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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florian935 Jul 2021 20:52ypg schrieb:
I think the issue hasn’t been fully considered yet. I already mentioned it or asked how things stand regarding the in-law apartment financed by the parents.
I believe the original poster is a bit shocked 😳 Shocked would be an exaggeration, I have thick skin 🙂 I do read along regularly, but today I won’t have time to respond in detail to everything. Honestly, I didn’t expect so much feedback. So I’ll reply more carefully tomorrow. Still, many thanks to everyone for the input!
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florian936 Jul 2021 08:33So, I have read everything again carefully. I understood many of the criticisms. Many tips are great, while some were a bit borderline. Unfortunately, I won’t be able to respond to everyone individually. I hope no one takes that the wrong way.
First, I want to make one thing clear: neither do we want to shove my parents into some dark storage room, nor squeeze them into a tiny space. I would even say we have a very good relationship with them. Anything else would be reckless when planning a joint project. By joint, I also mean that they have been fully involved throughout the entire planning phase and we have been in continuous consultation with them—completely voluntarily, without the recommendation of a therapist. Everything else that was written was purely speculative (admittedly with a lot of imagination). I would like to close the discussion about the granny flat here. Understood the criticism.
I think I mentioned this before: the third unit comes from the fact that we are planning kitchen connections in one of the children’s rooms upstairs. And we want to prepare them anyway, since theoretically we want to be able to convert the upper floor into a separate unit if needed.
First of all, thank you very much for your very detailed feedback. It is invaluable to us. A few answers to your questions:
Yes, that is supposed to be the washing machine. But we would actually prefer it in the technical room or would like to turn the technical room into a utility room. We definitely need to reconsider this.
All financing and subsidy matters are handled centrally by us. We are the only ones dealing with the bank/KfW. We sort out everything else internally with my parents. But of course, they do get a “slice of the pie” for their living unit.
Not 100% yet. Otherwise, I probably wouldn’t be here 🙂
Our idea was actually to separate the hallway from the front door with a glass door to create a kind of vestibule. But your criticism is generally valid. The upper floor is quite distant, especially when you are in the living room. The bottleneck is also still a sore point for me. Someone had the idea earlier to swap the kitchen and living room, and I’m liking that idea more and more.
I don’t take it the wrong way, although I must admit I don’t like the tone. I enjoy discussions. I also don’t see the criticism of the design as criticism of me personally, even though that tends to get mixed here. But I think everything should stay on a factual level. I don’t personally attack anyone or make assumptions (at best guesses), and I expect the same respect. So, let’s drop the harsh tone—we all like each other here! 😀
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I have certainly left many questions unanswered. I’ll review later to see if I can answer some of them directly.
First, I want to make one thing clear: neither do we want to shove my parents into some dark storage room, nor squeeze them into a tiny space. I would even say we have a very good relationship with them. Anything else would be reckless when planning a joint project. By joint, I also mean that they have been fully involved throughout the entire planning phase and we have been in continuous consultation with them—completely voluntarily, without the recommendation of a therapist. Everything else that was written was purely speculative (admittedly with a lot of imagination). I would like to close the discussion about the granny flat here. Understood the criticism.
Ysop*** schrieb:
But I don’t see any subsidy for the third unit. It is only possible to divide that at some point in the future. Right now, it’s a residential building with a granny flat. Or am I misunderstanding?
I think I mentioned this before: the third unit comes from the fact that we are planning kitchen connections in one of the children’s rooms upstairs. And we want to prepare them anyway, since theoretically we want to be able to convert the upper floor into a separate unit if needed.
ypg schrieb:
Me again, I have looked at some things again and read everything calmly.
