Hello dear community,
we are a family of four (2 adults, 2 children) currently planning to build a house. It is quite challenging to find a floor plan with 3 bedrooms plus an office that still fits within an affordable size. Therefore, we have tried out several layouts and look forward to your feedback and comments. This is our initial sketch. Our main goal is to make the most efficient use of the available space. We plan to use this floor plan to obtain comparable offers from home builders.
Thank you in advance!
Development plan / restrictions
Plot size: 420m² (19m x 22m; 62ft x 72ft)
Slope: none
Site coverage ratio: 0.4
Floor area ratio: no specification
Building envelope, building line, and boundary line
Edge development: no
Number of parking spaces: 1.5
Number of stories: 2
Roof style: gable roof from 25 degrees, shed roof, flat roof
Architectural style: no specific requirement
Orientation: southwest
Maximum heights / limits, ground floor level +0.3 to 0.5m (1ft to 1.5ft)
Additional requirements
Homeowners’ requirements
Modern gable roof, tinted broom-finish facade, dark windows, gable roof 25 degrees, no roof overhang
No basement, 2 floors, knee wall height 2.35m (7ft 9in)
4 people, mid-30s adults, children aged 9-11 years
Space requirements on ground floor and upper floor
Office: home office
Overnight guests per year: around 5 times, 2 persons each
Open-plan layout
Modern construction
Open kitchen with cooking island
Seating for 6-8 at the dining table
No fireplace
No balcony or roof terrace
Garage and carport
Sauna in the bathroom
Second flexible workspace in the second upper floor hallway
House design
Design source:
- Do-it-Yourself
What do you especially like? The house’s orientation
What do you dislike? Placement of the study on the ground floor, remove office on the upper floor
Cost estimate by architect/planner: not yet available
Personal budget for the house, including fittings: 600,000
Preferred heating system: requirement – district heating with cold supply
If you had to give up, which details or additional features
- Can give up: sauna
- Cannot give up: office
we are a family of four (2 adults, 2 children) currently planning to build a house. It is quite challenging to find a floor plan with 3 bedrooms plus an office that still fits within an affordable size. Therefore, we have tried out several layouts and look forward to your feedback and comments. This is our initial sketch. Our main goal is to make the most efficient use of the available space. We plan to use this floor plan to obtain comparable offers from home builders.
Thank you in advance!
Development plan / restrictions
Plot size: 420m² (19m x 22m; 62ft x 72ft)
Slope: none
Site coverage ratio: 0.4
Floor area ratio: no specification
Building envelope, building line, and boundary line
Edge development: no
Number of parking spaces: 1.5
Number of stories: 2
Roof style: gable roof from 25 degrees, shed roof, flat roof
Architectural style: no specific requirement
Orientation: southwest
Maximum heights / limits, ground floor level +0.3 to 0.5m (1ft to 1.5ft)
Additional requirements
Homeowners’ requirements
Modern gable roof, tinted broom-finish facade, dark windows, gable roof 25 degrees, no roof overhang
No basement, 2 floors, knee wall height 2.35m (7ft 9in)
4 people, mid-30s adults, children aged 9-11 years
Space requirements on ground floor and upper floor
Office: home office
Overnight guests per year: around 5 times, 2 persons each
Open-plan layout
Modern construction
Open kitchen with cooking island
Seating for 6-8 at the dining table
No fireplace
No balcony or roof terrace
Garage and carport
Sauna in the bathroom
Second flexible workspace in the second upper floor hallway
House design
Design source:
- Do-it-Yourself
What do you especially like? The house’s orientation
What do you dislike? Placement of the study on the ground floor, remove office on the upper floor
Cost estimate by architect/planner: not yet available
Personal budget for the house, including fittings: 600,000
Preferred heating system: requirement – district heating with cold supply
If you had to give up, which details or additional features
- Can give up: sauna
- Cannot give up: office
ypg schrieb:
In relation to what?
You achieved this with just over 200 sqm (2150 sq ft). Without additional construction costs or auxiliary structures.
Do you have a second floor area ratio for auxiliary structures? If not, then you are allowed to build 170 sqm (1830 sq ft).
The house is just under 130 sqm (1400 sq ft). That leaves 40 sqm (430 sq ft) for terraces, paths, and parking spaces.
Regarding the design itself: there are quite a few major mistakes. A bottleneck next to the staircase entrance, a guest toilet too small for this furnishing, a non-functional kitchen due to lack of counter space or storage. Meanwhile, the TV-to-sofa distance is over 5 meters (16 ft).
Upstairs, it doesn’t work out at all with what you have drawn. You split the long 13-meter (43 ft) wall between bathroom and bedroom with dressing room.
And honestly, the exterior views don’t make sense either. Floor-to-ceiling windows are nice, window bands are nice — but you don’t have to cover everything or overdo it. Especially because gables should be used as well. By the way, a house should “smile” at the front if you imagine the facade. What expression do you see facing east?
