ᐅ Floor Plan Revision: Tips and Experiences for Improvement?
Created on: 29 Aug 2025 22:16
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Philip St
Hello,
we had a local construction company prepare a design for our future building project, which we have already revised several times. We would be very grateful for tips or alternative design ideas for the current plan.
We would like an exposed roof truss and would prefer to do without the otherwise very small attic space.
We accepted the steep driveway in order to achieve a better view.
The terrace at the back is currently only accessible through the garden.
Construction is planned for about 8 months from now for various reasons. Two adults, two children (who will then be 13 and 11 years old).
Slightly sloped plot, 670sqm (7,215 sqft).
Development Plan / Restrictions
No development plan / zoning restrictions
Plot size
670sqm (7,215 sqft)
Slope
Yes, visible in the plan
Floor Area Ratio
2 (The builder said otherwise it would look too bulky and we only want two floors)
Number of parking spaces
We need at least two car spaces
Garage large enough for easy entry and exit. Parking in front of the garage must also be possible.
Roof style
Gable roof, staggered shed roof, flexible at this point, preferably with exposed roof truss because the current attic space is very limited
Architectural style
Modern, with lots of wood
Orientation
South
Maximum height / limits
Unknown to me. Neighbor does not accept any setback easement, so we have added greenery on the east side of the patio towards them.
Owners’ Requirements
Number of occupants
Two adults, 40 years old, two children, 11 and 13 years old
Office: Family use or home office?
Office to be usable as a guest room, no home office needed. Still requires a desk and cabinets
Possibly later on the upper floor as the parents’ bedroom, so one child can use the ground floor granny flat. So two separate living units.
Guest bedrooms per year
Very rare visitors
Open or closed architecture
Open, but with retreat options
Conservative or modern construction style
Modern
Open kitchen with cooking island
Seating for 8
Fireplace yes
Balcony currently planned, slightly overhangs the terrace below
Roof terrace on garage
Garage as a large multi-purpose garage with some storage space
Utility garden for ornamental plants, many shrubs, and a hedge at the front for privacy. We would prefer to avoid a shed.
Additional wishes / special features / daily routine, also reasons why certain things should or shouldn’t be
We want to take advantage of the view since the plot was expensive.
We are not fully satisfied with the current design, as I explained in the post.
Steep driveway, path from garage to kitchen, after the stairs you face a wall upstairs and don’t have a direct view out of the windows, roof terrace is isolated, no quick garden access from the upper floor to the north terrace
House Design
Who created the plan:
Construction company from our area, one architect prepared the plan
What do you particularly like? Why?
Good use of space inside and outdoors for a small plot
Enough garden area remains
Bright rooms, sleeping downstairs, living upstairs, large dining area, fireplace in living area, possible two living units later, half-landing stairs
Price estimate according to architect/planner:
680k including exterior works
Personal price limit for the house including fittings: 700k excluding land
Preferred heating technology: Air heat pump
If you had to give up something, which details or features
We are completely flexible
Why is the design like it is?
Standard design from the planner? No, it was individually planned, but largely without us and with little discussion about details, no advice
Attached are images and the site plan.
we had a local construction company prepare a design for our future building project, which we have already revised several times. We would be very grateful for tips or alternative design ideas for the current plan.
We would like an exposed roof truss and would prefer to do without the otherwise very small attic space.
We accepted the steep driveway in order to achieve a better view.
The terrace at the back is currently only accessible through the garden.
Construction is planned for about 8 months from now for various reasons. Two adults, two children (who will then be 13 and 11 years old).
Slightly sloped plot, 670sqm (7,215 sqft).
Development Plan / Restrictions
No development plan / zoning restrictions
Plot size
670sqm (7,215 sqft)
Slope
Yes, visible in the plan
Floor Area Ratio
2 (The builder said otherwise it would look too bulky and we only want two floors)
Number of parking spaces
We need at least two car spaces
Garage large enough for easy entry and exit. Parking in front of the garage must also be possible.
Roof style
Gable roof, staggered shed roof, flexible at this point, preferably with exposed roof truss because the current attic space is very limited
Architectural style
Modern, with lots of wood
Orientation
South
Maximum height / limits
Unknown to me. Neighbor does not accept any setback easement, so we have added greenery on the east side of the patio towards them.
Owners’ Requirements
Number of occupants
Two adults, 40 years old, two children, 11 and 13 years old
Office: Family use or home office?
Office to be usable as a guest room, no home office needed. Still requires a desk and cabinets
Possibly later on the upper floor as the parents’ bedroom, so one child can use the ground floor granny flat. So two separate living units.
Guest bedrooms per year
Very rare visitors
Open or closed architecture
Open, but with retreat options
Conservative or modern construction style
Modern
Open kitchen with cooking island
Seating for 8
Fireplace yes
Balcony currently planned, slightly overhangs the terrace below
Roof terrace on garage
Garage as a large multi-purpose garage with some storage space
Utility garden for ornamental plants, many shrubs, and a hedge at the front for privacy. We would prefer to avoid a shed.
Additional wishes / special features / daily routine, also reasons why certain things should or shouldn’t be
We want to take advantage of the view since the plot was expensive.
We are not fully satisfied with the current design, as I explained in the post.
Steep driveway, path from garage to kitchen, after the stairs you face a wall upstairs and don’t have a direct view out of the windows, roof terrace is isolated, no quick garden access from the upper floor to the north terrace
House Design
Who created the plan:
Construction company from our area, one architect prepared the plan
What do you particularly like? Why?
