ᐅ Floor Plan – Requesting Feedback!

Hello dear forum members,

as a silent reader, I have now registered because our planning is slowly getting underway. We have received the first preliminary design from the planner, and I would like to ask for suggestions and feedback.

Development Plan / Restrictions
Plot size: 632 m² (approx. 21 meters wide, approx. 30 meters long)
Slope: Yes, from north to south along the street, approx. 1.40 m (4.6 ft) height difference over 21 m (69 ft) (plot will be leveled/filled)
Site coverage ratio: 0.3
Floor area ratio: n/a
Building envelope, building line, and setback: 3 meters (10 ft) distance from the street and the north side (whether the garage may be built on the boundary here is currently being clarified), otherwise almost everything is possible
Edge development: see above
Number of parking spaces: n/a
Number of floors: 2
Roof type: completely open
Architectural style: completely open
Orientation: n/a
Maximum height limits: ridge height 9.50 m (31 ft)
Other requirements: n/a

It should be mentioned that to the east is the street, to the north a small footpath (3 meters wide (10 ft)) with the next neighbor beyond it. To the south, there is a 12-meter-long (39 ft) garage located 1 meter (3 ft) from the property boundary, so fewer large windows are planned on the south side, but still enough for proper lighting. To the west, there are only fields and meadows behind us (edge of town), so the large windows are on this side. The garden is located on the west side.

Homeowners’ Requirements
Style, roof type, building type: "City villa" type, modern, pyramid roof
Basement, floors: 2-story design without sloped ceilings, no basement
Number of occupants, age: 2 people (26 and 28 years), no children (planning for 1 child in the future)
Space requirements on ground and upper floors: basically as shown on the floor plan
Office: for family use, space for PC and various documents
Guest overnight stays per year: very rare, max. 2
Open or closed architecture: open
Conservative or modern design: modern
Open kitchen, kitchen island: open kitchen, possibly with a peninsula
Number of dining seats: 6
Fireplace: no
Music/stereo wall: ???
Balcony, roof terrace: no
Garage, carport: single or double garage, possibly carport depending on cost
Vegetable garden, greenhouse: no
Additional wishes/special features/daily routine: ---

House Design
Planning by: planner/structural engineer, single contract
What we like in particular:
- On the ground floor: entrance area, straight staircase, open living-dining area but the kitchen is still somewhat hidden
- On the upper floor: basically everything is perfect (except the windows, which may still be changed)
What we don’t like: long distance to the kitchen on the ground floor, exterior view of the south side (in my opinion, the small kitchen window spoils the look), window arrangement and size generally need to be reconsidered throughout the design
Price estimate according to architect/planner: ---
Personal price limit for the house including fittings: ---
Preferred heating system: air-to-water heat pump

If you had to give up certain details or expansions:
- What you could give up: study/living room/children’s room could be smaller, door from the utility room to the garage will probably be removed
- What you cannot give up: wardrobe, dressing room, "T-shaped" bathroom solution, small laundry room on the upper floor for washing machine/dryer

Just a few words:
I know that the exact dimensions etc. are still missing here. This is the first preliminary draft from our planner, which will be further developed if we like the concept. So first we have to decide whether we want to build on this or if the design should be completely discarded or heavily modified. Everything is still open. Basically, we really like the design and have already fallen a bit in love with it. My only concern on the ground floor is the long walk to the kitchen. I have been quietly reading in this forum for some time and know that a short distance to the kitchen is favored, which is definitely not the case here. But it’s hard for me to say whether this will really bother us. Of course, groceries and such will have to be carried a bit further, but I wonder if that alone is really serious enough to dismiss a design that we otherwise really like. My husband says it doesn’t bother him, and honestly, I can’t say if it bothers me either... it just caught my attention because, from reading quietly in the forum, I started noticing these details. But would it actually bother me in daily life? It’s just difficult, and I’m torn at the moment. That’s why I’m mainly hoping for opinions on the distance from the entrance to the kitchen. Further suggestions and criticism are of course also very welcome!

Regarding the views: front and north elevations do not currently exist, as changes have already been made and I do not have a current drawing at the moment.

