ᐅ Floor Plan for a Single-Family Home, 240 m², with Partially Built-Over Garage
Created on: 3 Dec 2023 13:51
H
Haus 42
Hello everyone,
My wife and I are currently favoring the attached design for our house project. It is our own concept, inspired by forum discussions, catalogs, and model homes, but also discussed with architects and now unrecognizable compared to the first drafts.
A first detailed drawing is in progress (which may include structural and building services adjustments), so general criticism is welcome, but especially suggestions on potential problem areas or ways to achieve essential improvements through small changes: After all, we don’t want to build an expensive house only to regret it later, but rather invest in meaningful improvements (e.g., bay windows). At the bottom, I have listed some specific concerns.
Framework conditions:
Design:
Notes on the floor plans:
Development:
We had several designs, including with a basement, without construction over the garage (which was recently confirmed as possible), with open space, guest rooms on different sides, a 180° half-landing staircase, etc. – the current approach now seems quite logical to us and despite the naturally high costs, not extravagant. I grew up in a house with a full basement and converted attic, and the plan tries to provide similar spaces over two floors.
Ground floor details:
Upper floor details:
Concerns / Questions
We look forward to your comments!
My wife and I are currently favoring the attached design for our house project. It is our own concept, inspired by forum discussions, catalogs, and model homes, but also discussed with architects and now unrecognizable compared to the first drafts.
A first detailed drawing is in progress (which may include structural and building services adjustments), so general criticism is welcome, but especially suggestions on potential problem areas or ways to achieve essential improvements through small changes: After all, we don’t want to build an expensive house only to regret it later, but rather invest in meaningful improvements (e.g., bay windows). At the bottom, I have listed some specific concerns.
Framework conditions:
- Planned residents: two adults (working days home/office: 2/3 and 3/2), two (initially small) children, two cats, guests staying several weeks per year.
- Conditions: Small-town new development area in Mecklenburg-Vorpommern, site coverage ratio 0.35, maximum one full story, eaves height max. 5m (16 ft 5 in), gable or half-hipped roof with 20°–50° pitch, minimum distance to street 5m (16 ft 5 in), to neighbors 3m (10 ft).
- Plot: 938 m² (10,094 sq ft), essentially flat, with utility garden and play lawn.
- Neighboring plots: Northeast (“right”) already developed (close to road and at distance from us, since their garage is on the side facing away from us), southwest (“left”) not yet sold.
Design:
- Footprint: approx. 15.5m×11m (51 ft × 36 ft) + garage overhang 2m×8m (6 ft 7 in × 26 ft), garage-boundary distance 1m (3 ft 3 in)
- Living and utility space: ground floor approx. 115 m² (1,238 sq ft), upper floor approx. 125 m² (1,345 sq ft), garage approx. 40 m² (430 sq ft)
- Ceiling height: ground floor approx. 2.60m (8 ft 6 in), upper floor approx. 2.50m (8 ft 2 in)
- Building services: ventilation system, photovoltaic panels on southeast roof, underfloor heating powered by air-source heat pump everywhere except garage/attic.
- Location: the house should be as close to the street as possible (see plan) with the main entrance facing it (southeast), to maximize garden space.
- Gable roof: rather flat (25°) to allow for a high knee wall (>1.20m (3 ft 11 in)), attic therefore only used for storage.
- We are foregoing a basement in favor of a larger footprint, which also enables a barrier-free guest area.
- Ground floor: the living area should get both sunlight and garden views, so it must be on the west side.
- Upper floor: usability of space is the priority, so we accept the narrow corridor (approx. 1.5m×8m (4 ft 11 in × 26 ft)). Still, generous dormers, including in the stairwell, should provide enough daylight.
- Exterior walls are brick-clad, interior rather modern: white walls/kitchen fronts, tiled floors on the ground floor, PVC on the upper floor.
Notes on the floor plans:
- Area measurements do not account for sloping ceilings on the upper floor.
