ᐅ Floor plan of a detached single-family house with 2,585 sq ft, including a 807 sq ft granny flat and a garage
Created on: 13 Nov 2024 19:36
K
Koehler
Hello everyone,
we want to build a house. I was able to get the plot from my mother, and in return, she will have her own apartment (granny flat) within the house. There will be two separate entrance doors to the house as a precaution. My previous post was here, but personal, political, and building authority issues have caused significant delays, which have had both positive and negative effects.
Development Plan / Restrictions (Requests from the Building Authority since there is no formal development plan)
Plot size: approx. 1300m² (at least 1/4 for the granny flat)
Slope: none
Floor area ratio: no formal development plan
Site coverage ratio: no formal development plan
Building envelope, building line and boundary: no formal development plan, but the building authority requests at least 3 meters (10 feet) from the street
Peripheral construction: maximum 9.0 m (30 feet) for garages up to 3.0 m (10 feet) high
Number of parking spaces: 2
Number of floors: two floors without a finished attic
Roof style: preliminary building application was for a gable roof with no dormers; according to the building authority, maximum roof pitch is 35°
Architectural style: no specification
Orientation: no specification
Maximum height/limits: 10.20 m (33.5 feet) (in discussions with the building authority, please not higher than 10.5 m (34.4 feet))
Other requirements: residential building should not become larger
Homeowners’ Requirements
Architectural style, roof shape, building type: gable roof
Basement, floors: 2 full floors
Number of people, age: currently 1+1 persons, 36 (myself) and mother 60 (granny flat occupant)
Space requirements on ground floor and upper floor: self: 240m² (2583 sq ft) + granny flat: 75m² (807 sq ft)
Office: family use or home office? both home office
Guests per year: occasionally 2 adults + 2 children
Open or closed design: open design
Traditional or modern construction: rather modern construction
Open kitchen, kitchen island: both with open kitchen and kitchen island
Number of dining seats: 6 own + 4 in granny flat
Fireplace: yes, in both apartments
Music/stereo wall: no
Balcony, roof terrace: not necessary
Garage, carport: garage, no garage or carport for granny flat
Utility garden, greenhouse: no
Other wishes / special features / daily routine, including reasons for certain preferences:
House Design
Who designed it: DIY by myself, now finalized by architect
What do you like most and why? Majority of walls overlap
What do you dislike and why? Now only the chimney remains in the granny flat or upper floor
Price estimate according to architect/planner: not available yet
Personal budget limit for house including features: (total) 700,000 + significant own contribution and family help
Preferred heating technology: fireplace and air heat pump
If you have to give up something, which details/extensions
-can you give up: second floor and garage will be built later
-can you not give up: fireplace in both apartments
Why is the design as it is now? e.g.
Standard design by planner? Plan from Virtus, Team Massivhaus, and own ideas
Corresponding / which wishes were implemented by the architect?
My apartment:
Granny flat:
Wishes:
What do you think makes it particularly good or bad?
Bad:
What is the most important/basic question about the floor plan in 130 characters?
we want to build a house. I was able to get the plot from my mother, and in return, she will have her own apartment (granny flat) within the house. There will be two separate entrance doors to the house as a precaution. My previous post was here, but personal, political, and building authority issues have caused significant delays, which have had both positive and negative effects.