Based on my own rough measurements, here are some approximate room areas:
- Kitchen: 8.50 m² (without pantry under the stairs) — is this too small?
- Utility room: 8.30 m²
- Study: 10.50 m²
- Bathroom: 10.90 m²
- Children’s room: 15.40 m²
- Dressing room should be sufficiently sized (approx. 2.15 m (7 ft) wide, approx. 3.40 m (11 ft) long)

#Attachments deleted on request of original poster; building expert

Many thanks in advance to everyone who answers!

Bauherrin2016 schrieb:

I know the measurements and similar details are still missing here.

Based on my own measurements, here are some approximate(!) floor areas:
- Kitchen: 8.50 m² (without pantry under the stairs) — is that too small?
- Utility room: 8.30 m²
- Office: 10.50 m²
- Bathroom: 10.90 m²
- Children’s room: 15.40 m²
- Walk-in closet should be sufficient in size (approx. 2.15 m width, approx. 3.40 m length)

Many thanks in advance to everyone who replies!

First of all, welcome to the forum. Of course, I hope for plenty of information exchange and a positive experience here.

Overall, I’m quite critical of the whole plan. Starting with the fact that neither the planner nor you seem to know what this will cost or should cost. It’s important to be clear about that from the start — meaning you should have a budget in mind.

There are definitely people who would completely discard this design. I’m not sure if that really helps or if it should just serve as a concept and you should start fresh with a second draft.

Without detailed measurements, it’s very difficult to judge. From the square meter figures above, I would say:

Kitchen is too small, the office depends on the furniture (one workstation is fine, two would be too cramped), the utility room should be okay, bathroom is fine, children’s room is fine, walk-in closet is tight but probably usable.

Without going into every detail, just a few comments and questions:

• Why on earth do you need a gallery? Is it just because it’s trendy, like how every small, square, bunker-like house tries to call itself a modern townhouse?
• Many doors (especially placed in the middle of rooms) wouldn’t be my choice. There’s always the risk of obstacles inside the room, and doors can only be left open if they are completely folded back, which reduces usable space.
• Long distances have been mentioned, for example, if guests are in the house and you need to get to your bathroom, it feels like quite a long walk.

I know many don’t like hearing this or tend to push it aside, but think early on whether your plans are at least somewhat barrier-free. Wide doors, enough space on main circulation paths, level-access provisions in the bathroom, etc.

Happy planning and thinking, and of course, keep asking questions.

Best regards, Marcus

Here are my comments; some points have already been mentioned...

• The distance from the garage/groceries to the kitchen is too long. Every box has to be carried through three doors and across the living room. In my opinion, a passage through the utility room is not necessary either, as the garage is not far from the main entrance. The utility room loses a lot of space if it is used as a hallway, which you will definitely need without a basement.
• Without measurements, it’s difficult to say if the kitchen size is sufficient. However, this also depends on your requirements (do you want a kitchen island?). You should take a look at kitchen layouts and floor plans in real life.
• The gallery is unnecessary and, in my opinion, only makes sense in really large houses; otherwise, that space is lacking.
• The walk-in closet is the same. I think it’s just a trend and “nice to have.” Better to have a spacious bedroom with a wardrobe.
• By the way, why do you have two children’s rooms if only one child is planned?
• I don’t like the elevations. It looks a bit like a mix between a clown and a UFO. But as always, that’s a matter of personal taste…

You should definitely get a cost estimate. At the beginning, you always want a lot, but in the end, you get what the budget allows.

Much has already been said. I quickly mirrored the staircase and moved it slightly further toward the top of the plan.

The kitchen is then arranged as a row plus a half-island, and the living room is rearranged somewhat. This allows for a terrace door between the kitchen units, which is great for quick access outside.

The parent area has the walk-in closet first, then the sleeping area. This setup is better if one person wants to stay in bed longer, as they will be less disturbed.

I like the small utility room on the upper floor, and what is labeled as a gallery is actually a hallway since you haven’t planned any open space above the ground floor.

Too much symmetry is overrated

I completely agree with @kbt09.
When I saw the floor plan on the go, I also immediately thought about swapping the kitchen and living room—so that the living room becomes the enclosed space, and the kitchen serves as a natural passageway, benefiting from the circulation area.
I would combine the two windows at the top into one, matching the size of the child's bedroom window.