ᐅ Floor Plan: Preliminary Draft from the Prefabricated House Supplier is Available
Created on: 20 Aug 2015 21:49
K
krachbumms
Hello dear experts!
We now have the 5th preliminary draft from our prefab house provider on the table, and the list of our correction requests is noticeably getting shorter.
It’s time to ask the true experts for their opinions.
We won’t (or can’t) change the basic floor plan concept anymore, as we want/need to submit the building permit/planning application soon. But maybe you still have tips, warnings, or new ideas regarding details.
Secretly, I hope this thing will be approved more or less favorably by you – but many here have hoped the same and were bitterly disappointed.
Important to know:
Child 2 will not have a children’s room but a combined dressing room, storage space, and guest room.
Up to this draft, we had planned a 3.75x1.50m (12.3x4.9 ft) bay window (external dimensions) in the dining area, which we wanted to furnish as a dining nook with built-in seating by a carpenter.
Since we fear the costs might spiral out of control, we wanted to see if and how this could also work without the bay window. The final decision for or against the bay will be made once we know how much savings dropping it would bring. My impression: not super spacious, but it works.
I am particularly interested in your feedback on the following details (besides anything else you might notice):
- Narrow doors for the guest toilet and utility room on the ground floor – problematic or totally okay?
- Staircase: better open for light transparency, or with risers and a front wall so you don’t have to look under the stairs every time you come from the living room? How practical or useless is the storage space under an open staircase (without a front wall) in reality?
- How and exactly where is the best way to design the access to the living room: front / middle? Single or double doors? No door at all, just a wide open passage (also to bring light into the hallway)?
- We chose an extremely wide kitchen layout, partly because with the open floor plan you can basically see from the street all the way to the living room sofa. Additionally, there is an option to install roller blinds (Raufstores) in the kitchen (the bay window or dining room window will definitely get Venetian blinds).
- We have worked a long time on the layout of the sanitary fixtures in the upstairs bathroom and were never 100% happy. What is your opinion on the current state? Any improvement suggestions?
- There are nicer things than the niche under the sloped ceiling in Child 1 - definitely. But it’s there, and we wonder how to use it more sensibly: in a children’s room (e.g., as a sleeping place, cozy corner, later maybe a desk) or in a dressing room?
- We originally did not want floor-to-ceiling windows facing the street, but we fear dark rooms even more... The alternative would be windows with a low parapet – but these have only about 2.5 sqm (27 sqft) of glass area instead of 3.3 sqm (36 sqft)...
By now, we are so blind from working on this that I can hardly judge whether this outdoor view is harmonious or not...
Many thanks for your interest and all feedback!
-------------------------------------------
Development plan / restrictions
Plot size: 500 sqm (5382 sqft)
Building envelope, building line and boundary: 15m (49 ft 3 in) deep (excluding extensions), setbacks 3m (9 ft 10 in) from street and sides
Other requirements: 70s style constraints
Homeowners’ requirements: 2 adults, 1 toddler. Office on the ground floor, shower on the ground floor, at least one large built-in closet, high ceilings (275cm (9 ft) on ground floor), entrance on the gable side, “sunny” (house and garden should face the sunny side)
Style, roof shape, building type: classic-modern, gable roof, single-family house
Basement, stories: no basement, 1.5 stories
Number of occupants, ages: 2 x approx. 40, 1 x under 5
Space requirements ground floor / upper floor: total 120-150 sqm (1292-1615 sqft)
Office: family use or home office? Home office
Guest sleepers per year: 1
Open or closed architecture: open
Conservative or modern construction: rather modern
Open kitchen, kitchen island: yes (option should exist to convert to closed kitchen in the future if needed)
Number of dining seats: 1
Garage, carport: prefab garage 4x9m (13x30 ft)
House design
Who designed it: customized prefab house (timber frame)
What do you particularly like? The implementation of our requirements
What do you not like? The sloped ceilings due to the low knee wall (building regulation), windowless staircase, narrow entrance hall, rooms on the garden side of ground floor (office and living room) are rather small, niche in Child 1 behind the stairwell, inspection shafts directly in front of the front door
Price estimate according to architect/designer: 230-250K (technical completion excluding sanitary, painting and flooring)
Personal price limit for the house, including fittings: 350-400K including additional construction costs, interior finishing, garden, kitchen & more
Preferred heating technology: gas condensing boiler, underfloor heating, mechanical ventilation with humidity recovery
If you had to give up on some details or extensions, which ones?
