ᐅ New single-family house construction, 160–170 sqm, 3 children's bedrooms
Created on: 20 Nov 2019 22:33
M
morph3us
Hello dear forum,
after recently asking a question about our plot of land, I would now like to turn to you with questions about the floor plans for our planned house.
We are currently two people, but 2-4 children are "planned" (yes, it’s not really predictable, maybe after 1-2 children we might say that’s enough, but the wish for more than two is there, and the space must be available accordingly). For this reason, we are currently planning 4 bedrooms in the attic and a study/guest room on the ground floor.
Development plan / Restrictions
Plot size: 1050 sqm (11,320 sq ft)
Slope: On the west side, the plot drops about 2m (6.5 ft) approximately 5m (16 ft) before the boundary.
Site coverage ratio: N/A
Floor area ratio: N/A
Building line / boundary: 15m (49 ft) setback from the street
Edge development:
Number of parking spaces: 2
Number of stories: N/A
Roof style: N/A
Architectural style: N/A
Orientation: Wide view to the west
Maximum heights / limits:
Other regulations: §34
Homeowners’ requirements
Style, roof type, building type
Basement, floors: no basement, 1.5 (possibly 2) floors
Number of people, ages: 36 and 30, no children yet. Space for at least 3 children planned
Room requirements ground floor, upper floor: guest/study room, 3 children’s rooms, master bedroom with dressing room, 1 family bathroom, 1 guest bathroom with shower
Office: family use or home office? Both, home office 1-2 days per week
Overnight guests per year: uncertain, ~10 days
Open or closed layout: open
Conservative or modern design: modern
Open kitchen, kitchen island: open kitchen, preferably with island
Number of dining seats: 6-8
Fireplace: yes
Music / stereo wall: yes
Balcony, roof terrace: no, but if possible preferably facing west
Garage, carport: double carport with shed
Utility garden, greenhouse: not mandatory
Other wishes / special features / daily routine, please include reasons for preferences
House design
Who designed the plan:
- We brought ideas from various floor plans to several general contractors (GCs), and from our discussions and input this design was developed.
What do you particularly like? Why?
- Orientation to south and west (unobstructed view over meadows and a small river)
- Lowering the living area towards the slope to open up the house when entering the room
What do you not like? Why?
- We’re unsure about the staircase. The three-sided landing may be inconvenient at the top, and on the ground floor you walk directly into the stairs when opening the door
- Utility room too small
- Bedroom / dressing room too small (e.g., for two rows of wardrobes)
- Staircase / hallway upstairs too narrow?
- Knee wall too low
Price estimate according to architect/planner:
- Offer approx. $340,000 plus additional costs
Personal price limit for the house, including fixtures:
- $410,000 including additional costs (including septic system/kitchen), access road and much on the plot is already arranged; terrace + carport possibly extra
Preferred heating system:
- Currently gas, heat pump only if geothermal is possible
If you have to skip something, which details/finishes could you live without?
- Could live without:
- I tend to skip the central staircase, my wife does not
- Cannot do without:
- Four bedrooms upstairs
Why is the design the way it is now?
A mix of many examples iterated with the general contractors. For example, the staircase is from Viebrockhaus Jette Joop, but there is 2m (6.5 ft) more space in front of the stairs there.
Measurements in the drawings are not exact to the centimeter.
What makes it particularly good or bad in your eyes?
At first glance, we are quite happy with the ground floor. In the kitchen, we want an island. At 360cm (142 inches), that might be tight (60cm (24 inches) cabinet, 110cm (43 inches) island → max 190cm (75 inches) for both walkways).
The cloakroom downstairs is deliberately around the corner but too small for us.
Ideas we have:
- Remove the study, expand the cloakroom (remove the door) and make the living room larger. If the house gets really full, part of the living room could be converted back into a study.
- Staircase: either add a 1m (3 ft) entrance bay window to create more space or use a straight staircase. Then the hallway would be narrower and there would be more space for the utility room/kitchen.