First of all, thank you very much for your very detailed feedback. It is invaluable to us. A few answers to your questions:
ypg schrieb:
Then I’m looking for the utility room, the place where you wash laundry... and I see in the guest restroom a square which is supposedly the washing machine??? 🤨 Despite not liking laundry, precisely because of such a nice and spacious house, a 6sqm (65 sq ft) laundry room should be planned where you can also hang delicate hand-washed items?! I call that a typical architect’s mistake, not planning this 🙂
Yes, that is supposed to be the washing machine. But we would actually prefer it in the technical room or would like to turn the technical room into a utility room. We definitely need to reconsider this.
ypg schrieb:
Regarding the granny flat: Is it correct that your parents will receive the subsidy? Or, since they are financing it and you are calculating... could that be an issue?
All financing and subsidy matters are handled centrally by us. We are the only ones dealing with the bank/KfW. We sort out everything else internally with my parents. But of course, they do get a “slice of the pie” for their living unit.
ypg schrieb:
I like the approach… but are you sure your needs are met with this plan?
Not 100% yet. Otherwise, I probably wouldn’t be here 🙂
ypg schrieb:
Yes, I think so. It’s definitely a stylish house. But inside, for example, the upper floor is quite isolated. You have to go through a “hallway” to get to the children’s room. I think as a small child, I would be afraid to open the “apartment door” and go through the area that leads to the garages just to get to the sleeping level. And what if I sleep restlessly as a child? Then you have quite a long distance to check on them. I don’t find that family-friendly. Small children often need to be checked on fairly frequently.
Also, the passage to the chill lounge through a bottleneck at the kitchen is not ideal for everyone.
Essentially, the house doesn’t really fulfill any needs properly. It’s not a family house; for a yuppie house, the kitchen is poorly placed; the apartment may be suitable for an au pair, but it’s not senior-friendly for today’s standards.
Our idea was actually to separate the hallway from the front door with a glass door to create a kind of vestibule. But your criticism is generally valid. The upper floor is quite distant, especially when you are in the living room. The bottleneck is also still a sore point for me. Someone had the idea earlier to swap the kitchen and living room, and I’m liking that idea more and more.
pagoni2020 schrieb:
In my opinion, a very important point that all sides should be honest about. Strictly according to the motto: say the worst things upfront! I also find it just as important that the parents clearly state their position, because they can’t necessarily expect the son to take care of things when it occurs to them someday...
I hope you don’t take this the wrong way, but I say this from my OWN EXPERIENCE seriously, because such a long cohabitation is nice but can also fail if not clearly defined from the beginning. Unspoken expectations or wishes often simmer under the surface...
Therefore, your parents should also decide clearly, because you can see what twists you are turning in the planning to cover all wishes and possibilities.
So for the parents too: be straight and get rid of the subjunctive!
I don’t take it the wrong way, although I must admit I don’t like the tone. I enjoy discussions. I also don’t see the criticism of the design as criticism of me personally, even though that tends to get mixed here. But I think everything should stay on a factual level. I don’t personally attack anyone or make assumptions (at best guesses), and I expect the same respect. So, let’s drop the harsh tone—we all like each other here! 😀
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I have certainly left many questions unanswered. I’ll review later to see if I can answer some of them directly.
I would plan a standard single-family house for your part without adding too many "what if" scenarios. You can prepare the connections for a kitchen on the second floor or include a lightweight partition wall to remove a child’s bedroom if needed.
Maybe the child will move into the grandparents’ apartment, or you will move into the granny flat, with the child and grandchild living in your section. Perhaps an external staircase plus an additional balcony could be planned for the upper-floor apartment.
In a multi-generational house, you don’t have to separate the living units as rigidly as you would with unrelated tenants. Still, it’s important to respect each other’s privacy.
Laundry in the bathroom is a no-go in a new build, especially with three children, since the laundry piles up and forces you to navigate through dirty clothes just to get to the toilet.
Maybe the child will move into the grandparents’ apartment, or you will move into the granny flat, with the child and grandchild living in your section. Perhaps an external staircase plus an additional balcony could be planned for the upper-floor apartment.