- Could be given up: possibly the bay window, possibly the shower on the ground floor
- Cannot be given up: built-in closet, office on the ground floor
We now have the 5th preliminary draft from our prefab house provider on the table, and the list of our correction requests is noticeably getting shorter.
It’s time to ask the true experts for their opinions.
We won’t (or can’t) change the basic floor plan concept anymore, as we want/need to submit the building permit/planning application soon. But maybe you still have tips, warnings, or new ideas regarding details.
Secretly, I hope this thing will be approved more or less favorably by you – but many here have hoped the same and were bitterly disappointed.
Important to know:
Child 2 will not have a children’s room but a combined dressing room, storage space, and guest room.
Up to this draft, we had planned a 3.75x1.50m (12.3x4.9 ft) bay window (external dimensions) in the dining area, which we wanted to furnish as a dining nook with built-in seating by a carpenter.
Since we fear the costs might spiral out of control, we wanted to see if and how this could also work without the bay window. The final decision for or against the bay will be made once we know how much savings dropping it would bring. My impression: not super spacious, but it works.
I am particularly interested in your feedback on the following details (besides anything else you might notice):
- Narrow doors for the guest toilet and utility room on the ground floor – problematic or totally okay?
- Staircase: better open for light transparency, or with risers and a front wall so you don’t have to look under the stairs every time you come from the living room? How practical or useless is the storage space under an open staircase (without a front wall) in reality?
- How and exactly where is the best way to design the access to the living room: front / middle? Single or double doors? No door at all, just a wide open passage (also to bring light into the hallway)?
- We chose an extremely wide kitchen layout, partly because with the open floor plan you can basically see from the street all the way to the living room sofa. Additionally, there is an option to install roller blinds (Raufstores) in the kitchen (the bay window or dining room window will definitely get Venetian blinds).
- We have worked a long time on the layout of the sanitary fixtures in the upstairs bathroom and were never 100% happy. What is your opinion on the current state? Any improvement suggestions?
- There are nicer things than the niche under the sloped ceiling in Child 1 - definitely. But it’s there, and we wonder how to use it more sensibly: in a children’s room (e.g., as a sleeping place, cozy corner, later maybe a desk) or in a dressing room?
- We originally did not want floor-to-ceiling windows facing the street, but we fear dark rooms even more... The alternative would be windows with a low parapet – but these have only about 2.5 sqm (27 sqft) of glass area instead of 3.3 sqm (36 sqft)...
By now, we are so blind from working on this that I can hardly judge whether this outdoor view is harmonious or not...
Many thanks for your interest and all feedback!
