ᐅ New construction of an urban villa with a granny flat and double garage
Created on: 23 Dec 2016 16:15
G
google80
Hello dear house building forum community,
First of all, a big compliment to the forum and its users. We look forward to your opinions on our building project (main house with exterior plaster + granny flat (to be rented out) + double garage) with the following details:
Development plan/restrictions
Plot size: 808 m² (9749 sq ft)
Slope: No
Floor area ratio: 0.3 (+25 %)
Floor space index
Building window, building line and boundary: Yes, see site plan (blue line)
Edge development: Yes (garage 9 x 6 m (30 x 20 ft))
Number of parking spaces:
Number of floors: 1.5
Roof type: minimum 25 degrees
Architectural style: none specified
Orientation: none specified
Maximum height/limits: 9 m (30 ft)
Additional requirements: No ground sealing within 3 m (10 ft) around marked oak trees (3 pieces)
Client requirements
Architectural style, roof type, building type: Urban villa with hipped roof
Basement, floors: No basement
Number of occupants, age: Three (including tenant), between 20 and 40 years old
Space requirements on ground floor and upper floor: Granny flat 45 m² (484 sq ft), main house ground and upper floor each 90 m² (969 sq ft)
Office: Will be used as guest room
Number of overnight guests per year: 12-24
Open or closed architecture
Conservative or modern style: Modern urban villa
Open kitchen, kitchen island: Yes, with kitchen island and three glass components (one fixed and two sliding, to allow a closed kitchen if needed)
Number of dining seats: In kitchen and living room (similar to granny flat)
Fireplace: Prepared for installation
Music/surround system: Teufel 5.1 system
Balcony, roof terrace: No
Garage, carport: Lockable double garage
Utility garden, greenhouse: Utility garden
Additional wishes/special features/daily routine, including reasons why certain features are desired or omitted
House design
Planning source: Own design, adapted from architect’s drawing
What do you particularly like? Why?
Since two full floors are not permitted (which would be preferred), a granny flat was included as a cost-effective solution compared to used properties, with tax advantages and additional retirement income (I already own rental properties). Furthermore, I appreciate the thoughtful layout of the rooms, although the window in the utility room might still change (intentionally a skylight, to allow space for utility connections).
What do you like less? Why?
The roof without an overhang above the garage (due to the maximum permitted building width – adding this would reduce living space and affect all room layouts).
The staircase in the main house, although every option (see https://www.hausbau-forum.de/threads/grundrissplanung-unbedingt-vor-Beitrag-Erstellung-lesen.11714/) has been considered, and we currently prefer the existing version.
Price estimate according to architect/planner: 290,000 EUR
Personal price limit for the house, including fixtures: 320,000 EUR
Preferred heating technology: Gas
If you had to compromise, which details/features could you do without?
- Could do without: Fireplace, three-part glass elements in the kitchen, high-quality outdoor landscaping (budget should be focused on the building itself)
- Cannot do without: Garage with roof and granny flat
Why has the design ended up like this?
Due to the protected trees on site, the orientation of the plot, ideas from model home parks, and the desired natural light in every room. The granny flat intentionally has no windows facing our plot so the tenant is kept at a respectful distance despite adjacent buildings. Therefore, it also has a separate access.
Jpgs added by moderation, ypg
First of all, a big compliment to the forum and its users. We look forward to your opinions on our building project (main house with exterior plaster + granny flat (to be rented out) + double garage) with the following details:
Development plan/restrictions
Plot size: 808 m² (9749 sq ft)
Slope: No
Floor area ratio: 0.3 (+25 %)
Floor space index
Building window, building line and boundary: Yes, see site plan (blue line)
Edge development: Yes (garage 9 x 6 m (30 x 20 ft))
Number of parking spaces:
Number of floors: 1.5
Roof type: minimum 25 degrees
Architectural style: none specified
Orientation: none specified
Maximum height/limits: 9 m (30 ft)
Additional requirements: No ground sealing within 3 m (10 ft) around marked oak trees (3 pieces)
Client requirements
Architectural style, roof type, building type: Urban villa with hipped roof
Basement, floors: No basement
Number of occupants, age: Three (including tenant), between 20 and 40 years old
Space requirements on ground floor and upper floor: Granny flat 45 m² (484 sq ft), main house ground and upper floor each 90 m² (969 sq ft)
Office: Will be used as guest room
Number of overnight guests per year: 12-24
Open or closed architecture
Conservative or modern style: Modern urban villa
Open kitchen, kitchen island: Yes, with kitchen island and three glass components (one fixed and two sliding, to allow a closed kitchen if needed)
Number of dining seats: In kitchen and living room (similar to granny flat)
Fireplace: Prepared for installation
Music/surround system: Teufel 5.1 system
Balcony, roof terrace: No
Garage, carport: Lockable double garage
Utility garden, greenhouse: Utility garden
Additional wishes/special features/daily routine, including reasons why certain features are desired or omitted
House design
Planning source: Own design, adapted from architect’s drawing
What do you particularly like? Why?
Since two full floors are not permitted (which would be preferred), a granny flat was included as a cost-effective solution compared to used properties, with tax advantages and additional retirement income (I already own rental properties). Furthermore, I appreciate the thoughtful layout of the rooms, although the window in the utility room might still change (intentionally a skylight, to allow space for utility connections).
What do you like less? Why?
The roof without an overhang above the garage (due to the maximum permitted building width – adding this would reduce living space and affect all room layouts).
The staircase in the main house, although every option (see https://www.hausbau-forum.de/threads/grundrissplanung-unbedingt-vor-Beitrag-Erstellung-lesen.11714/) has been considered, and we currently prefer the existing version.
