ᐅ Floor Plan Single-Family Home with Granny Flat as a Three-Unit Residence
Created on: 5 Jul 2021 06:50
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florian93
Hello everyone,
I have been a quiet reader here for a long time and have gained a lot of information and ideas from this forum. Many thanks for that!
Since the end of last year, we have been looking into building a house. Initially, we spoke with a few turnkey construction companies. We moved forward with planning more concretely with one company. However, we were never completely satisfied with the results, as we felt the flexibility and individuality were always limited beyond a certain point. Meanwhile, we have turned to an architect from the neighboring village who will support us from planning to the finished house (phases 1-8). We have now reached the point of a "final" draft including a cost estimate.
Development plan/restrictions
Plot size: 709 sqm (7,630 sq ft)
Slope: No
Floor area ratio (FAR): 0.4
Floor space index (FSI): 0.8
Building envelope, building line, and boundary: see plan
Edge construction: garage
Number of parking spaces: 1.5 per residential unit (= 5)
Number of floors: 1.5
Roof type: 38-47° (100-116°F) gable or half-hipped roof
Style: No specification
Orientation: No specification
Maximum height/restrictions: None
Other requirements: None
Client requirements
Style, roof type, building type: Classic-modern, gable roof
Basement, floors: 2 full floors (according to development plan only 1.5 => however, neighbors in the immediate area have been granted permission for 2 as long as the overall height does not exceed 1.5, which requires a lower roof pitch)
Number of people, age:
Space requirements on ground floor and upper floor:
Office: home office
Overnight guests per year: can sleep on the sofa
Open or closed architecture: open
Conservative or modern construction: modern
Open kitchen, kitchen island: open, kitchen island maybe
Number of dining seats: 6
Fireplace: provision for future installation
Music/stereo wall: No
Balcony, roof terrace: No
Garage, carport: garage, but also open to a carport (depending on savings)
Vegetable garden, greenhouse: No, possibly a small utility area in the garden
Other wishes/special features/daily routine, including reasons for choices or exclusions: None
House design
Who designed the plan: architect
What do you especially like? Why?
What do you dislike? Why?
Cost estimate according to architect/planner:
Personal budget limit for the house, including fittings: Is it even possible to define this nowadays?
Preferred heating system: heat pump
If you had to give up something, which features/extensions
- you can live without: fireplace (or just fireplace preparation), smart home (I’m an IT professional and can retrofit it myself later)
- you cannot live without: none
Why does the design look as it does now? For example:
Standard design from the planner? Basic idea is ours + several discussions with the architect
Which wishes were implemented by the architect?
What makes it particularly good or bad in your opinion?
What is the most important/basic question about the floor plan summed up in 130 characters?
I have been a quiet reader here for a long time and have gained a lot of information and ideas from this forum. Many thanks for that!
Since the end of last year, we have been looking into building a house. Initially, we spoke with a few turnkey construction companies. We moved forward with planning more concretely with one company. However, we were never completely satisfied with the results, as we felt the flexibility and individuality were always limited beyond a certain point. Meanwhile, we have turned to an architect from the neighboring village who will support us from planning to the finished house (phases 1-8). We have now reached the point of a "final" draft including a cost estimate.