-------------------------------------------
Development plan / restrictions
Plot size: 500 sqm (5382 sqft)
Building envelope, building line and boundary: 15m (49 ft 3 in) deep (excluding extensions), setbacks 3m (9 ft 10 in) from street and sides
Other requirements: 70s style constraints
Homeowners’ requirements: 2 adults, 1 toddler. Office on the ground floor, shower on the ground floor, at least one large built-in closet, high ceilings (275cm (9 ft) on ground floor), entrance on the gable side, “sunny” (house and garden should face the sunny side)
Style, roof shape, building type: classic-modern, gable roof, single-family house
Basement, stories: no basement, 1.5 stories
Number of occupants, ages: 2 x approx. 40, 1 x under 5
Space requirements ground floor / upper floor: total 120-150 sqm (1292-1615 sqft)
Office: family use or home office? Home office
Guest sleepers per year: 1
Open or closed architecture: open
Conservative or modern construction: rather modern
Open kitchen, kitchen island: yes (option should exist to convert to closed kitchen in the future if needed)
Number of dining seats: 1
Garage, carport: prefab garage 4x9m (13x30 ft)
House design
Who designed it: customized prefab house (timber frame)
What do you particularly like? The implementation of our requirements
What do you not like? The sloped ceilings due to the low knee wall (building regulation), windowless staircase, narrow entrance hall, rooms on the garden side of ground floor (office and living room) are rather small, niche in Child 1 behind the stairwell, inspection shafts directly in front of the front door
Price estimate according to architect/designer: 230-250K (technical completion excluding sanitary, painting and flooring)
Personal price limit for the house, including fittings: 350-400K including additional construction costs, interior finishing, garden, kitchen & more
Preferred heating technology: gas condensing boiler, underfloor heating, mechanical ventilation with humidity recovery
If you had to give up on some details or extensions, which ones?
- Could be given up: possibly the bay window, possibly the shower on the ground floor
- Cannot be given up: built-in closet, office on the ground floor
K
krachbumms21 Aug 2015 08:57I'm unsure about the stair details.
So far, I’ve been relying on the builder’s architect to know best what the stair dimensions should be.
I had noted that the U-shaped landing staircase (without a partition wall) is just under 200cm (80 inches) wide and about 3.4m (11 feet) long.
The current stair layout measures approximately 380 x 170cm (150 x 67 inches).
The ceiling thickness is about 30cm (12 inches) plus the floor covering—not 45cm (18 inches).
So far, I’ve been relying on the builder’s architect to know best what the stair dimensions should be.
I had noted that the U-shaped landing staircase (without a partition wall) is just under 200cm (80 inches) wide and about 3.4m (11 feet) long.
The current stair layout measures approximately 380 x 170cm (150 x 67 inches).
The ceiling thickness is about 30cm (12 inches) plus the floor covering—not 45cm (18 inches).
B
Bauexperte21 Aug 2015 09:01Good morning,
Where exactly do you plan to build? In NRW or RP?
I assume your design complies with the local development plan, so overall I think it is well executed—with only minor details to improve. Contrary to some opinions expressed here, I believe the stair design is a good choice and wouldn’t change it if I were you. To bring natural light into the attic, one daylight spotlight is sufficient; in the evening, the light switch will be used anyway. Transom windows above the interior doors also create a bright and open atmosphere.
What I consider less well thought out is the location of the bathroom above the living area on the ground floor. I think swapping “Child 1” and “Bathroom” is worth considering. Otherwise, the relatively low knee wall can be integrated well with smart furniture planning. Moreover, it has repeatedly proven that sloped ceilings make very cozy rooms; children don’t mind anyway since they use the entire floor area rather than just the living area assessed according to DIN standards.
It is debatable whether there are too few windows planned, or whether the exterior appearance meets the aesthetic desire for harmony. On the other hand, people live inside the house, not outside, and the concept of living in the house also needs to be realized. A good compromise here might be alternating between floor-to-ceiling patio doors and transom windows. This flatters the appearance and ensures sufficient natural light inside.
You mention at one point that the house costs—how high is the estimated budget?—are slowly approaching a limit that must not be exceeded. Why does it then have to be a brick house?
Regards, Bauexperte
Where exactly do you plan to build? In NRW or RP?
I assume your design complies with the local development plan, so overall I think it is well executed—with only minor details to improve. Contrary to some opinions expressed here, I believe the stair design is a good choice and wouldn’t change it if I were you. To bring natural light into the attic, one daylight spotlight is sufficient; in the evening, the light switch will be used anyway. Transom windows above the interior doors also create a bright and open atmosphere.
