ᐅ Ground floor approximately 100 sqm, upper floor adaptable for expansion (planned bathroom, 2 children's bedrooms, 1 storage room)
Created on: 28 Mar 2018 10:32
P
pffreestyler
Hello,
Development plan / restrictions
Plot size: 879 sqm (9,458 sq ft)
Slope: no
Site occupancy index: 0.3
Floor area ratio: 0.45
Building envelope, building line and boundary: 5 m (16 ft) to the street, 3 m (10 ft) each to the orchard area and neighbors
Edge development /
Number of parking spaces: 2
Number of floors: 2
Roof type: gable roof
Construction style: solid / masonry
Maximum heights / limits: ridge height 9.0 m (30 ft), eaves height 6.0 m (20 ft)
Other requirements
Homeowners’ requirements: living room facing south, small office (initially used as a nursery), walk-in shower on ground floor, utility room on the driveway side
Style, roof type, building type
Basement, floors: no basement, 1.5 stories
Number of residents, age: 2 – under 30
Office use: family use rather than home office
Number of overnight guests per year: 2-3
Open or closed architecture: closed
Traditional or modern style: rather traditional
Open kitchen, kitchen island: no
Number of dining seats: 6
Fireplace: no
Music / stereo wall: no
Balcony, roof terrace: no
Garage, carport: carport planned later on the east side
Kitchen garden, greenhouse: no
House design
Designer: general contractor
What do you like most? Why? living room facing south, the number of rooms as desired
What do you dislike? Why? the office window 1 should be moved from south to west (otherwise the wall looks too bare); driveway and access to be on the east, not the west
Price estimate by architect/planner: available after Easter; currently mainly focused on the floor plan
Personal price limit including fixtures: expected around €1,700 per sqm (sq ft conversion not added per instruction)
Preferred heating: gas
If you have to give up, which details/features?
-can give up: bathtub
-cannot give up:
Why is the design as it is now?
The floor plan is based on a very similar layout seen during a house viewing and is our favorite among all viewings and catalog research. We only adapted it slightly to our needs (removed guest WC and enlarged living room, rotated office).
What is the most important/basic question about the floor plan in 130 characters?
The floor plan basically fits us, but I would appreciate your opinion to see if any improvements are possible. Note: as mentioned, we want to move the office window to the west so the wall doesn’t look so bare. Driveway on the east, not west. Therefore, the bare wall on the west is where the carport will go up to the utility room door. Alternatively, a window could be added to the living room there and the carport start behind the house. The plot allows this.
My main concern is that we’re not 100% happy with the roof’s east-west orientation; I would prefer a north-south alignment. Do you have ideas on rotating the floor plan 90 degrees while keeping the layout mostly unchanged? Only the kitchen and office could be swapped.
PS: The square meter figures for the hallway may be incorrect; the contractor will finalize after Easter. Correct figures will be approximately: living room 31.79 sqm (342 sq ft), kitchen 15.19 sqm (163 sq ft), utility room 9.87 sqm (106 sq ft), hallway about 19.5 sqm (210 sq ft), office/child room 1 about 8 sqm (86 sq ft), bedroom about 11.8 sqm (127 sq ft), bathroom about 8.5 sqm (91 sq ft)
Plot details: length west: 40 m (131 ft), east: 42 m (138 ft), width: 21.5 m (71 ft)
Best regards
Development plan / restrictions
Plot size: 879 sqm (9,458 sq ft)
Slope: no
Site occupancy index: 0.3
Floor area ratio: 0.45
Building envelope, building line and boundary: 5 m (16 ft) to the street, 3 m (10 ft) each to the orchard area and neighbors
Edge development /
Number of parking spaces: 2
Number of floors: 2
Roof type: gable roof
Construction style: solid / masonry
Maximum heights / limits: ridge height 9.0 m (30 ft), eaves height 6.0 m (20 ft)
Other requirements
Homeowners’ requirements: living room facing south, small office (initially used as a nursery), walk-in shower on ground floor, utility room on the driveway side
Style, roof type, building type
Basement, floors: no basement, 1.5 stories
Number of residents, age: 2 – under 30
Office use: family use rather than home office
Number of overnight guests per year: 2-3
Open or closed architecture: closed
Traditional or modern style: rather traditional
Open kitchen, kitchen island: no
Number of dining seats: 6
Fireplace: no
Music / stereo wall: no
Balcony, roof terrace: no
Garage, carport: carport planned later on the east side
Kitchen garden, greenhouse: no
House design
Designer: general contractor
What do you like most? Why? living room facing south, the number of rooms as desired
What do you dislike? Why? the office window 1 should be moved from south to west (otherwise the wall looks too bare); driveway and access to be on the east, not the west
Price estimate by architect/planner: available after Easter; currently mainly focused on the floor plan
Personal price limit including fixtures: expected around €1,700 per sqm (sq ft conversion not added per instruction)
Preferred heating: gas
If you have to give up, which details/features?
-can give up: bathtub
-cannot give up:
Why is the design as it is now?