- Upstairs: raise the knee wall to >150cm (59 inches) and reduce the roof pitch from >40° to <25°, resulting in no attic with standing height (we would need to coordinate that with the authorities first).
We look forward to your ideas and suggestions
after recently asking a question about our plot of land, I would now like to turn to you with questions about the floor plans for our planned house.
We are currently two people, but 2-4 children are "planned" (yes, it’s not really predictable, maybe after 1-2 children we might say that’s enough, but the wish for more than two is there, and the space must be available accordingly). For this reason, we are currently planning 4 bedrooms in the attic and a study/guest room on the ground floor.
Development plan / Restrictions
Plot size: 1050 sqm (11,320 sq ft)
Slope: On the west side, the plot drops about 2m (6.5 ft) approximately 5m (16 ft) before the boundary.
Site coverage ratio: N/A
Floor area ratio: N/A
Building line / boundary: 15m (49 ft) setback from the street
Edge development:
Number of parking spaces: 2
Number of stories: N/A
Roof style: N/A
Architectural style: N/A
Orientation: Wide view to the west
Maximum heights / limits:
Other regulations: §34
Homeowners’ requirements
Style, roof type, building type
Basement, floors: no basement, 1.5 (possibly 2) floors
Number of people, ages: 36 and 30, no children yet. Space for at least 3 children planned
Room requirements ground floor, upper floor: guest/study room, 3 children’s rooms, master bedroom with dressing room, 1 family bathroom, 1 guest bathroom with shower
Office: family use or home office? Both, home office 1-2 days per week
Overnight guests per year: uncertain, ~10 days
Open or closed layout: open
Conservative or modern design: modern
Open kitchen, kitchen island: open kitchen, preferably with island
Number of dining seats: 6-8
Fireplace: yes
Music / stereo wall: yes
Balcony, roof terrace: no, but if possible preferably facing west
Garage, carport: double carport with shed
Utility garden, greenhouse: not mandatory
Other wishes / special features / daily routine, please include reasons for preferences
House design
Who designed the plan:
- We brought ideas from various floor plans to several general contractors (GCs), and from our discussions and input this design was developed.
What do you particularly like? Why?
- Orientation to south and west (unobstructed view over meadows and a small river)
- Lowering the living area towards the slope to open up the house when entering the room
What do you not like? Why?
- We’re unsure about the staircase. The three-sided landing may be inconvenient at the top, and on the ground floor you walk directly into the stairs when opening the door
- Utility room too small
- Bedroom / dressing room too small (e.g., for two rows of wardrobes)
- Staircase / hallway upstairs too narrow?
- Knee wall too low
Price estimate according to architect/planner:
- Offer approx. $340,000 plus additional costs
Personal price limit for the house, including fixtures:
- $410,000 including additional costs (including septic system/kitchen), access road and much on the plot is already arranged; terrace + carport possibly extra
Preferred heating system:
- Currently gas, heat pump only if geothermal is possible
If you have to skip something, which details/finishes could you live without?
- Could live without:
- I tend to skip the central staircase, my wife does not
- Cannot do without:
- Four bedrooms upstairs
Why is the design the way it is now?
A mix of many examples iterated with the general contractors. For example, the staircase is from Viebrockhaus Jette Joop, but there is 2m (6.5 ft) more space in front of the stairs there.
Measurements in the drawings are not exact to the centimeter.
What makes it particularly good or bad in your eyes?
At first glance, we are quite happy with the ground floor. In the kitchen, we want an island. At 360cm (142 inches), that might be tight (60cm (24 inches) cabinet, 110cm (43 inches) island → max 190cm (75 inches) for both walkways).
The cloakroom downstairs is deliberately around the corner but too small for us.
Ideas we have:
- Remove the study, expand the cloakroom (remove the door) and make the living room larger. If the house gets really full, part of the living room could be converted back into a study.