Price estimate according to architect/planner: 290,000 EUR
Personal price limit for the house, including fixtures: 320,000 EUR
Preferred heating technology: Gas
If you had to compromise, which details/features could you do without?
- Could do without: Fireplace, three-part glass elements in the kitchen, high-quality outdoor landscaping (budget should be focused on the building itself)
- Cannot do without: Garage with roof and granny flat
Why has the design ended up like this?
Due to the protected trees on site, the orientation of the plot, ideas from model home parks, and the desired natural light in every room. The granny flat intentionally has no windows facing our plot so the tenant is kept at a respectful distance despite adjacent buildings. Therefore, it also has a separate access.
Jpgs added by moderation, ypg
Somehow, I have nothing more to add on this. But okay, I hope you will be happy with your "luxury bathroom" . I am not an architect and will not be one, so I won’t presume to judge. I also don’t want to question the purpose of this discussion here, but I believe it was already lost several pages ago due to the way you handle criticism.
I sincerely wish you a comfortable night. May you come up with many more new and breathtaking bathroom layouts!
:thumbsup:
I sincerely wish you a comfortable night. May you come up with many more new and breathtaking bathroom layouts!
:thumbsup:
No, may I remind you that you have received a lot of valuable advice? The implementation primarily takes place in your mind, then you consult the architect to minimize these mistakes. At least the builder should understand the good intentions behind the suggestions.
Unfortunately, that hasn’t fully happened with you, so Climbee had to explain everything again.
Why should someone now make you a sketch with alternative options if you keep justifying the errors and do not want to learn?
When one of us sits down after work to plan, it takes a good week for someone who doesn't recognize the drawbacks of their design.
Also, the example with the walk-in closet: it’s obviously about not disturbing others when getting up or going to bed, which is why Climbee suggested access to the bedroom through the walk-in closet. This way, the private area remains within the master suite and not in the hallway.
Here’s a tip: browse other floor plans in the forum.
If even one of us had the time and willingness to draw a city villa with a granny flat and attic for a skeptic, you would already have something here.
But it’s not possible for any of us to start from scratch out of the blue.
Best regards
Unfortunately, that hasn’t fully happened with you, so Climbee had to explain everything again.
Why should someone now make you a sketch with alternative options if you keep justifying the errors and do not want to learn?
When one of us sits down after work to plan, it takes a good week for someone who doesn't recognize the drawbacks of their design.
Also, the example with the walk-in closet: it’s obviously about not disturbing others when getting up or going to bed, which is why Climbee suggested access to the bedroom through the walk-in closet. This way, the private area remains within the master suite and not in the hallway.
Here’s a tip: browse other floor plans in the forum.
If even one of us had the time and willingness to draw a city villa with a granny flat and attic for a skeptic, you would already have something here.
But it’s not possible for any of us to start from scratch out of the blue.
Best regards
@google80 ... sorry, you seem to have time for small talk. As I mentioned right at the beginning, this is a comprehensive project where you can’t just move a wall to fix inconsistencies, poor layout, or similar issues more effectively.
For example, I found this post very helpful.
The highlight, however, is your adapted bathroom
Where exactly is the tub freely accessible? Only at the end, next to the shower.
You apparently haven’t yet addressed my comments regarding the staircase, its position, and my doubts about the width of the WC niche and whether the stair openings will fit properly, etc. In this context… the ground floor bathroom
with the planned corner entry and cabinet is also not ideal for a new build.
I still think this project needs to be started from scratch, especially since the living room will become very dark. Also, because the terrace of the ancillary dwelling unit is located in the border strip, along with various other reasons already outlined here.
For example, the site plan is missing the street layout:
Is there also a street on the right side of the plan? … Then also a suggestion of how the neighboring houses with their garages are arranged, so that one can get a better sense beyond the current plan.
For example, I found this post very helpful.
The highlight, however, is your adapted bathroom
google80 schrieb:
getting into an accessible tub?
Where exactly is the tub freely accessible? Only at the end, next to the shower.
You apparently haven’t yet addressed my comments regarding the staircase, its position, and my doubts about the width of the WC niche and whether the stair openings will fit properly, etc. In this context… the ground floor bathroom
with the planned corner entry and cabinet is also not ideal for a new build.
I still think this project needs to be started from scratch, especially since the living room will become very dark. Also, because the terrace of the ancillary dwelling unit is located in the border strip, along with various other reasons already outlined here.
For example, the site plan is missing the street layout:
Is there also a street on the right side of the plan? … Then also a suggestion of how the neighboring houses with their garages are arranged, so that one can get a better sense beyond the current plan.
What I also notice:
Is the main house intended to be occupied by 2 adults and 1 child/teenager? That’s not entirely clear.
The guest is supposed to sleep in the office on the ground floor (maybe draw the room including a bed)... so why are there 2 children’s bedrooms needed?
£320,000 including furnishing, after the architect estimated £290,000 for the house, seems very tight to me. Do there really need to be 2 children’s bedrooms? Could the planned single-story upper floor be realized without a separate apartment by making the upper floor smaller than the ground floor? Maybe the ground floor could be a bit larger to structure the rooms better? And could that not also improve the use of southern natural light?
google80 schrieb:
Guests per year: 12-24
Is the main house intended to be occupied by 2 adults and 1 child/teenager? That’s not entirely clear.
The guest is supposed to sleep in the office on the ground floor (maybe draw the room including a bed)... so why are there 2 children’s bedrooms needed?
£320,000 including furnishing, after the architect estimated £290,000 for the house, seems very tight to me. Do there really need to be 2 children’s bedrooms? Could the planned single-story upper floor be realized without a separate apartment by making the upper floor smaller than the ground floor? Maybe the ground floor could be a bit larger to structure the rooms better? And could that not also improve the use of southern natural light?
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