- ⚡ means high-voltage electricity, W (waste) water
Development:
We had several designs, including with a basement, without construction over the garage (which was recently confirmed as possible), with open space, guest rooms on different sides, a 180° half-landing staircase, etc. – the current approach now seems quite logical to us and despite the naturally high costs, not extravagant. I grew up in a house with a full basement and converted attic, and the plan tries to provide similar spaces over two floors.
- What we like: the bright living room, purely functional generous sizing everywhere, especially for guests and thanks to the large room upstairs, the access from the garage.
- What we don’t like: see also the “Concerns” listed at the bottom. Otherwise, the “very generous” house (architect’s comment) might have few ‘eye-catchers’ for its price, e.g., no gallery or two bathrooms upstairs instead of one large. Therefore, general suggestions are welcome on how to enhance the design beyond the floor plan, for instance through lighting, mirrors, windows, external design.
Ground floor details:
- Living room with window fronts each with a door leading to terraces in the southwest (for sunlight) and northwest (toward the garden).
- Kitchen open to the living area; appliances located in a central niche—therefore, to minimize noise, the oven/microwave are there instead of the refrigerator.
- Room behind kitchen (separated by a slightly hidden door) serves as storage and a place for some kitchen appliances and an additional worktop.
- From the hallway, a doorless passage to the living room, doors to guest room, guest toilet, and utility room, also from there access to the garage.
- Large guest room with barrier-free bathroom and external access, potentially a one-room separate apartment.
- Garage for one car, e-scooter/bicycles and as a workshop/storage room, for example for garden tools.
Upper floor details:
- Children’s rooms on the sunnier gable side.
- Children’s bathroom with bathtub, master bathroom with washing machine/dryer (but space in utility room to allow for changes).
- Long dormers above bathrooms/stairwell and fitness/hobby room; no other roof windows.
- Access to attic via fitness/hobby room.
Concerns / Questions
- The (currently half-landing) staircase may need to be spiral to allow doors to fit under its end. Is preserving the half-landing for climbing safety worth a bay window?
- Prefabricated houses often have bay windows, although they might be energetically disadvantageous. Are they mainly for aesthetics, or have we missed practical opportunities by not including any?
- Is the staircase too close to the entrance, e.g., regarding dirt distribution?
- We would like remote/central control for roller shutters on all burglary-relevant windows. Would narrow windows be acceptable in the utility room, guest bathroom, and ground floor toilet, to prevent break-ins? Does anyone have experience with this?
- With a 25° pitch and 1.20m (3 ft 11 in) knee wall, is an overhanging roof suitable as a cover for the entrance and/or terrace without causing too much shading? What other canopy options would make sense, especially since the terrace is on the exposure-prone side?
- To prevent bicycles from scratching the car in the garage, should it be widened? This would reduce the remaining strip on the southwest side, where the tightest boundary distance (at the west corner, “top left”) is currently about 5m (16 ft 5 in).
- Is a TV placed directly next to the window front a problem due to the northwest orientation?
- Should the pantry behind the kitchen have a second sink?
- Would it be better to fill the garden-facing dormer entirely with windows rather than leaving corners open as planned?
- Which windows should be included in the bathroom dormer considering there are houses on the opposite side of the street?
We look forward to your comments!
H
HeimatBauer11 Dec 2023 08:08As the driver on the highway said when a wrong-way driver was warned about ahead: "ONE wrong-way driver? THOUSANDS!"
K a t j a schrieb:
Maybe it needs to be said very clearly: No, there is no fundamental rejection of original designs. However, there is rejection of self-designed plans when there is a complete lack of talent. Even then, nothing is outright "rejected" here. Every design is reviewed, including an assessment of the author’s planning skills. If you see that the author intends to go to the cathedral but ends up in front of the convention center, you direct them to the correct route, the Deutzer Bridge. But if they want to go to the English Garden and mistake the Alster for the Isar, a reassuring pat on the back and a “you’ll manage!” won’t help.