Development plan/restrictions
Plot size: 709 sqm (7,630 sq ft)
Slope: No
Floor area ratio (FAR): 0.4
Floor space index (FSI): 0.8
Building envelope, building line, and boundary: see plan
Edge construction: garage
Number of parking spaces: 1.5 per residential unit (= 5)
Number of floors: 1.5
Roof type: 38-47° (100-116°F) gable or half-hipped roof
Style: No specification
Orientation: No specification
Maximum height/restrictions: None
Other requirements: None
Client requirements
Style, roof type, building type: Classic-modern, gable roof
Basement, floors: 2 full floors (according to development plan only 1.5 => however, neighbors in the immediate area have been granted permission for 2 as long as the overall height does not exceed 1.5, which requires a lower roof pitch)
Number of people, age:
- Currently: 3 (Dad 27, Mom 25, son 1)
- Future: 4-5 (Dad, Mom, 2-3 children) + 2 in granny flat (parents, in about 5-10 years)
Space requirements on ground floor and upper floor:
- Ground floor + upper floor:
- Size: approx. 160-180 sqm (1,722-1,938 sq ft); inspired by the new build of an acquaintance
- Rooms ground floor: open kitchen/dining/living area + small pantry, office, utility/technical room, guest WC
- Rooms upper floor: large bathroom, master bedroom, 3 children’s rooms
- Granny flat:
- Size: approx. 50 sqm (538 sq ft); based on our old 2-room apartment
- Rooms: open kitchen/dining/living area, bathroom, bedroom
Office: home office
Overnight guests per year: can sleep on the sofa
Open or closed architecture: open
Conservative or modern construction: modern
Open kitchen, kitchen island: open, kitchen island maybe
Number of dining seats: 6
Fireplace: provision for future installation
Music/stereo wall: No
Balcony, roof terrace: No
Garage, carport: garage, but also open to a carport (depending on savings)
Vegetable garden, greenhouse: No, possibly a small utility area in the garden
Other wishes/special features/daily routine, including reasons for choices or exclusions: None
House design
Who designed the plan: architect
What do you especially like? Why?
- Use as a single-family house plus granny flat, with the option to separate into 3 units later, e.g., when children grow older or if renting is desired
- Separate garden areas for the main house and granny flat
- Large windows facing south => lots of daylight (neighbor to the south is quite far away + good privacy to the east thanks to granny flat)
- Garden/terraces on the south side
- Direct access to the garage from inside
- Direct access to the granny flat for times of sole family use
What do you dislike? Why?
- Very dark entrance area
- Concern that the kitchen/dining/living area might be too small or cramped
Cost estimate according to architect/planner:
- Note: everything calculated very generously based on current raw material prices
- All-in: 778k (we already own the serviced land)
- of which 40k are additional construction costs
- of which 35k already planned for furnishings
- of which 50k already planned for outdoor facilities and open spaces
- Resulting in:
- after deductions for subsidies: 662k (3x KfW 40 Plus + energy consultant = 116k)
- after deductions for assured DIY work: 642k
- after deduction of approx. 160k for granny flat (financed by parents): 482k
Personal budget limit for the house, including fittings: Is it even possible to define this nowadays?
Preferred heating system: heat pump
If you had to give up something, which features/extensions
- you can live without: fireplace (or just fireplace preparation), smart home (I’m an IT professional and can retrofit it myself later)
- you cannot live without: none
Why does the design look as it does now? For example:
Standard design from the planner? Basic idea is ours + several discussions with the architect
Which wishes were implemented by the architect?
- Almost all of our wishes
- Staircase with straight steps
What makes it particularly good or bad in your opinion?
- Good: not a run-of-the-mill standard design, visually very appealing (in our opinion)
- Bad: nothing
What is the most important/basic question about the floor plan summed up in 130 characters?
- We would simply like some unbiased opinions/optimizations from third parties
- How can the entrance area be improved in terms of natural light?
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pagoni20205 Jul 2021 13:11florian93 schrieb:
So far, we have mainly received suggestions regarding the secondary apartment (which we are definitely very grateful for!), so we would be happy to see the kitchen proposal from @Ysop*** 🙂 Of course, further feedback on the rest of the plan, excluding the secondary apartment, is also very welcome. We will review the latter separately with my parents, as described. The "issue" is that if you plan a genuinely equal and well-designed secondary apartment in the house, this affects the entire building. It would be different if you only planned what remains as a secondary apartment... but I don’t think that would be appropriate. Having a nice apartment stand empty for five years, especially now while your family is still small, doesn’t seem ideal to me.
For me, the fundamental question would come up much earlier and deeper: can/will the parents move already? There are definitely options for that as well. Or they build it in advance for themselves and rent it out for up to five years until they move in.