The floor plan is based on a very similar layout seen during a house viewing and is our favorite among all viewings and catalog research. We only adapted it slightly to our needs (removed guest WC and enlarged living room, rotated office).
What is the most important/basic question about the floor plan in 130 characters?
The floor plan basically fits us, but I would appreciate your opinion to see if any improvements are possible. Note: as mentioned, we want to move the office window to the west so the wall doesn’t look so bare. Driveway on the east, not west. Therefore, the bare wall on the west is where the carport will go up to the utility room door. Alternatively, a window could be added to the living room there and the carport start behind the house. The plot allows this.
My main concern is that we’re not 100% happy with the roof’s east-west orientation; I would prefer a north-south alignment. Do you have ideas on rotating the floor plan 90 degrees while keeping the layout mostly unchanged? Only the kitchen and office could be swapped.
PS: The square meter figures for the hallway may be incorrect; the contractor will finalize after Easter. Correct figures will be approximately: living room 31.79 sqm (342 sq ft), kitchen 15.19 sqm (163 sq ft), utility room 9.87 sqm (106 sq ft), hallway about 19.5 sqm (210 sq ft), office/child room 1 about 8 sqm (86 sq ft), bedroom about 11.8 sqm (127 sq ft), bathroom about 8.5 sqm (91 sq ft)
Plot details: length west: 40 m (131 ft), east: 42 m (138 ft), width: 21.5 m (71 ft)
Best regards
hanse987 schrieb:
According to the original poster's sketch, the roof pitch is 45° @hanse987 Well, let's see what the original poster can still manage with the staircase. At least you really saved him here, especially regarding the layout, in my opinion.
And I still consider the whole discussion about the attic unnecessary.
If the original poster comes in here with a house that is obviously almost finished and has a "spare attic," and neither by looking at the actual attic nor the plans recognizes that the wish for "3 spacious (!!!) rooms, a bathroom, and a storage room" is not even remotely achievable, then this will play out the same way as with the ground floor planning: countless good and well-founded suggestions will be made, but the original poster won’t care at all.
I feel the same as Kaho; I’m still in the shaking-my-head phase, wondering how someone could approach building so naively and only start thinking about how the upper floor should look when the house is practically finished. At that point, there’s simply no helping it, sorry. If a few thoughts had been given beforehand to the attic to be built, at least one or two dormer windows or offsets would have been considered so that livable rooms could be created up there. Or is the plan to tear open the roof later during the conversion to add one or more dormers? Now that’s what I call forward-looking planning! Judging by the picture (though it’s possible it’s just not visible there), no wiring has even been installed in the attic yet.
This whole situation is so absurd that I don’t know where to start or stop shaking my head. Of course, you can blame the general contractor too, but if the original poster was just as resistant to advice there as here, then the contractor probably thought at some point: I’ll build it the way this fool wants, their problem. I can completely understand that.
If the original poster comes in here with a house that is obviously almost finished and has a "spare attic," and neither by looking at the actual attic nor the plans recognizes that the wish for "3 spacious (!!!) rooms, a bathroom, and a storage room" is not even remotely achievable, then this will play out the same way as with the ground floor planning: countless good and well-founded suggestions will be made, but the original poster won’t care at all.
I feel the same as Kaho; I’m still in the shaking-my-head phase, wondering how someone could approach building so naively and only start thinking about how the upper floor should look when the house is practically finished. At that point, there’s simply no helping it, sorry. If a few thoughts had been given beforehand to the attic to be built, at least one or two dormer windows or offsets would have been considered so that livable rooms could be created up there. Or is the plan to tear open the roof later during the conversion to add one or more dormers? Now that’s what I call forward-looking planning! Judging by the picture (though it’s possible it’s just not visible there), no wiring has even been installed in the attic yet.
This whole situation is so absurd that I don’t know where to start or stop shaking my head. Of course, you can blame the general contractor too, but if the original poster was just as resistant to advice there as here, then the contractor probably thought at some point: I’ll build it the way this fool wants, their problem. I can completely understand that.
P
pffreestyler29 Nov 2018 12:27Oh, I really started something there.
First, a quick refresher so you don’t have to read through the entire thread again, where I already mentioned most of this.
Children’s room on the ground floor: There will be a desk with a PC; it will never be used as a children’s room. We just never cared to change the label on the plan.
Bathroom: We decided on the following layout
We’re still not sure whether to build a lowered ceiling section above the sink now or add a countertop later.
Kitchen: Same as the children’s room. That’s actually how it is. There will be a table and corner seating. We plan to add a shelf above the dishwasher later. The €400 (approx. $435) from the kitchen supplier was too expensive for a small shelf...
Doors: We reconsidered yesterday and agree with you — they will open inward into the rooms.
Bedroom: I know the bedroom in person. A 1.80 m (5 ft 11 in) bed would fit but be very cramped, so we are going with a 1.60 m (5 ft 3 in) bed. Currently, a 1.40 m (4 ft 7 in) bed is enough for us, so this is still an improvement over the current situation.
Terrace: An extra 5 m (16 ft 5 in) walk won’t kill us; quite a bit fits on a tray. We were aware of this beforehand.