K a t j a schrieb:
Then it’s a waste of time for everyone involved, and even worse: there is a risk you might actually build that rubbish. Since we all care about each other here, of course we don’t want you to burn your hard-earned money and only realize the mistake once it’s too late. Exactly. If the original poster tells the general contractor, "please move the staircase away from in front of the doorway, you may also use a bay window," then the contractor will do it (even though an approval stamp on this nonsense wouldn’t mean the quality was professionally and thoroughly checked with a positive result—although the bill will include no discount for that).
That’s why I don’t agree with the suggestion
HeimatBauer schrieb:
My advice to the original poster: Build the house exactly as you want it. You want it, you get it. Nobody inside has to be happy except you. as good advice for the original poster’s happiness; rather, it only spares readers from seeing the dead design on life support. But we can also just move on—into the next room—with patients who will improve if they continue to follow medical or nursing advice as faithfully as they have.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
In case anyone is still following this thread: The partial construction over the garage was deemed by the city to be unauthorized (without the neighbors’ approval). Therefore, I (1) revisited the design myself, (2) had it improved by an architect, and (3) the same architect created two variations of his own design. As predicted earlier by the architectural psychologists here, I prefer the further development of my own design—but I can definitely explain the reasons (see next post).
For documentation of the development process, here is my approach without any construction over the garage:
Now the improved design by the architect (yes, a “proper” qualified freelancer), although somewhat “over-improved” by incorporating change requests:
What I most doubt is the window front on the southwest side (left). The architect recommended moving the ground floor WC next to the guest bathroom to avoid construction and possible repair costs. As with so many questions, I am not sure whether the consensus here would be “Certainly, no water pipes under expensive tiles” or “Never install a WC without a window unless absolutely necessary.”
For documentation of the development process, here is my approach without any construction over the garage:
Now the improved design by the architect (yes, a “proper” qualified freelancer), although somewhat “over-improved” by incorporating change requests:
What I most doubt is the window front on the southwest side (left). The architect recommended moving the ground floor WC next to the guest bathroom to avoid construction and possible repair costs. As with so many questions, I am not sure whether the consensus here would be “Certainly, no water pipes under expensive tiles” or “Never install a WC without a window unless absolutely necessary.”
Here are the two variations of the architect’s design:
I actually find these concepts elegant, with the division into wide and narrow layouts on the upper floor as well as the large, bright living area and the 16m (52.5 ft) view from the entrance. But I see the following drawbacks:
I actually find these concepts elegant, with the division into wide and narrow layouts on the upper floor as well as the large, bright living area and the 16m (52.5 ft) view from the entrance. But I see the following drawbacks:
- The “work corner” is based on a vaguely defined requirement—it should just be a corner, but I had imagined it within a room, not in the hallway. Probably a dedicated home office is really the only proper solution anyway.
- The sofa area is not very cozy.
- In option A, the garden is quite divided (with a rather dark spot behind the garage), and the roof ridge orientation does not match the neighboring buildings.
- In option B, there is little garden space on the southwest side, and the children’s rooms receive little afternoon sunlight.
H
hanghaus202319 Jan 2024 12:56This way, you get the best southwest-facing garden.
Swap the stairs and the technical room, then you’ll have the workspace in the corner upstairs.
Somehow, your bathrooms are always located above the living and dining area. Is there a better solution? Do the bathrooms have skylights?
The fitness and guest area will cost you at least 150,000. What does the budget say about that?
Swap the stairs and the technical room, then you’ll have the workspace in the corner upstairs.
Somehow, your bathrooms are always located above the living and dining area. Is there a better solution? Do the bathrooms have skylights?
The fitness and guest area will cost you at least 150,000. What does the budget say about that?
Haus 42 schrieb:
Now the design improved by the architect (yes, a "real" independent professional with a degree), even though it might have been complicated further by implementing requested changes: Glop, glop. Good job, I vote to save version 2. Dough resting, setting the course, keep going!
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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