ᐅ House on a slope – approximately 200 square meters of living space
Created on: 1 Nov 2017 07:51
S
SupaCriz
Good morning everyone,
we are building a single-family house with approximately 200 sqm (2,150 sq ft) of living space on a beautiful sloped plot not far from the city center. We shared some initial drafts a few months ago. Since a lot has changed since then, we are posting the current planning status again and look forward to the discussions:
Development plan/restrictions: development plan
Plot size: 500 sqm (5,380 sq ft)
Slope: yes, about 6 m (20 ft) drop over 28 m (92 ft) plot length (southeast facing slope)
Floor area ratio: 0.2
Plot ratio: 0.3 (variations are expected to be approved if the floor area ratio is respected)
Building envelope, building line and boundaries: standard setback distances
Edge development: garage will be built on the boundary line, which is permitted
Number of parking spaces: 1 + garage driveway
Number of storeys: I + IS (meaning 1 full floor + basement level → basement on the slope)
Roof style: no specification
Architectural style: no specification
Orientation: ridge must run east-west
Maximum heights/limits: eaves max. 3.60 m (11.8 ft) above street level
Other requirements
Homeowners’ requirements
Style, roof type, building type: gable roof with 48° pitch
Basement, floors: basement level – to be used as primary living space on the south slope with access to the terrace
Number of people, ages: parents just over 30, children 0 and 2 years old
Space requirements for ground floor and upper floor: ground floor: main living area and kitchen; upper floor: 3 bedrooms + bathroom; basement: summer living room/playroom with garden access, guest room
Office use: possibly a studio office under the roof (not a decisive factor)
Guests per year: long-term visits anticipated
Open or closed architecture: open
Traditional or modern construction: classic form with large, high windows
Open kitchen, kitchen island: open kitchen with cold island and seating
Number of dining seats: 6
Fireplace: probably yes, but as an external chimney
Music/stereo wall: no
Balcony, roof terrace: no
Garage, carport: prefabricated garage with masonry undercroft
Utility garden, greenhouse: no
Further wishes/special features/daily routine, including reasons why certain things should be included or excluded:
terrace access at ground level from the basement
photovoltaic system
House design
Who designed it:
- Planner from a construction company (civil engineer) / self-planned by homeowners
What do you particularly like? Why? Large basement room with terrace access. Comfortable overnight accommodation for guests.
What don’t you like? Why? The stair shape is very functional; it optimizes space usage on the upper floor and generally towards the south side of the house. A straight staircase would be preferred visually, though.
The current full storey definition according to the Bavarian Building Code of 1969 forbids, for example, raising the knee wall or adding a second dormer on the upper floor.
Estimated cost according to architect/planner: €360,000
Personal price limit for the house including fixtures: 400,000
Preferred heating technology: air-to-water heat pump
If you have to give up something, what details/finishes can you live without?
- Can give up: photovoltaic system
- Cannot give up: basement with living-quality standards
Why does the design look the way it does? For example:
Based on the plot conditions and the development plan, we have completely redesigned the first draft step by step, incorporating inspiration from this forum and new build areas (offline) / Pinterest and similar sources (online).
Currently, we are still considering the following questions:
- Floor-to-ceiling windows on the south side: single- or double-leaf? Originally double-leaf with 150 cm (60 inches) width planned. We prefer the look without the division, but then probably max. 120 cm (47 inches) wide would be possible.
- Fixed glazing as a large light strip on the southwest corner of the basement or rather two windows aligned with those above on the west facade?
- Omit the window in the small basement room on the northwest side to improve facade appearance?
- Add 2 extra roof windows next to the dormer on the upper floor to bring more light to the children’s rooms?
- Flooring on ground and basement floors: upper floor will have parquet; still undecided between parquet, continuous granite flooring, or exposed screed/smooth floor for the other two levels
We look forward to your comments!
we are building a single-family house with approximately 200 sqm (2,150 sq ft) of living space on a beautiful sloped plot not far from the city center. We shared some initial drafts a few months ago. Since a lot has changed since then, we are posting the current planning status again and look forward to the discussions:
Development plan/restrictions: development plan
Plot size: 500 sqm (5,380 sq ft)
Slope: yes, about 6 m (20 ft) drop over 28 m (92 ft) plot length (southeast facing slope)
Floor area ratio: 0.2
Plot ratio: 0.3 (variations are expected to be approved if the floor area ratio is respected)
Building envelope, building line and boundaries: standard setback distances
Edge development: garage will be built on the boundary line, which is permitted
Number of parking spaces: 1 + garage driveway
Number of storeys: I + IS (meaning 1 full floor + basement level → basement on the slope)
Roof style: no specification
Architectural style: no specification
Orientation: ridge must run east-west
Maximum heights/limits: eaves max. 3.60 m (11.8 ft) above street level
Other requirements
Homeowners’ requirements
Style, roof type, building type: gable roof with 48° pitch
Basement, floors: basement level – to be used as primary living space on the south slope with access to the terrace
Number of people, ages: parents just over 30, children 0 and 2 years old
Space requirements for ground floor and upper floor: ground floor: main living area and kitchen; upper floor: 3 bedrooms + bathroom; basement: summer living room/playroom with garden access, guest room
Office use: possibly a studio office under the roof (not a decisive factor)
Guests per year: long-term visits anticipated
Open or closed architecture: open
Traditional or modern construction: classic form with large, high windows
Open kitchen, kitchen island: open kitchen with cold island and seating
Number of dining seats: 6
Fireplace: probably yes, but as an external chimney
Music/stereo wall: no
Balcony, roof terrace: no
Garage, carport: prefabricated garage with masonry undercroft
Utility garden, greenhouse: no
Further wishes/special features/daily routine, including reasons why certain things should be included or excluded:
terrace access at ground level from the basement
photovoltaic system
House design
Who designed it:
- Planner from a construction company (civil engineer) / self-planned by homeowners
What do you particularly like? Why? Large basement room with terrace access. Comfortable overnight accommodation for guests.
