ᐅ Floor Plan Optimization for a 160 sqm Townhouse, approx. 145 sqm Usable Living Area
Created on: 9 Mar 2022 23:20
P
Pacmansh
Hello,
We have purchased an end-terrace house from a developer and are currently in the phase where adjustments to the floor plan are still possible. The special aspect of this property is that it is not part of a repeated row house design but a unique build, allowing for somewhat more extensive modifications. The developer owns a plot on the outskirts of town, where three houses will be built: two multi-family buildings with condominiums and a block of three terraced houses. We purchased the easternmost one.
Adjustments are only possible inside due to the developer’s setup. The overall form and size of the house are fixed. However, many of the load-bearing walls, windows, etc., can be changed.
Development Plan / Restrictions
Plot size: approx. 270 sqm (2900 sq ft)
Slope: no
Floor space ratio
Built-up area ratio
Building envelope, building line and boundary
Edge development
Number of parking spaces: 1
Number of floors: 2
Roof type: flat roof
Architectural style
Orientation: south
Maximum heights / limits
Additional requirements
Homeowners' Requirements
Architectural style, roof type, building type
Basement, number of floors
Number of residents, ages: 2 adults (40 and 35 years), 1 child (4 years), another child planned
Space needs on ground floor: kitchen / living / dining room, guest bathroom, utility room, storage room, office / guest room
Space needs upstairs: master bedroom, two children’s rooms, bathroom
Office use: limited home office, should also function as a guest room
Overnight guests per year: family lives further away; visits always include overnight stays, at least 2 overnight guests monthly
Open or closed floor plan
Conservative or modern design
Open kitchen, cooking island: yes
Number of dining seats: current dining table is 220 x 100 cm (87 x 39 inches), which works well for us
Fireplace: no
Music/stereo wall: not necessary
Balcony, roof terrace: yes, see floor plan
Garage, carport: no
Utility garden, greenhouse: no
Additional wishes / special features
House Design
Designed by:
- planner from a construction company / architect
What do you particularly like? Why?
I am referring to version 2, as it addressed some previously criticized points. We are quite satisfied with this plan but still have a few issues and hope for suggestions/ideas. Positive aspects:
- two equally sized children’s rooms upstairs
- larger bathroom than in version 1
- larger living/dining area, although it might still need to be reduced due to space requirements
- practical cloakroom solution
- the southern view. Our small garden is here, with a large field beyond it. The nearest tree in this direction is at least 200-250 m (650–820 ft) away.
What do you dislike? Why?
- guest bathroom on the ground floor lacks a shower
- office/guest room is very small
- missing a clear idea where a TV could go (not very important but something we’d like to consider)
Price estimate according to architect/planner:
Personal price limit for the house, including fittings:
Preferred heating system: an air-to-water heat pump will be installed; the exact location is still flexible.
If you must give up, which details/extensions
-can you do without: bathtub in the upstairs bathroom, slightly smaller living/dining/kitchen area, storage room on the ground floor (the only real storage space)
-cannot do without:
Why is the design as it is now?
Version 1 was the original design from the project planner in the sales brochure. We requested a different layout for the heating/utility room, a somewhat less spacious staircase to gain space in the second children’s room, and a larger bathroom. The storage room should also be accessible from the hallway.
This led to the creation of version 2, with which we are fairly satisfied apart from the points mentioned above.
The planning is still somewhat informal at this stage. A formal planning meeting has yet to take place. An architectural firm will be involved to handle the detailed design. I get the impression that as much planning as possible is being done now since the current planners belong to the developer, and the architectural firm to be hired afterward would be “more expensive.” Overall, I must say that both before and after the purchase, our wishes have been fairly well accommodated and much is being made possible. For example, we were granted additional land area, a neighbor’s shed was moved to allow direct garden access, etc. I am not a professional but find the changes between versions 1 and 2 quite substantial for a developer purchase.
What is the most important/basic question about the floor plan summarized in 130 characters?
Do you see a way to create a guest bathroom with a shower and a larger work/guest room? Are there fundamental flaws in the floor plan?