Development Plan / Restrictions (Requests from the Building Authority since there is no formal development plan)
Plot size: approx. 1300m² (at least 1/4 for the granny flat)
Slope: none
Floor area ratio: no formal development plan
Site coverage ratio: no formal development plan
Building envelope, building line and boundary: no formal development plan, but the building authority requests at least 3 meters (10 feet) from the street
Peripheral construction: maximum 9.0 m (30 feet) for garages up to 3.0 m (10 feet) high
Number of parking spaces: 2
Number of floors: two floors without a finished attic
Roof style: preliminary building application was for a gable roof with no dormers; according to the building authority, maximum roof pitch is 35°
Architectural style: no specification
Orientation: no specification
Maximum height/limits: 10.20 m (33.5 feet) (in discussions with the building authority, please not higher than 10.5 m (34.4 feet))
Other requirements: residential building should not become larger
Homeowners’ Requirements
Architectural style, roof shape, building type: gable roof
Basement, floors: 2 full floors
Number of people, age: currently 1+1 persons, 36 (myself) and mother 60 (granny flat occupant)
Space requirements on ground floor and upper floor: self: 240m² (2583 sq ft) + granny flat: 75m² (807 sq ft)
Office: family use or home office? both home office
Guests per year: occasionally 2 adults + 2 children
Open or closed design: open design
Traditional or modern construction: rather modern construction
Open kitchen, kitchen island: both with open kitchen and kitchen island
Number of dining seats: 6 own + 4 in granny flat
Fireplace: yes, in both apartments
Music/stereo wall: no
Balcony, roof terrace: not necessary
Garage, carport: garage, no garage or carport for granny flat
Utility garden, greenhouse: no
Other wishes / special features / daily routine, including reasons for certain preferences:
- No skylights
- Solar panels later
- Option for holiday apartment at a later stage
House Design
Who designed it: DIY by myself, now finalized by architect
What do you like most and why? Majority of walls overlap
What do you dislike and why? Now only the chimney remains in the granny flat or upper floor
Price estimate according to architect/planner: not available yet
Personal budget limit for house including features: (total) 700,000 + significant own contribution and family help
Preferred heating technology: fireplace and air heat pump
If you have to give up something, which details/extensions
-can you give up: second floor and garage will be built later
-can you not give up: fireplace in both apartments
Why is the design as it is now? e.g.
Standard design by planner? Plan from Virtus, Team Massivhaus, and own ideas
Corresponding / which wishes were implemented by the architect?
My apartment:
- Parents’ bedroom (only one door) + dressing room + private bathroom (shower and large bathtub)
- 3 children’s rooms (min. 16m² (172 sq ft)) with separate bathroom (shower + bathtub)
- 2 offices
- Living room (min. 20m² (215 sq ft)) with fireplace
- Kitchen (min. 15m² (161 sq ft)) + kitchen island
- Dining room for 5 persons
- Bathroom downstairs + shower
- 1 sauna inside in the attic (or outside)
Granny flat:
- Standard with office
Wishes:
- A separate room/hallway between bathroom and living areas
- All rooms to have windows (at least the bathrooms)
- Laundry room (upstairs or attic)
- Access to garden (west and north)
What do you think makes it particularly good or bad?
- Good: almost symmetrical arrangement of windows and doors
- Separation into up to 4 sections possible later in case of emergency
- Bedroom and laundry room upstairs to avoid carrying laundry through whole apartment
- No skylights
- All bathrooms have windows
Bad:
- Office downstairs can only be used as bedroom if storage is built under the stairs
- Since the driveway is on the south side, the house has now been rotated
What is the most important/basic question about the floor plan in 130 characters?
- Was anything overlooked in the plan?
- Where should the chimney in the granny flat be placed?
- Is the dressing room too large?
- Should the garage be rotated?
hanghaus2023 schrieb:
In my opinion, you don’t need a parking space at all. But there might be a regulation that specifies how many parking spaces are required per residential unit. Often it is 2 per unit, so 8 in total. Unfortunately or fortunately, there is no regulation here. I have to prove at least one driveway where at least two vehicles can be parked for the two residential units.
haydee schrieb:
I understand less and less how someone can build such an oversized, impractical box. Especially when money is not unlimited. That’s why I don’t want to build the entire house at once but in a modular way. I also don’t want to rent it out, but I want to think about the future. I can’t cover everything, but the house can reflect one or two scenarios.
nordanney schrieb:
And you need a development plan that even allows multi-family houses. Since we are planning a single-family house with a granny flat and not a multi-family house, that is irrelevant for us.
hanghaus2023 schrieb:
In my opinion, there is no development plan. That’s why I asked about the surroundings. Unfortunately, I received a rather insufficient answer. The left neighbor is definitely much smaller. Building lines can’t really be identified either. It is a village in the east where there are no regulations, and so far everyone has built however they wanted. Besides the building height, what other information do you need?
I had assumed someone would tell me what I absolutely need to improve instead of a discussion about possible building regulations or family plans. In my opinion, the tone has become friendlier now. If anyone has a suggestion for the chimney, which currently blocks the door upstairs, I would be very grateful.
N
nordanney16 Nov 2024 21:49Koehler schrieb:
Since we are planning a single-family house with a granny flat and not a multi-family house, this is irrelevant for us. Then plan a single-family or two-family house – but forget about the possible division into four units. That is prohibited, and you can plan effectively.
Koehler schrieb:
It is a village in the east where there are no regulations and so far everyone has built as they pleased. This is called 34 zoning. It doesn’t mean anyone can build whatever they want.