What don’t you like? Why? The stair shape is very functional; it optimizes space usage on the upper floor and generally towards the south side of the house. A straight staircase would be preferred visually, though.
The current full storey definition according to the Bavarian Building Code of 1969 forbids, for example, raising the knee wall or adding a second dormer on the upper floor.
Estimated cost according to architect/planner: €360,000
Personal price limit for the house including fixtures: 400,000
Preferred heating technology: air-to-water heat pump
If you have to give up something, what details/finishes can you live without?
- Can give up: photovoltaic system
- Cannot give up: basement with living-quality standards
Why does the design look the way it does? For example:
Based on the plot conditions and the development plan, we have completely redesigned the first draft step by step, incorporating inspiration from this forum and new build areas (offline) / Pinterest and similar sources (online).
Currently, we are still considering the following questions:
- Floor-to-ceiling windows on the south side: single- or double-leaf? Originally double-leaf with 150 cm (60 inches) width planned. We prefer the look without the division, but then probably max. 120 cm (47 inches) wide would be possible.
- Fixed glazing as a large light strip on the southwest corner of the basement or rather two windows aligned with those above on the west facade?
- Omit the window in the small basement room on the northwest side to improve facade appearance?
- Add 2 extra roof windows next to the dormer on the upper floor to bring more light to the children’s rooms?
- Flooring on ground and basement floors: upper floor will have parquet; still undecided between parquet, continuous granite flooring, or exposed screed/smooth floor for the other two levels
We look forward to your comments!
The exterior dimensions are 11.7 x 10.0 m (38.4 x 32.8 ft).
The layout with the toilet on the ground floor probably won’t work – we will also consult some architects again.
Basically, I’m interested in whether you think this layout is better, what you like about it, and where you would make changes.
The budget is actually a different matter: we have received several quotes for trades that are within the original cost framework (our planning office manages many construction projects, so the companies and suppliers supposedly offer very good conditions). It is, of course, uncertain how much higher the costs for execution would be if we switch to using an architect.
The layout with the toilet on the ground floor probably won’t work – we will also consult some architects again.
Basically, I’m interested in whether you think this layout is better, what you like about it, and where you would make changes.
The budget is actually a different matter: we have received several quotes for trades that are within the original cost framework (our planning office manages many construction projects, so the companies and suppliers supposedly offer very good conditions). It is, of course, uncertain how much higher the costs for execution would be if we switch to using an architect.
SupaCriz schrieb:
Basically, I’m interested to know whether you see this layout as an improvement and what you like about it, as well as what changes you would make. A counter-question: I’m really curious about the sudden change of mind—at first, only a tiny bit was tweaked within the same framework, and now there seems to be a willingness to make changes—not necessarily better yet, but at least it’s allowed to look a bit different than before.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
We are not completely resistant to advice either.
In fact, there can be advantages to having the living-dining-kitchen area in the basement with garden access. However, it is difficult when the planners don’t make any suggestions at all or show no creativity or ambition in this regard.
On the other hand, you might also understand that it’s not so easy to simply switch companies once a planning contract has already been signed...
In any case, we are still undecided and would therefore appreciate more advice on the planning.
In fact, there can be advantages to having the living-dining-kitchen area in the basement with garden access. However, it is difficult when the planners don’t make any suggestions at all or show no creativity or ambition in this regard.
On the other hand, you might also understand that it’s not so easy to simply switch companies once a planning contract has already been signed...
In any case, we are still undecided and would therefore appreciate more advice on the planning.
I find the open living area difficult to furnish. Please mark your wishes on the plan.
I don’t like the stairs at all.
The rooms are very large. If you are worried that the overall cost will be too high, you can reduce some sizes without making the rooms too small.
I assume you are building in WÜ. Terraced houses should be standard for planners there. Living spaces in the basement with garden access are quite common now. It’s a pity that your planner lacks creativity and simply adjusts many things by size alone.
I don’t like the stairs at all.
The rooms are very large. If you are worried that the overall cost will be too high, you can reduce some sizes without making the rooms too small.
I assume you are building in WÜ. Terraced houses should be standard for planners there. Living spaces in the basement with garden access are quite common now. It’s a pity that your planner lacks creativity and simply adjusts many things by size alone.
SupaCriz schrieb:
…
On the other hand, you might also understand that it’s not always easy to just change the company once you have already signed a planning contract...Maybe you should simply consider threatening termination and a penalty for breach of contract if they do not fulfill the planning agreement.
Now let’s be frank: some people have planning talent. Others find every possible mistake in a design, or at least almost every one. You belong to the latter group. There is no evident skill in the design anywhere. Initial attempts are noticeable, but more effort would not produce plans ready for a building permit / planning permission, let alone well-thought-out, buildable, and feasible house designs.
Accept the unpleasant consequences of the signature you gave or hire an architect. Trying to tinker with a house design on your own, without any understanding of scale and proportions, will not help anyone here.
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