What I consider less well thought out is the location of the bathroom above the living area on the ground floor. I think swapping “Child 1” and “Bathroom” is worth considering. Otherwise, the relatively low knee wall can be integrated well with smart furniture planning. Moreover, it has repeatedly proven that sloped ceilings make very cozy rooms; children don’t mind anyway since they use the entire floor area rather than just the living area assessed according to DIN standards.
It is debatable whether there are too few windows planned, or whether the exterior appearance meets the aesthetic desire for harmony. On the other hand, people live inside the house, not outside, and the concept of living in the house also needs to be realized. A good compromise here might be alternating between floor-to-ceiling patio doors and transom windows. This flatters the appearance and ensures sufficient natural light inside.
You mention at one point that the house costs—how high is the estimated budget?—are slowly approaching a limit that must not be exceeded. Why does it then have to be a brick house?
Regards, Bauexperte
313 minus 30 plus approximately 2 equals 281 cm (111 inches), right?
Where exactly are you limited—in the eave height or the ridge height? The question is whether you really need such high rooms for relatively "small" spaces.
Just thinking aloud: set the ceiling height to around 2.60 m (8.5 feet) and use the additional 20 cm (8 inches) in the attic for a higher knee wall—this way you also save a stair step.
In the end, it has to please you, not me. I already mentioned in the first post: it’s not a disaster as it stands.
Where exactly are you limited—in the eave height or the ridge height? The question is whether you really need such high rooms for relatively "small" spaces.
Just thinking aloud: set the ceiling height to around 2.60 m (8.5 feet) and use the additional 20 cm (8 inches) in the attic for a higher knee wall—this way you also save a stair step.
In the end, it has to please you, not me. I already mentioned in the first post: it’s not a disaster as it stands.
K
krachbumms21 Aug 2015 09:07I’m still stuck on the idea that the living area isn’t bright enough.
Help me out: according to this "lighting regulation," only about 10% of the floor area needs to be glazed, right?
I assume that this 10% is chosen to ensure the space is, let’s say, “sufficiently” bright.
We currently have around 40m² (430 sq ft) of living space in this area and 11.5m² (124 sq ft) of glazed area – that’s why I’m so surprised that this isn’t at least rated as “adequate” or even “good.”
Help me out: according to this "lighting regulation," only about 10% of the floor area needs to be glazed, right?
I assume that this 10% is chosen to ensure the space is, let’s say, “sufficiently” bright.
We currently have around 40m² (430 sq ft) of living space in this area and 11.5m² (124 sq ft) of glazed area – that’s why I’m so surprised that this isn’t at least rated as “adequate” or even “good.”
B
Bauexperte21 Aug 2015 09:12krachbumms schrieb:
We currently have about 40sqm (430 sq ft) of living space in this area and 11.5sqm (124 sq ft) of glazing – that’s why I’m so surprised it’s not rated at least “satisfactory” or even “good.” The current trend – no different here – is to have many windows in the living/dining area; whether that still leaves enough space for furniture placement is often secondary.
You need to “replace” one-eighth of the floor area with glass to ensure sufficient daylighting; your planners will know that.
Regards, Bauexperte
K
krachbumms21 Aug 2015 09:15Our development plan is great—except for one thing: that incredibly low knee wall!
Reducing the ceiling height on the ground floor doesn’t help, and besides, my wife would run away from me.
The house will have brick cladding because it doesn’t cost more and because we live near an open-pit coal mine here in North Rhine-Westphalia. You can’t even imagine how much coal dust is in the air and how much it affects the plastered houses in the neighborhood.
Reducing the ceiling height on the ground floor doesn’t help, and besides, my wife would run away from me.
The house will have brick cladding because it doesn’t cost more and because we live near an open-pit coal mine here in North Rhine-Westphalia. You can’t even imagine how much coal dust is in the air and how much it affects the plastered houses in the neighborhood.
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