In a multi-generational house, you don’t have to separate the living units as rigidly as you would with unrelated tenants. Still, it’s important to respect each other’s privacy.
Laundry in the bathroom is a no-go in a new build, especially with three children, since the laundry piles up and forces you to navigate through dirty clothes just to get to the toilet.
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pagoni20206 Jul 2021 09:26florian93 schrieb:
I don’t take it personally, even though I have to admit that I don’t like the “tone.” That might have been a bit inappropriate, of course it’s your project and it’s not really my place to interfere too much. Sorry if I overstepped your boundaries!
It was more meant as a somewhat blunt response to clearly express my lack of understanding. Maybe it’s because I’m reflecting more on the past today and have experienced similar situations myself, which doesn’t mean the situation has to unfold the same way or people feel the same.
As I mentioned, I do often read here in the forum that the younger generation tends to focus too much on their own interests and somehow just handles things with the “older” generation. Maybe unintentionally or out of carelessness, but it happens!
That hasn’t happened to me personally — I’m building myself for the second time — but I do see it sometimes in my surroundings, which I find unfortunate.
Just see it as a thought-provoking comment from someone who went through a similar situation and briefly took a firm stand on your parents’ side and spoke out strongly.
As I also said, I see a responsibility on the parents’ side to take a clear position, since what I feared often happens in the opposite direction as well.
I generally think multigenerational living solutions are great and would always choose that for myself again, but only when each party really lives comfortably — on equal footing in both directions.
Enjoy the rest of your planning!
I have to say, if I were to design a multi-generational house with my parents or parents-in-law today, I would include a large common area.
Looking back, and even now to some extent (despite being about 200 m (650 feet) apart as the crow flies), eating and celebrating have blended together. Before the pandemic, I had dinner at my parents’ place at least twice a week—simply because the food was ready on the table. My mother celebrated her birthday at our house, and my birthday coffee was at my parents’. It just happened naturally. Often, whoever had the time or felt like it took the lead.
My father (who has severe motor limitations) is a magnet for children. Whether they are his own grandchildren or neighborhood kids, there’s often a fort, a Lego creation, or something else being built around him. The living room frequently feels overcrowded.
I’m digressing. Think carefully about what daily life will look like in the future. With three or more grandchildren (if siblings are involved, how will overnight stays be managed?), your parents’ home will likely be too small.
I would probably plan for two separate living units, each with its own utility room, storage room, and a smaller common room. One of the units should be accessible/barrier-free. Between them, there should be a large shared space with a table for 10 or more, a sofa area, terrace, and so on.
Looking back, and even now to some extent (despite being about 200 m (650 feet) apart as the crow flies), eating and celebrating have blended together. Before the pandemic, I had dinner at my parents’ place at least twice a week—simply because the food was ready on the table. My mother celebrated her birthday at our house, and my birthday coffee was at my parents’. It just happened naturally. Often, whoever had the time or felt like it took the lead.
My father (who has severe motor limitations) is a magnet for children. Whether they are his own grandchildren or neighborhood kids, there’s often a fort, a Lego creation, or something else being built around him. The living room frequently feels overcrowded.
I’m digressing. Think carefully about what daily life will look like in the future. With three or more grandchildren (if siblings are involved, how will overnight stays be managed?), your parents’ home will likely be too small.
I would probably plan for two separate living units, each with its own utility room, storage room, and a smaller common room. One of the units should be accessible/barrier-free. Between them, there should be a large shared space with a table for 10 or more, a sofa area, terrace, and so on.
florian93 schrieb:
And that even voluntarily, without the recommendation of a counselor. Again: this is not about troubled minds that need to be fixed with a pipe wrench and some spray lubricant. It’s about a professional in conversation facilitation who can draw out unspoken issues—not to disinherit each other afterwards, but to gain insights for planning.
florian93 schrieb:
So, enough with the harsh tone, That’s not coming from @pagoni2020—our newcomer from the environmental group, @driver55, seems to be more responsible for that ;-)
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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