You will manage the kitchen and other details anyway; for me, the basic concept still doesn’t feel right.
florian93 schrieb:
We deliberately decided _against_ a guest room, That was also related to the parents’ apartment and the suggestion from somewhere else about planning separate bedrooms.
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Myrna_Loy5 Jul 2021 13:14Why separate offices? Why not a shared one? The likelihood of both a teacher and an IT professional working full-time in the office at the same time, especially with three children, is quite low.
Why not have one office with two workstations? Especially considering that for the next 10 to 15 years, an entire wing will still be available as space. You are currently three people and planning 230 m² (2,475 sq ft) of living area. That’s already a substantial house.
Why not have one office with two workstations? Especially considering that for the next 10 to 15 years, an entire wing will still be available as space. You are currently three people and planning 230 m² (2,475 sq ft) of living area. That’s already a substantial house.
florian93 schrieb:
Of course, further feedback on the rest of the plan is also welcome, excluding the granny flat. As mentioned, we will review that separately with my parents. But you still haven't answered my questions. You seem to expect only cosmetic suggestions for the kitchen, etc., even though the entire floor plan or the concept of the three residential units still needs to be changed...
About the Granny Flat
I wouldn’t want to move in there.
1. Very cramped – you no longer work, want to pursue hobbies, or simply sleep without your partner’s snoring. No chance to get some space from each other.
2. If mobility is limited or care services are needed, it’s no longer suitable.
Check out Nullbarriere for more information on this.
The headroom is extremely tight. You wouldn’t be the first where the planned space is insufficient. Minimum clearances, space for the technician, etc.
Utility room: where will laundry be done, canned goods, tools, and decorations stored?
Bedroom downstairs: draw in a proper bed frame.
The kitchen is more for show and not practical. Maybe swap it with the living room.
Draw all furniture to scale everywhere and consider clearance spaces, e.g. 80 cm (31 inches) from table edge to wall (minimum).
I wouldn’t want to move in there.
1. Very cramped – you no longer work, want to pursue hobbies, or simply sleep without your partner’s snoring. No chance to get some space from each other.
2. If mobility is limited or care services are needed, it’s no longer suitable.
Check out Nullbarriere for more information on this.
The headroom is extremely tight. You wouldn’t be the first where the planned space is insufficient. Minimum clearances, space for the technician, etc.
Utility room: where will laundry be done, canned goods, tools, and decorations stored?
Bedroom downstairs: draw in a proper bed frame.
The kitchen is more for show and not practical. Maybe swap it with the living room.
Draw all furniture to scale everywhere and consider clearance spaces, e.g. 80 cm (31 inches) from table edge to wall (minimum).
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florian935 Jul 2021 13:25Myrna_Loy schrieb:
Why separate offices? Why not a shared one? The likelihood that both a teacher and an IT professional with three children will be working full-time in the office at the same time is quite low.
Why not one office with two workstations? Especially considering that for the next 10 to 15 years, an entire wing will still be available as space. You are currently three people and planning 230 sqm (2475 sq ft) of living area. That’s quite a substantial house. We actually don’t need that. One shared office is perfectly enough. We totally agree with you. But of course, we don’t want to leave the granny flat empty for too long and would initially use it as an office. That’s why, theoretically, we wouldn’t need the office on the ground floor (which is currently labeled as “bedroom”). That gave me the idea of maybe removing the wall towards the living area first to significantly enlarge the living space. If (after the parents move in) the area is needed as an office again, we could simply install a drywall partition.
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florian935 Jul 2021 13:27Gudeen. schrieb:
You still haven’t answered my questions. It seems you’re only expecting cosmetic suggestions for the kitchen, etc., even though the entire floor plan and the concept of the three residential units would actually need to be changed...Sorry, the response at https://www.hausbau-forum.de/threads/einfamilienhaus-elw-als-3-parteien-haus.39733/post-508896 was also meant for you. I forgot to mention you. It slipped my mind with so many replies in such a short time.
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