Top floor: Initially, we planned two children’s rooms and a bathroom. Then comments came up from outside about adding a small storage room and possibly moving upstairs first. We liked these ideas without thinking much about how to implement them given the sloped ceilings. You have now put us back on track with that. So it will remain three rooms (two children’s rooms and one bathroom with a bathtub), and hopefully an extra small room as storage. That works too. I know it’s not perfect, and I have accepted that mentally.
Here’s a cross-section
The attic height is 2.4 m (7 ft 10 in), I remember because we measured it. I think the top floor has 2.60 m (8 ft 6 in) floor-to-ceiling height minus 10 cm (4 inches) floor construction, and the ceiling cladding will probably take another 5 cm (2 inches).
The windows are currently estimated to sit about 5-8 cm (2-3 inches) below the beams, but this is due to the 24 cm (9 inches) roller shutter box on every window.
A knee wall (kniestock) of 1 m (3 ft 3 in) is not necessary. I think my children’s room had 70-75 cm (28-30 inches) and the bed fit tightly against the wall, and I could still sleep comfortably below it when I was younger.
I also generally like Hanse’s suggestion.
The stairwell is 3.5 m (11 ft 6 in) long and 1.1 m (3 ft 7 in) wide.
@Climbee: I’m fine with criticism; we definitely give people a decent target. But you are slowly going too far. After the first criticism, there’s no need for two more posts hitting the same point. Enjoy your project, which is going great so far, but please don’t discourage us just because it’s not 100% perfect. We’re trying to make the best out of the situation. Lucky for you, you don’t have to move in!
Did I forget any information?
First, a quick refresher so you don’t have to read through the entire thread again, where I already mentioned most of this.
Children’s room on the ground floor: There will be a desk with a PC; it will never be used as a children’s room. We just never cared to change the label on the plan.
Bathroom: We decided on the following layout
We’re still not sure whether to build a lowered ceiling section above the sink now or add a countertop later.
Kitchen: Same as the children’s room. That’s actually how it is. There will be a table and corner seating. We plan to add a shelf above the dishwasher later. The €400 (approx. $435) from the kitchen supplier was too expensive for a small shelf...
Doors: We reconsidered yesterday and agree with you — they will open inward into the rooms.
Bedroom: I know the bedroom in person. A 1.80 m (5 ft 11 in) bed would fit but be very cramped, so we are going with a 1.60 m (5 ft 3 in) bed. Currently, a 1.40 m (4 ft 7 in) bed is enough for us, so this is still an improvement over the current situation.
Terrace: An extra 5 m (16 ft 5 in) walk won’t kill us; quite a bit fits on a tray. We were aware of this beforehand.
Top floor: Initially, we planned two children’s rooms and a bathroom. Then comments came up from outside about adding a small storage room and possibly moving upstairs first. We liked these ideas without thinking much about how to implement them given the sloped ceilings. You have now put us back on track with that. So it will remain three rooms (two children’s rooms and one bathroom with a bathtub), and hopefully an extra small room as storage. That works too. I know it’s not perfect, and I have accepted that mentally.
Here’s a cross-section
The attic height is 2.4 m (7 ft 10 in), I remember because we measured it. I think the top floor has 2.60 m (8 ft 6 in) floor-to-ceiling height minus 10 cm (4 inches) floor construction, and the ceiling cladding will probably take another 5 cm (2 inches).
The windows are currently estimated to sit about 5-8 cm (2-3 inches) below the beams, but this is due to the 24 cm (9 inches) roller shutter box on every window.
A knee wall (kniestock) of 1 m (3 ft 3 in) is not necessary. I think my children’s room had 70-75 cm (28-30 inches) and the bed fit tightly against the wall, and I could still sleep comfortably below it when I was younger.
I also generally like Hanse’s suggestion.
The stairwell is 3.5 m (11 ft 6 in) long and 1.1 m (3 ft 7 in) wide.
@Climbee: I’m fine with criticism; we definitely give people a decent target. But you are slowly going too far. After the first criticism, there’s no need for two more posts hitting the same point. Enjoy your project, which is going great so far, but please don’t discourage us just because it’s not 100% perfect. We’re trying to make the best out of the situation. Lucky for you, you don’t have to move in!
Did I forget any information?
pffreestyler schrieb:
oh, I really stirred something up hereYes. pffreestyler schrieb:
Did I forget any information?Yes. I like the latest design for the upper floor best. But it only works if you optimize the staircase. So, what can you still change about the stairs?
Where exactly is the stairwell opening? Can it be moved or adjusted? How long is the staircase exactly? Has it already been ordered? What is the floor-to-ceiling height on the ground floor (i.e., what height does the staircase need to cover)? Is the roof pitch really 45°? Where exactly are the windows located on the upper floor? What empty conduits have you planned or installed so far?
The staircase is shown in the plan as 15x18.57 = 2.77m (9.1 ft). What is the actual distance between the ground floor finished floor level and the upper floor finished floor level? The 2.77m (9.1 ft) indicated on the section is from the raw concrete floor to the underside of the beam.
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