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?
K a t j a schrieb:
That would result in a ceiling plus floor construction of 48 cm (19 inches). What is that supposed to be – a bunker? Usually, it's a bit over 30 cm (12 inches) all in. I was already looking forward to the 2.70 m (8 ft 10 in) ceiling height for you... In the current planning documents, the ceiling is specified as 20 cm (8 inches) thick with an additional 28 cm (11 inches) build-up on top. The underfloor heating, ventilation, and floor covering are planned to go in there.
Bertram100 schrieb:
I think you’re worrying too much about storage space. “Somehow it always works out” means you can fit everything in. Floor-to-ceiling cabinets can hold a surprising amount of stuff.
Most families get along fine with a “normal” house with a normal amount of storage.
As a cyclist, I often find that the parking space for bikes is underrated. I realize now that maybe I’m looking at this the wrong way. It just worries me a bit that there’s no basement and no attic, so I have to store all the clutter (which isn’t much for us) inside the living space. But we’ll think this through again carefully.
The shed doesn’t necessarily have to be used for bikes. There are other options for that space as well.
kbt09 schrieb:
I see storage space like @K a t j a and @Bertram100... It’s really important to plan rooms so that standard-sized cabinets can be installed easily and discreetly. Always make sure there is about 70 cm (28 inches) of space behind doors to make the wall usable for a cabinet. Thanks, we’ll reconsider in that direction. There’s usually a good reason when everyone argues along the same lines. 😉
Pacmansh schrieb:
...above that, a 28cm (11 inches) high structure. The underfloor heating and ventilation will go inside here, plus the flooring.
I think that’s a lot, but if the builder calculated it that way...
Pacmansh schrieb:
In the current planning documents, the ceiling is specified as 20 cm (8 inches), with an additional 28 cm (11 inches) build-up above it. This space is intended for underfloor heating, ventilation, and the floor covering.I would be interested in the exact construction of the 28 cm (11 inches) build-up.
gutentag schrieb:
I’m interested in the exact construction (28cm (11 inches)). Attached is the cross-section I currently have. I was also quite surprised by it, but I don’t think it’s that important. If the floor were 20cm (8 inches) thinner, you might save a step, but the ceiling height wouldn’t increase; instead, the house would just be built lower.
It should be considered that the developer is building three buildings on the property: a multi-family building with 6 residential units plus 2 penthouses, another multi-family building with 4 residential units, and the three terraced houses. I can imagine that the ceiling structure in the terraced houses is similar to the other buildings, even if other options might have been possible.
I also don’t think I can influence the situation here.
Many thanks to everyone for their input so far, especially @K a t j a for her design. We will use the weekend to work through the existing mental blocks and get a clearer understanding of the necessary space requirements.
Many thanks to everyone for their input so far, especially @K a t j a for her design. We will use the weekend to work through the existing mental blocks and get a clearer understanding of the necessary space requirements.
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