Koehler schrieb:
Unfortunately, I assumed someone would still tell me what I absolutely need to improve. Everything, if you want a comfortable home.
Koehler schrieb:
If anyone has a suggestion for the chimney, which is currently blocking the door on the upper floor, I would be very grateful.Move it, the house hasn’t been built yet anyway.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
You need to provide some context about your personal situation for others to truly understand and contribute. Usually, this involves a young family with a certain number of children, which brings similar needs and a common desire to reduce costs—this naturally leads to a discussion.
You would also receive active participation, but for that, much more information about your personal background and intentions is necessary.
A house for just you and a mother’s apartment with 315 sqm (3400 sq ft) doesn’t make sense without additional context. Then you mention several "guests," but it makes a difference whether these guests are your own children at certain ages, for whom you might want to create a specific arrangement, or if you have a particular hobby, etc. Without such detailed information, meaningful participation is not possible. Naturally, people here tend to question the high need for expensive living space because in 100% of cases, it is also about limiting the costs of a house.
A self-build contribution (DIY work) should also be clearly defined.
Is the secondary apartment, your own unit, or both intended for a planned renovation (already pre-planned now)?
Of course, it is unrealistic to say that 580K would be enough for a “complete” 315 sqm (3400 sq ft) house. That’s what people will tell you. You would need to describe that in more detail for others to understand. No one wants to know your private life, but this information is necessary to contribute meaningfully.
Suddenly seven occupants—that came up later—and here it is important to know who these people are and what their needs might be. Are they always present? Children? Visitors? Etc.
What was the architect’s reasoning?
Not least for cost reasons, people usually look for possibilities to use a room for multiple purposes.
A polite answer is something different; in my opinion, you felt unnecessarily offended.
And how should anyone know that if you hadn’t mentioned it before? You are complaining that people don’t know your thoughts in advance.
“Modular” is a flexible term, and you apparently do not define it in a universally understandable way. The term would generally suggest an interrelated system of modules for a specific type of use, which is not recognizable here. The rooms are neither designed nor specifically furnished, so nothing is modular in that respect. Simply planning to install a partition wall later does not make it modular construction.
Doors alone are not enough; otherwise, you would end up with trapped rooms. Windows, access routes, and electrical wiring must also be appropriate. Of course, many things can be done, but to allow for later adaptation if needed, you must consider these scenarios and possibly prepare for them in advance. But for that, you need to specify the possible scenarios.
As already mentioned, you should describe your modular approach if you want anyone here to participate or explain what the modular function is in your current plan.
Earlier, I clearly read about renting it as a vacation rental; when is that planned? Just for fun or to cover some financial needs? What do you mean by “thinking about the future”? To cushion something structurally or otherwise in life, you must know what you want to achieve and plan ahead accordingly. Simply building big or many rooms is not helpful.
Yes, which ones...? There are thousands, and understandably, everyone has a different idea.
You can only improve something if you provide the necessary context—that means knowing the background and intentions behind your project.
Given the multiple similar responses and the fact that floor plans and building projects have been discussed constructively here for years, you might consider addressing each question precisely and not reacting defensively, as if you feel attacked; no one here is doing that.
Just try it—you have nothing to lose and much to gain in knowledge and experience from participating builders and professionals here. Simply assume that everyone here wants to help you and, just like you, carries their own issues with them.
You would also receive active participation, but for that, much more information about your personal background and intentions is necessary.
A house for just you and a mother’s apartment with 315 sqm (3400 sq ft) doesn’t make sense without additional context. Then you mention several "guests," but it makes a difference whether these guests are your own children at certain ages, for whom you might want to create a specific arrangement, or if you have a particular hobby, etc. Without such detailed information, meaningful participation is not possible. Naturally, people here tend to question the high need for expensive living space because in 100% of cases, it is also about limiting the costs of a house.
A self-build contribution (DIY work) should also be clearly defined.
Koehler schrieb:
later the option for a vacation rental
Is the secondary apartment, your own unit, or both intended for a planned renovation (already pre-planned now)?
Koehler schrieb:
With general contractors, we ended up at 580K for the complete house, so part of the house for 700K seems quite possible.
Of course, it is unrealistic to say that 580K would be enough for a “complete” 315 sqm (3400 sq ft) house. That’s what people will tell you. You would need to describe that in more detail for others to understand. No one wants to know your private life, but this information is necessary to contribute meaningfully.
