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.
P
Philip St2 Sep 2025 12:19I also find the partial basement interesting, as it would allow more of our wishes to be taken into account. I assume the costs would be significantly higher here? It would raise us higher, and on the ground floor we would have direct level access to a terrace.
Can anyone estimate what additional costs might arise? The garage would then be omitted and integrated into this space.
@hanghaus2023 I don’t like that the utility room is next to the bedrooms on the ground floor. Also, there is no large bathroom shown downstairs, which is needed there, not upstairs. An area of 18sqm (194 sq ft) is planned for the hallway, the pantry is clearly too small, and the TV is mounted on the wall to the guest room. I much prefer our layout design or the alternative one.
Can anyone estimate what additional costs might arise? The garage would then be omitted and integrated into this space.
@hanghaus2023 I don’t like that the utility room is next to the bedrooms on the ground floor. Also, there is no large bathroom shown downstairs, which is needed there, not upstairs. An area of 18sqm (194 sq ft) is planned for the hallway, the pantry is clearly too small, and the TV is mounted on the wall to the guest room. I much prefer our layout design or the alternative one.
P
Philip St2 Sep 2025 12:46@hanghaus2023 In the partial basement, does that include the garage, a stairwell, and the technical room? What makes sense here? We actually want to reduce living space a bit.
Philip St schrieb:
Are the costs presumably much higher here? Good starting point. The planner estimates around €680,000 including exterior landscaping for the initial draft.
How much do you want or can you afford to spend, regardless of that figure?
…
Philip St schrieb:
I don’t like that the utility room is next to the bedrooms on the ground floor. Also, there’s no large bathroom planned downstairs, which is needed there, not upstairs. They plan 18m² (194 sq ft) for the entrance hall, the pantry is clearly too small, and the TV is mounted on the wall shared with the guest room. I much prefer our layout or the alternative. Certainly, a sketch is not the final product. Here the main idea is to incorporate the transverse staircase and the overall division.
By the way, 18m² (194 sq ft) for the entrance hall is actually less than the original plan with about 23m² (248 sq ft).
And why criticize a TV on the guest room wall if you say guests rarely stay overnight?
Philip St schrieb:
Also, that a separate apartment could be created in the basement later for a child. Could you explain why you want to fit yourself into this framework?
Philip St schrieb:
However, we would prefer not to go up and down too many stairs to the house. That’s why you’re asking whether one can access the “north terrace” from the upper floor by stairs?!
Why is there a terrace drawn there in the first place? Do you want a second terrace? One specifically facing north? A ground floor terrace? Or what was the intention behind this added terrace?
Philip St schrieb:
Can you simply lower our house as it is, so that you can step out onto the north terrace from the living upper floor? …
Papierturm schrieb:
Just the 5.5m (18 ft) slope alone is quite a challenge. Exactly. One must accept that and not constantly think in terms of flat-level designs.
It is a hillside plot, which you can approach differently but still live well on. You just need to be open to that.
I’ve mentioned this in other forums as well.
Surely you’re still at the early stage, as the photos show. This is what brainstorming looks like and it’s not wrong.
But have you really thought about the actual living experience?
Many prospective builders spend months or even years considering what they want, what’s practical and what isn’t, including decisions about walls, small or large rooms, windows, sightlines, open-plan living, vaulted ceilings, storage space, privacy, private zones, living on one level or “only” with a roof terrace, living in a single-family house or condo, disadvantages of later subdividing into two apartments, drawbacks of sliding doors or open doorways, and so on.
In the design on page 1, I don’t see anything I would want. And I don’t mean the limitations resulting from the hill.
The garage and kitchen are too small, do you not use bikes at all? How would the kitchen access a utility garden? Dark hallway, that strange north terrace in front of the gloomy children’s room, upstairs then… well, it’s all been said. I wouldn’t even have put that one up for discussion; it’s that uninspiring. A visible roof truss won’t help there.
The second design is also not customized for the plot.
And that brings me back to my earlier question: how much budget have you planned for the house or building construction?
H
hanghaus20232 Sep 2025 15:35I have visualized both options. Your first draft fits the slope quite well but is unfortunately too large. The budget won’t be sufficient for that. I don’t share your concerns about the steep driveway. Every car can handle a 20% gradient. However, if you want a flat forecourt, it will become even steeper. Alternatively, you could place the garage three steps lower. But then you would still need retaining walls along the eastern boundary and a cooperative neighbor.
Your garage will also be built quite deep into the ground—about 2 meters (6.5 feet) in the end.
In my opinion, having the garage on the street side is always worth considering.
The floor plans are just placeholders, so you can see that a smaller size is possible. About 13 by 9 meters (43 by 30 feet) still results in quite a lot of living space.
Your garage will also be built quite deep into the ground—about 2 meters (6.5 feet) in the end.
In my opinion, having the garage on the street side is always worth considering.
The floor plans are just placeholders, so you can see that a smaller size is possible. About 13 by 9 meters (43 by 30 feet) still results in quite a lot of living space.
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Philip St2 Sep 2025 15:47Where exactly is the visualization? Nothing is showing up for me.
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Philip St2 Sep 2025 15:51The construction company was unable to provide us with a visualization, so we are very interested in it. It will be good to see how it actually looks approximately.
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