We have purchased an end-terrace house from a developer and are currently in the phase where adjustments to the floor plan are still possible. The special aspect of this property is that it is not part of a repeated row house design but a unique build, allowing for somewhat more extensive modifications. The developer owns a plot on the outskirts of town, where three houses will be built: two multi-family buildings with condominiums and a block of three terraced houses. We purchased the easternmost one.
Adjustments are only possible inside due to the developer’s setup. The overall form and size of the house are fixed. However, many of the load-bearing walls, windows, etc., can be changed.
Development Plan / Restrictions
Plot size: approx. 270 sqm (2900 sq ft)
Slope: no
Floor space ratio
Built-up area ratio
Building envelope, building line and boundary
Edge development
Number of parking spaces: 1
Number of floors: 2
Roof type: flat roof
Architectural style
Orientation: south
Maximum heights / limits
Additional requirements
Homeowners' Requirements
Architectural style, roof type, building type
Basement, number of floors
Number of residents, ages: 2 adults (40 and 35 years), 1 child (4 years), another child planned
Space needs on ground floor: kitchen / living / dining room, guest bathroom, utility room, storage room, office / guest room
Space needs upstairs: master bedroom, two children’s rooms, bathroom
Office use: limited home office, should also function as a guest room
Overnight guests per year: family lives further away; visits always include overnight stays, at least 2 overnight guests monthly
Open or closed floor plan
Conservative or modern design
Open kitchen, cooking island: yes
Number of dining seats: current dining table is 220 x 100 cm (87 x 39 inches), which works well for us
Fireplace: no
Music/stereo wall: not necessary
Balcony, roof terrace: yes, see floor plan
Garage, carport: no
Utility garden, greenhouse: no
Additional wishes / special features
House Design
Designed by:
- planner from a construction company / architect
What do you particularly like? Why?
I am referring to version 2, as it addressed some previously criticized points. We are quite satisfied with this plan but still have a few issues and hope for suggestions/ideas. Positive aspects:
- two equally sized children’s rooms upstairs
- larger bathroom than in version 1
- larger living/dining area, although it might still need to be reduced due to space requirements
- practical cloakroom solution
- the southern view. Our small garden is here, with a large field beyond it. The nearest tree in this direction is at least 200-250 m (650–820 ft) away.
What do you dislike? Why?
- guest bathroom on the ground floor lacks a shower
- office/guest room is very small
- missing a clear idea where a TV could go (not very important but something we’d like to consider)
Price estimate according to architect/planner:
Personal price limit for the house, including fittings:
Preferred heating system: an air-to-water heat pump will be installed; the exact location is still flexible.
If you must give up, which details/extensions
-can you do without: bathtub in the upstairs bathroom, slightly smaller living/dining/kitchen area, storage room on the ground floor (the only real storage space)
-cannot do without:
Why is the design as it is now?
Version 1 was the original design from the project planner in the sales brochure. We requested a different layout for the heating/utility room, a somewhat less spacious staircase to gain space in the second children’s room, and a larger bathroom. The storage room should also be accessible from the hallway.
This led to the creation of version 2, with which we are fairly satisfied apart from the points mentioned above.
The planning is still somewhat informal at this stage. A formal planning meeting has yet to take place. An architectural firm will be involved to handle the detailed design. I get the impression that as much planning as possible is being done now since the current planners belong to the developer, and the architectural firm to be hired afterward would be “more expensive.” Overall, I must say that both before and after the purchase, our wishes have been fairly well accommodated and much is being made possible. For example, we were granted additional land area, a neighbor’s shed was moved to allow direct garden access, etc. I am not a professional but find the changes between versions 1 and 2 quite substantial for a developer purchase.
What is the most important/basic question about the floor plan summarized in 130 characters?
Do you see a way to create a guest bathroom with a shower and a larger work/guest room? Are there fundamental flaws in the floor plan?
Pacmansh schrieb:
Will do! However, I’m still a bit skeptical about the truce.Well, with that thick slab, you could definitely hide quite a bit of steel reinforcement.We have now received the final design. The structural engineer will calculate the statics, the MEP planner will get back to us regarding the building services, and the changes for the building permit / planning permission will then be submitted. Basically, all the changes according to @K a t j a have been incorporated (the windows are slightly different). I can’t even begin to express how grateful I am! We would never have arrived at such a design on our own with the "architect."
