden is not a priority for us.
Due to building regulations, a large portion to the east remains undevelopable or possibly usable for outbuildings. Access is intended through this area, which will become the front garden. The house should be wheelchair accessible. The space should be used optimally, with plenty of storage, flexible, multifunctional rooms, and large floor-to-ceiling windows/doors or fixed glazing.
What do you think of our ideas? What weaknesses do you see?
Thanks in advance for any honest criticism and suggestions.
Development plan
Plot size – 590m2 (6350 sq ft)
Slight slope and southwest orientation
Maximum height – 8m (26 feet)
Client requirements
Clear lines, flat or shed roof
Floors – ground floor, upper floor, attic, total approx. 190m2 (2045 sq ft)
Occupants – 2 people in their prime and 2 dogs
Office: home office
Annual guest sleepers – 5 to 10
Open architecture
Construction method – modern design, clear and minimal shapes with interesting accents and deliberate contrasts that give the house a discreet uniqueness (facade, materials, etc.)
Open kitchen, possibly an island, but with some visual screening (bar or similar)
Number of dining seats – 8
Fireplace – ideally as a room divider between living and dining areas
Music/sound wall – soundbar at the TV, additional speakers distributed throughout the house
Balcony, roof terrace – on upper floor and attic
Carport for 2 cars
House design
Architect’s plan
Ground floor – entrance, utility rooms, fitness/work/guest room, bathroom & sauna
Upper floor – living, cooking & dining, close to nature, sunny, cozy, “public area,” terrace
Attic – bedrooms, sunny private retreat area, terrace
Garden – ideally visually extended, covered terrace, biotope near the terrace
What do you particularly like?
The open living-dining area on the first floor, the floor-to-ceiling windows, the path of the sun through the living area.
What do you not like?
We feel the room layout could be better, and maybe the same living feeling can be achieved with less square footage.
On the ground floor, only the sauna is shown; shower, sink, and toilet are still missing. The large room for fitness/work/guest use seems a bit oversized.
Preferred heating technology: geothermal probes and photovoltaic panels on the roof
Attachments: site plan, floor plans, exterior view
Our plot is challenging because it is triangular, narrow, and has a requirement of 4m (13 feet) setbacks at the front building line and 20m (66 feet) to the tip. However, the orientation is great, and we have a beautiful distant view. We want to preserve as much garden space as possible and also enjoy an unobstructed view of nature and maximum sunlight – from sunrise to sunset. That’s why we are considering a partly “floating” living area on the upper floor with a terrace and access to the garden. Direct access from the ground floor to the garden is not a priority for us.
Due to building regulations, a large portion to the east remains undevelopable or possibly usable for outbuildings. Access is intended through this area, which will become the front garden. The house should be wheelchair accessible. The space should be used optimally, with plenty of storage, flexible, multifunctional rooms, and large floor-to-ceiling windows/doors or fixed glazing.
What do you think of our ideas? What weaknesses do you see?
Thanks in advance for any honest criticism and suggestions.
Development plan
Plot size – 590m2 (6350 sq ft)
Slight slope and southwest orientation
Maximum height – 8m (26 feet)
Client requirements
Clear lines, flat or shed roof
Floors – ground floor, upper floor, attic, total approx. 190m2 (2045 sq ft)
Occupants – 2 people in their prime and 2 dogs
Office: home office
Annual guest sleepers – 5 to 10
Open architecture
Construction method – modern design, clear and minimal shapes with interesting accents and deliberate contrasts that give the house a discreet uniqueness (facade, materials, etc.)
Open kitchen, possibly an island, but with some visual screening (bar or similar)
Number of dining seats – 8
Fireplace – ideally as a room divider between living and dining areas
Music/sound wall – soundbar at the TV, additional speakers distributed throughout the house
Balcony, roof terrace – on upper floor and attic
Carport for 2 cars
House design
Architect’s plan
Ground floor – entrance, utility rooms, fitness/work/guest room, bathroom & sauna
Upper floor – living, cooking & dining, close to nature, sunny, cozy, “public area,” terrace
Attic – bedrooms, sunny private retreat area, terrace
Garden – ideally visually extended, covered terrace, biotope near the terrace
What do you particularly like?