The three window bands side by side look totally negative… they are like three minus signs…
If the neighbor is close because the plot is small, then at least on the upper floor, balustrades should ensure privacy.
What I want to praise, however, is the old-school approach you used for the drawing. It has advantages, namely focusing on the design and not on unfamiliar software. And it encourages you to make edits without hesitation. I tried again to incorporate the feedback.
What I still don’t like:
- Living room corner too small
- Ground floor bathroom without a window, unless I add a carport
- Utility room too small
- Feels like there is too little storage on the ground floor
Julloef schrieb:
No, we don’t have that, so I’m assuming the 170 m² (1830 sq ft) as you do. Then you need to plan based on 170 m² (1830 sq ft) as well. As I mentioned before, this also includes access paths.
Until this is clarified, I wouldn’t draw anything, because otherwise the plot is effectively too small for "everything."
Honestly, I can’t imagine that the second floor area ratio isn’t possible.
Therefore, I suggest you consult a professional who can read and apply the development plan.
Yes, you have too little storage space. But that should be considered from the start in the design; it’s a process involving initial planning and trade-offs, not something added afterward.
A standard design for a 650 m² (7000 sq ft) plot doesn’t fit on a 420 m² (4520 sq ft) lot.
If you want to optimize for the garden, then you would arrange all the access from the north side, near the garage, include the east side in the garden design, and consider a small attic for future expansion for office space and storage.
In my opinion, you’ll need to make some compromises in the overall concept. But as I said, this is something for professionals, and then the design can also be discussed here.
H
hanghaus20237 May 2024 11:23ypg schrieb:
because then the plot is basically too small for "everything."I assume the plot is already there. So it’s more likely that everything is planned too generously for it.hanghaus2023 schrieb:
I assume the plot is already secured. So it’s more likely that everything is planned too generously. Yes, it’s basically already secured. Do you mean it’s overbuilt? The problem is we want to build without a basement; the eave height is 5.80 m (19 feet), and the ridge height is max. 8.80 m (29 feet). I can hardly build any higher. I’m still waiting for the floor plan from the architect.
ypg schrieb:
Then you need to plan for 170 sqm (1830 sq ft). As I said before, that also includes the pathways.
Until that is clarified, I wouldn’t draw anything because the plot is practically too small for “everything.”
Honestly, I can’t imagine that the second floor area ratio (FAR) isn’t possible.
So, get a professional who can read and apply the development plan.
Yes, you have too little storage space. But that should be included in the design from the start; it’s part of the process as well as initial considerations and trade-offs—not something added later.
A standard design for 650 sqm (7000 sq ft) of floor area won’t fit on a 420 sqm (4520 sq ft) plot.
If you want to optimize the garden, then base all access from the north side, on the garage side, and include the east in the garden planning, plus a small attic for later conversion into office space and storage.
In my opinion, you’ll need to make some compromises in the overall concept. But as I said, that should be in expert hands, and then the design can be discussed here. I think the ancillary areas don’t count towards the floor area ratio, but that has to be confirmed by the planner. The development plan only states a floor area ratio of 0.4 according to “§ 9 Paragraph 1 No. 1 Building Code; §16, §17, §19 Land Use Regulation.”
Yes, we have specific ideas about how we want the rooms arranged, but thanks for the feedback. I’ll see what the planner suggests.
H
hanghaus20237 May 2024 12:33Belief is not helpful in this case.
I am quoting Section 19 of the Land Use Ordinance
(4) When determining the floor area, the floor areas of
1. garages and parking spaces including their access routes,
2. ancillary structures as defined in Section 14,
3. building structures below ground level that only support the building plot,
must be included. The permissible floor area may be exceeded by up to 50 percent due to the floor areas of the structures mentioned in sentence 1, but not exceeding a floor area ratio of 0.8; minor further exceedances may be permitted. The local development plan (building permit / planning permission) may specify different provisions from sentence 2. Unless otherwise specified in the local development plan, exceptions to the limits set out in sentence 2 may be made in individual cases
1. for exceedances with minor effects on the natural functions of the soil, or
2. if complying with the limits would result in a significant hindrance to the appropriate use of the property.
I am quoting Section 19 of the Land Use Ordinance
(4) When determining the floor area, the floor areas of
1. garages and parking spaces including their access routes,
2. ancillary structures as defined in Section 14,
3. building structures below ground level that only support the building plot,
must be included. The permissible floor area may be exceeded by up to 50 percent due to the floor areas of the structures mentioned in sentence 1, but not exceeding a floor area ratio of 0.8; minor further exceedances may be permitted. The local development plan (building permit / planning permission) may specify different provisions from sentence 2. Unless otherwise specified in the local development plan, exceptions to the limits set out in sentence 2 may be made in individual cases
1. for exceedances with minor effects on the natural functions of the soil, or
2. if complying with the limits would result in a significant hindrance to the appropriate use of the property.
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