- Staircase: either add a 1m (3 ft) entrance bay window to create more space or use a straight staircase. Then the hallway would be narrower and there would be more space for the utility room/kitchen.
- Upstairs: raise the knee wall to >150cm (59 inches) and reduce the roof pitch from >40° to <25°, resulting in no attic with standing height (we would need to coordinate that with the authorities first).
We look forward to your ideas and suggestions
Brief update after a conversation with the building authority.
A design we submitted with two full stories and a roof pitch of about 30 degrees (i.e., with standing height and potential for expansion) was rejected, referring to the single-story neighborhood. The house is therefore not allowed to appear as a two-story building.
Since we anticipated this, we also presented a design with a knee wall height of 170 cm (67 inches) and a roof pitch of about 40 degrees, which should offer similar usability.
This design was verbally confirmed as likely to be approved, so we will continue planning in this direction.
A design we submitted with two full stories and a roof pitch of about 30 degrees (i.e., with standing height and potential for expansion) was rejected, referring to the single-story neighborhood. The house is therefore not allowed to appear as a two-story building.
Since we anticipated this, we also presented a design with a knee wall height of 170 cm (67 inches) and a roof pitch of about 40 degrees, which should offer similar usability.
This design was verbally confirmed as likely to be approved, so we will continue planning in this direction.
After speaking with other general contractors and reviewing the Viebrockhaus Edition 600 online, I have sketched two floor plans featuring a half-landing staircase.
In both layouts, I have omitted the office/guest room to allow more space for the utility room and wardrobe. Additionally, the front façade is asymmetrical.
I will provide the upper floor plan later. Here, I am also considering the kitchen location: either as before in the southeast or in the northwest.
Advantages of southeast:
- View of the street to the east (you can see who is approaching the property)
- View of the garden to the south (you can watch the children)
Disadvantage of southeast:
- Utility room is far from the street
Advantages of west:
- The wide view of meadows and river to the west is fantastic
- Utility room is conveniently located and a pantry can possibly be separated off
Disadvantage of west:
- Children in the garden are less visible from the kitchen
We look forward to your comments and suggestions
In both layouts, I have omitted the office/guest room to allow more space for the utility room and wardrobe. Additionally, the front façade is asymmetrical.
I will provide the upper floor plan later. Here, I am also considering the kitchen location: either as before in the southeast or in the northwest.
Advantages of southeast:
- View of the street to the east (you can see who is approaching the property)
- View of the garden to the south (you can watch the children)
Disadvantage of southeast:
- Utility room is far from the street
Advantages of west:
- The wide view of meadows and river to the west is fantastic
- Utility room is conveniently located and a pantry can possibly be separated off
Disadvantage of west:
- Children in the garden are less visible from the kitchen
We look forward to your comments and suggestions
morph3us schrieb:
I have sketched two floor plans with a half-turn staircase. In any case, the original design struggle with the bay window is as unnecessary as a third wheel.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
The original struggle to be unique with the bay window is definitely unnecessary.I like it. Especially on the upper floor, it usually provides some relief with three kids. But, of course, it comes at a cost. I quite like design version v2a. I don’t think I would add a wall next to the stairs — it feels too cramped. Your “frosted glass” would be a double sliding door with glass panels for me. The fireplace will be painted over because of the CO2 air pollution.
Whether or not you like bay windows is definitely a matter of personal taste...
They are included here because the base house models I used as references have them. And as @kaho674 already mentioned, it is certainly easier in the upper floor with three kids’ bedrooms (and on the eaves side, you get a great room with a west-facing view).
Regarding the L-shaped layout, I also prefer version 2a. But isn’t the utility room really in a bad corner there?
They are included here because the base house models I used as references have them. And as @kaho674 already mentioned, it is certainly easier in the upper floor with three kids’ bedrooms (and on the eaves side, you get a great room with a west-facing view).
Regarding the L-shaped layout, I also prefer version 2a. But isn’t the utility room really in a bad corner there?
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