The open living-dining area on the first floor, the floor-to-ceiling windows, the path of the sun through the living area.
What do you not like?
We feel the room layout could be better, and maybe the same living feeling can be achieved with less square footage.
On the ground floor, only the sauna is shown; shower, sink, and toilet are still missing. The large room for fitness/work/guest use seems a bit oversized.
Preferred heating technology: geothermal probes and photovoltaic panels on the roof
Attachments: site plan, floor plans, exterior view
Dimensions are missing. The house is not accessible at all and not suitable for seniors with disabilities.
The elevator is an expensive solution to the obvious problem. However, the house will not be livable at that time without major modifications.
The bathrooms and toilets are only usable for healthy people. Using a walker or needing assistance on the toilet is not possible.
I also find the two toilets very small. For a spacious house, the toilets are reminiscent of the tightness of a portable toilet.
I fear your cost-saving measures are actually driving prices up because they are not standard. @rick2018 can probably provide some insights. Prices have been rising rapidly for some time now. You can either double your budget or reduce the size of the house as suggested by @ypg.
The elevator is an expensive solution to the obvious problem. However, the house will not be livable at that time without major modifications.
The bathrooms and toilets are only usable for healthy people. Using a walker or needing assistance on the toilet is not possible.
I also find the two toilets very small. For a spacious house, the toilets are reminiscent of the tightness of a portable toilet.
I fear your cost-saving measures are actually driving prices up because they are not standard. @rick2018 can probably provide some insights. Prices have been rising rapidly for some time now. You can either double your budget or reduce the size of the house as suggested by @ypg.
ypg schrieb:
… that architects can apply several different calculation methods …
So, can I assume that my questions won’t be answered?The cost estimate we have was calculated based on net floor area (NFA), gross floor area (GFA), and gross building volume (GBV) and then averaged.
I answer each of your questions. However, I find the recurring comments (not from you) along the lines of "that will never work out" without any substantive input rather careless.
@Sunny_OE how is the architect’s fee calculated?
What does work phases 1-4 cost?
Maybe a fixed price makes sense, then this item would be settled in advance.
For the planning including the building permit / planning permission, I also got a fixed price for our house. Billing according to HOAI, it was somehow incredibly expensive?!
What does work phases 1-4 cost?
Maybe a fixed price makes sense, then this item would be settled in advance.
For the planning including the building permit / planning permission, I also got a fixed price for our house. Billing according to HOAI, it was somehow incredibly expensive?!
Sunny_OE schrieb:
The cost estimate we have was calculated based on NNF, GFA, and GBA and then averaged.That may be true, but these are just formulas. We have partially reviewed the drawings. Key factors that do not correspond to the "usual" standard include:- The setbacks and projections with a supported lower level
- the continuous room size without columns, which requires higher structural demands
- the glass railings
- the elevator
- the many large!!! window areas, which, even if fixed glazing, require additional installation effort
- and then the many other financing/construction contract contributions here in the forum, which provide a certain overview of what is currently achievable for which price
The last point in particular is why you often see the assessment "not feasible for the price," because the author has seen the requirements/drawings and basically summarizes the experience in this key sentence. And the fact that there are quite a few users saying this should really make you think.
N
Neubau202214 Aug 2022 08:03Sunny_OE schrieb:
The cost estimate we have was calculated based on net floor area (NFA), gross floor area (GFA), and gross volume (GV), then averaged.
I answer each of your questions. I just consider any nth comment (not from you) along the lines of "that will never work out" without any constructive input to be careless. Just read through the plans and the price per square meter. Why would it be cheaper for you than in the rest of Germany, especially with a pool, elevator, etc.? Even though you are already 58 (I’m only 44), you trust your architect too much when it comes to cost calculations. That’s a bit naive. I double-check everything with my general contractor, even with a fixed-price contract. Because over €500,000 (about $540,000) is not exactly pocket change for me :-)