Good use of space inside and outdoors for a small plot
Enough garden area remains
Bright rooms, sleeping downstairs, living upstairs, large dining area, fireplace in living area, possible two living units later, half-landing stairs
Price estimate according to architect/planner:
680k including exterior works
Personal price limit for the house including fittings: 700k excluding land
Preferred heating technology: Air heat pump
If you had to give up something, which details or features
We are completely flexible
Why is the design like it is?
Standard design from the planner? No, it was individually planned, but largely without us and with little discussion about details, no advice
Attached are images and the site plan.
Philip St schrieb:
Would you place the house so that the lower floor is fully embedded at the back, which would require us to revise our floor plan, but in return [...] access the garden on the north side via the stairs from the roof terrace?
[ / ] We cannot plan a practical granny flat this way, The floor plan should not just be “revised,” but conceptually redeveloped (and by a licensed architect, not a so-called “architect”)!
You are asking all these questions as if you want to participate in this design process yourself. You should do so, but by providing lists of requirements and wishes. Representing yourself as a lawyer is foolish, and this applies equally to prospective homeowners. Laypeople should get involved in visualizing the design only by the time they build their second house (and in hillside locations even later); otherwise, they risk serious misjudgments from overconfidence. If you try to save on the architect’s fees, you will pay a learning curve cost at least twice as high as their fee (for both stages)! Do you have that kind of money to spare?
Philip St schrieb:
Adding another floor greatly increases construction costs and creates space we do not want. We prefer only what is truly necessary, and everything can fit on two floors. The plot suits our idea of two separate living units well; that claim is nonsense. More useful would be advice on where to position rooms in the basement, or—as described above—how to reshape the terrain. That’s something I can work with, thank you for that. Construction costs depend on creating space in the right proportions. That automatically determines the proper building form (unless a layperson tries to tweak it themselves). Terrain reshaping significantly increases costs and is precisely what a well-designed building form seeks to avoid. The architect handles how to accommodate your spatial program.
For younger teenagers, I would place them in a separate unit with two bedrooms, a bathroom, and a hallway with an external entrance and a later lockable door to the main apartment. I would design this from the start in the basement as a granny flat. Building services can also be located in the roof or below; proximity to the street is only important for utility connections. This approach also makes the house more attractive to future buyers.
Terraces and gardens on different levels are unrealistic and should be avoided. However, I would consider a viewing terrace (note: maintain building setbacks!) on the garage roof.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
Still, I would consider an observation terrace (caution: leave building setback clearance!) on the garage roof. Why "still"? That is the original and general plan.
Or do you mean some other "still"?
ypg schrieb:
Why “nevertheless”? This was originally and generally planned.
Or do you mean something else by “nevertheless”? I am not aware of two different meanings of “nevertheless.” My use of “nevertheless” refers to my previous sentence, where I advised against dividing the terrace and garden into separate levels. However, for enjoying the view, having a platform could be nice. The garage roof would be suitable for that. Of course, I am referring to a garage that, according to my proposal, is detached from the main building. Originally, a roof terrace was planned on the garage connected to the house (which I strongly advise against prioritizing and instead recommend excluding it from the level layout considerations). Yes, the original plan would have observed the building setback, but I advise not to continue with that and to reject it completely.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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hanghaus20235 Nov 2025 13:55@Philip St So, what happened next?
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Philip St5 Nov 2025 13:57This week, we visited another company and started from scratch. The building will have three stories, but it will be a bit narrower. Everything is much better planned and tailored to our wishes. Once I have the floor plans, I will upload everything here.
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Philip St11 Dec 2025 21:56Attached is the new design. It is completely planned according to our needs, not a catalog house, but individually created.
We already have a list of change requests but would like to hear your opinions first.
A window will be added in the stairwell, the small storage room on the upper floor will be removed, and the bathroom will be significantly enlarged instead.
In the basement, we will move the wall to make the bathroom a bit more spacious, in one direction or another.
The terrace at the back of the house is drawn with a width of 3m (10 feet).
The passage from the garage to the utility room will be removed. Instead, there will be a door from the garage directly into the hallway, and the cloakroom will be moved to the other side.
The garage will be slightly wider, and the garage door will be enlarged to 5.50m (18 feet).
We have redesigned the fireplace, as its current position between the living and dining rooms is inconvenient; it will be moved to the left wall.
On the ground floor, we would remove the shower and prefer a larger bathroom instead.
Possibly a sliding door to the kitchen, as this would allow better use of space for us.
The terrace requires a 3m (10 feet) planting strip on the east side towards the neighbor again, since no setback waiver is accepted.
Please provide suggestions for improvements.
More detailed plans are not yet available.
We already have a list of change requests but would like to hear your opinions first.
A window will be added in the stairwell, the small storage room on the upper floor will be removed, and the bathroom will be significantly enlarged instead.
In the basement, we will move the wall to make the bathroom a bit more spacious, in one direction or another.
The terrace at the back of the house is drawn with a width of 3m (10 feet).
The passage from the garage to the utility room will be removed. Instead, there will be a door from the garage directly into the hallway, and the cloakroom will be moved to the other side.
The garage will be slightly wider, and the garage door will be enlarged to 5.50m (18 feet).
We have redesigned the fireplace, as its current position between the living and dining rooms is inconvenient; it will be moved to the left wall.
On the ground floor, we would remove the shower and prefer a larger bathroom instead.
Possibly a sliding door to the kitchen, as this would allow better use of space for us.
The terrace requires a 3m (10 feet) planting strip on the east side towards the neighbor again, since no setback waiver is accepted.
Please provide suggestions for improvements.
More detailed plans are not yet available.
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