Koehler schrieb:
I am planning a house for up to 7 people…
Suddenly seven occupants—that came up later—and here it is important to know who these people are and what their needs might be. Are they always present? Children? Visitors? Etc.
Koehler schrieb:
…where another architect rejected it in a preliminary discussion.
What was the architect’s reasoning?
Koehler schrieb:
The guest room is for guests, not for aging. Otherwise, it would probably be called an “aging room.”
Not least for cost reasons, people usually look for possibilities to use a room for multiple purposes.
A polite answer is something different; in my opinion, you felt unnecessarily offended.
Koehler schrieb:
When I’m old and gray, I would move into the secondary apartment, just like with the bathroom. It’s only for the first two years and then at most for guests, but I understand that an open bathroom right in the living room would obviously be better for you?!?
And how should anyone know that if you hadn’t mentioned it before? You are complaining that people don’t know your thoughts in advance.
Koehler schrieb:
Yes, exactly—that was the goal: to design everything modularly.
“Modular” is a flexible term, and you apparently do not define it in a universally understandable way. The term would generally suggest an interrelated system of modules for a specific type of use, which is not recognizable here. The rooms are neither designed nor specifically furnished, so nothing is modular in that respect. Simply planning to install a partition wall later does not make it modular construction.
Koehler schrieb:
Um, okay, maybe you understand “dividing” differently than I do, but the layout is quite obvious. Depending on the division, only short drywall partitions with doors would need to be built.
Doors alone are not enough; otherwise, you would end up with trapped rooms. Windows, access routes, and electrical wiring must also be appropriate. Of course, many things can be done, but to allow for later adaptation if needed, you must consider these scenarios and possibly prepare for them in advance. But for that, you need to specify the possible scenarios.
Koehler schrieb:
That’s why I don’t want to build the entire house but modularly.
As already mentioned, you should describe your modular approach if you want anyone here to participate or explain what the modular function is in your current plan.
Koehler schrieb:
I also don’t want to rent it out, but still want to think about the future.
Earlier, I clearly read about renting it as a vacation rental; when is that planned? Just for fun or to cover some financial needs? What do you mean by “thinking about the future”? To cushion something structurally or otherwise in life, you must know what you want to achieve and plan ahead accordingly. Simply building big or many rooms is not helpful.
Koehler schrieb:
But the house can already reflect one or two scenarios.
Yes, which ones...? There are thousands, and understandably, everyone has a different idea.
Koehler schrieb:
I unfortunately assumed someone would tell me what I absolutely need to improve, not start a discussion about possible building regulations or family planning.
You can only improve something if you provide the necessary context—that means knowing the background and intentions behind your project.
Given the multiple similar responses and the fact that floor plans and building projects have been discussed constructively here for years, you might consider addressing each question precisely and not reacting defensively, as if you feel attacked; no one here is doing that.
Just try it—you have nothing to lose and much to gain in knowledge and experience from participating builders and professionals here. Simply assume that everyone here wants to help you and, just like you, carries their own issues with them.
H
hanghaus202317 Nov 2024 11:09I assume the builder’s planner doesn’t see a practical solution there either. I notice the furniture layout is missing, especially where the fireplace is supposed to go. Then it would also be possible to comment on the chimneys.
Is the village in Mecklenburg-Vorpommern so popular that holiday apartments are being planned? Have you checked whether something like that is allowed on your property?
I would never want vacation guests to pass through my living area to get to the upper floor. Especially not with such an open staircase.
Is the village in Mecklenburg-Vorpommern so popular that holiday apartments are being planned? Have you checked whether something like that is allowed on your property?
I would never want vacation guests to pass through my living area to get to the upper floor. Especially not with such an open staircase.
I can partly understand your frustration that some people here tend to dismiss and ridicule anything that differs from their own ideas.
Unfortunately, I can’t provide any input regarding your floor plan, but you should definitely create a detailed cost estimate to stay within your budget. We recently paid just under 700,000 for 175m2 (1,883 sq ft), with some DIY work and minor landscaping included, so I consider that quite ambitious for this area.
Unfortunately, I can’t provide any input regarding your floor plan, but you should definitely create a detailed cost estimate to stay within your budget. We recently paid just under 700,000 for 175m2 (1,883 sq ft), with some DIY work and minor landscaping included, so I consider that quite ambitious for this area.
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