Unfortunately, I can’t say anything about the structural calculations yet. It is now planned without a support, and in my opinion, the structural engineer will have to come up with a solution. But I’m trying to find out what that solution will be.
Thank you, thank you, thank you! I’m curious to see what happens next.
Unfortunately, I can’t say anything about the structural calculations yet. It is now planned without a support, and in my opinion, the structural engineer will have to come up with a solution. But I’m trying to find out what that solution will be.
Thank you, thank you, thank you! I’m curious to see what happens next.
Hello,
we’re still not much wiser, but at least we have received the information that the submitted structural approval assumes no additional support is required inside the building. I wouldn’t have expected that it would take two and a half weeks to get this answer, but then again, I’m not an expert.
we’re still not much wiser, but at least we have received the information that the submitted structural approval assumes no additional support is required inside the building. I wouldn’t have expected that it would take two and a half weeks to get this answer, but then again, I’m not an expert.
Hello, there hasn’t been much progress on our site so far, and we still haven’t had any contact with the architect who is supposed to handle the detailed construction planning. However, trees on the property have already been cleared, and initial work to demolish the building currently on the site has begun. I also interpret the lack of feedback regarding our floor plan changes as an indication that they are not a problem.
I do have a quick question though:
The construction project is planned with a central exhaust system (bathrooms, kitchen, storage rooms) and fresh air supplied through window frame vents. I recently inquired whether a mechanical ventilation with heat recovery system would also be possible and was told by phone that it would likely cost an additional 17,000 € (about $18,000). Without having any detailed information about the device or system at this point, I still considered this surcharge to be quite excessive.
My understanding was that since exhaust ducts already need to be installed, and the ceiling is thick enough to also accommodate some fresh air ducts, this shouldn’t be too complicated to implement.
Am I completely mistaken and is this a reasonable budget range, or is someone just trying to maximize their profit margin?
I do have a quick question though:
The construction project is planned with a central exhaust system (bathrooms, kitchen, storage rooms) and fresh air supplied through window frame vents. I recently inquired whether a mechanical ventilation with heat recovery system would also be possible and was told by phone that it would likely cost an additional 17,000 € (about $18,000). Without having any detailed information about the device or system at this point, I still considered this surcharge to be quite excessive.
My understanding was that since exhaust ducts already need to be installed, and the ceiling is thick enough to also accommodate some fresh air ducts, this shouldn’t be too complicated to implement.
Am I completely mistaken and is this a reasonable budget range, or is someone just trying to maximize their profit margin?
Pacmansh schrieb:
Hello, there hasn’t been much progress on our end, and we still haven’t made contact with the architect responsible for the detailed construction planning. However, trees have already been cleared on the property, and initial demolition work on the existing building has begun. I also interpret the lack of feedback regarding our floor plan changes as an indication that there are no issues.
I have one interim question though:
The project is planned with a central exhaust ventilation system (bathrooms, kitchen, storage rooms) and fresh air supply through window frame vents. I asked whether a mechanical ventilation system with heat recovery would also be possible, and was told over the phone that it could be done for an additional cost of approximately 17,000 € (around 18,000 USD). Without any details about the device or system at this point, I still find this extra charge quite excessive.
My assumption was: the exhaust ducts have to be installed anyway, and the ceiling is thick enough to accommodate several fresh air supply ducts as well. So this shouldn’t be too complicated.
Am I completely mistaken here and is this a typical price range, or is someone just trying to increase their profit margin? The ceiling is probably only as thick as structurally necessary. It is designed once for multiple residential units, so the cost is effectively spread out or minimal per additional unit. The detailed construction plans for nearly every trade would need to be revised just for this one unit. So what you save by standardizing multiple units disappears largely in this case.
And whether the extra charge is justified doesn’t really matter to you, since this is your only available provider and you’ve already signed the contract. The motto here is: take it or leave it. Therefore, the question is: is the additional cost worth it to you?
Pacmansh schrieb:
or is someone trying to optimize their profit margin here?A little defensive pricing is to be expected ;-) (if I remember correctly, your property is part of a "package" of developer residential units, a mix of apartment-style flats and terraced houses, where buyers' appetite for special favors is traditionally kept in check).https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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