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
That’s exactly what I mean: it is assumed that 30 cm (12 inches) is specified in the construction scope, but it is actually 80 cm (31 inches), and we are the last ones building in the new development. Here, people usually inquire about how things went with the neighbors.
By “the year,” I mean a variety of options from which eventually a final version is chosen. I can gladly describe the kitchen planning along with the process, so the forum can understand (if there is interest) how it is intended.
We have already spent a long time discussing and planning the bathroom. The staircase is a problem here (as you have already pointed out) because of the hallway, utility room, and bathroom upstairs.
By “the year,” I mean a variety of options from which eventually a final version is chosen. I can gladly describe the kitchen planning along with the process, so the forum can understand (if there is interest) how it is intended.
We have already spent a long time discussing and planning the bathroom. The staircase is a problem here (as you have already pointed out) because of the hallway, utility room, and bathroom upstairs.
I agree with Yvonne and find the daily kitchen access next to the island quite inconvenient. It feels complicated and far. I also find the kitchen layout not entirely convincing yet. I would rather place a large sink island and position the cooking area in the recess at the bottom of the plan. On the right side, I would include many tall cabinets or storage space for the coffee machine and other kitchen appliances. When preparing and working extensively, you always need water nearby. Seating would be better placed at the top of the plan or omitted altogether. Having three seats in a row often feels a bit like a bench for chickens.
Another question is whether there is terrace access in the kitchen? That would be practical.
The guest toilet also caught my attention, like it did for Yvonne.
I’m not very fond of the bathroom and shower located near the entrance on the upper floor either.
Regarding the upper floor sleeping and dressing area, some of the floor space in the hallway could be better used for storing towels, bed linen, vacuum cleaner for upper floors, etc.
The staircase looks quite narrow.
I’m wondering how the building services equipment will fit in the utility room and how much space will remain. With three doors, there is a lot of traffic area that won’t be usable for actual storage.
Also, I don’t understand who the target group for the granny flat is.
Unfortunately, it’s not enough to just move one wall. So, for now, one can only list the points that stand out without presenting a finished new plan right away.
Another question is whether there is terrace access in the kitchen? That would be practical.
The guest toilet also caught my attention, like it did for Yvonne.
I’m not very fond of the bathroom and shower located near the entrance on the upper floor either.
Regarding the upper floor sleeping and dressing area, some of the floor space in the hallway could be better used for storing towels, bed linen, vacuum cleaner for upper floors, etc.
The staircase looks quite narrow.
I’m wondering how the building services equipment will fit in the utility room and how much space will remain. With three doors, there is a lot of traffic area that won’t be usable for actual storage.
Also, I don’t understand who the target group for the granny flat is.
Unfortunately, it’s not enough to just move one wall. So, for now, one can only list the points that stand out without presenting a finished new plan right away.
Thank you for your contribution. We never referred to having a finished plan. Rather, it’s a proposed solution that we, as the builders, will have to review ourselves during implementation. It would be a dream if something like this were available here for free, but that’s unrealistic.
I don’t understand the “complicated” access to the kitchen. You can easily reach the kitchen directly from both the living room and the garage. The refrigerator is located at the beginning on the right side of the kitchen, so there’s no “long” walk from the living room when you just want something to drink. The island is intended solely as a spacious work surface (with enough power outlets and an extra light switch for additional lighting above). When you need water, you just turn around to use the tap. To avoid going back several times, you can fill a one-liter container (though I’ve never needed that much for anything like baking). All in all, that’s about 5–6 steps.
Yes, there is a patio door in the kitchen, which is aligned with the window arrangement on the upper floor for aesthetic reasons.
You’re right about the utility room with technical equipment; I’ve been thinking for months about finding an adequate solution here without sacrificing other rooms. Maybe Santa will bring us something for that.
We don’t want to clutter the hallway on the upper floor with cabinets for storage. I believe — actually, I know — the walk-in closet is huge and offers plenty of storage space for bedding. Besides, there is still enough room available in the bedroom.
The separate apartment is a simple, single-occupant unit designed for working professionals or students without pets. The furniture shown on the plan is much too large, which is why it looks a bit “cramped.” There is still plenty of room for cabinets, for example, to store a vacuum cleaner. The attic also offers enough storage space for suitcases and similar items.
I don’t understand the “complicated” access to the kitchen. You can easily reach the kitchen directly from both the living room and the garage. The refrigerator is located at the beginning on the right side of the kitchen, so there’s no “long” walk from the living room when you just want something to drink. The island is intended solely as a spacious work surface (with enough power outlets and an extra light switch for additional lighting above). When you need water, you just turn around to use the tap. To avoid going back several times, you can fill a one-liter container (though I’ve never needed that much for anything like baking). All in all, that’s about 5–6 steps.
Yes, there is a patio door in the kitchen, which is aligned with the window arrangement on the upper floor for aesthetic reasons.
You’re right about the utility room with technical equipment; I’ve been thinking for months about finding an adequate solution here without sacrificing other rooms. Maybe Santa will bring us something for that.
We don’t want to clutter the hallway on the upper floor with cabinets for storage. I believe — actually, I know — the walk-in closet is huge and offers plenty of storage space for bedding. Besides, there is still enough room available in the bedroom.
The separate apartment is a simple, single-occupant unit designed for working professionals or students without pets. The furniture shown on the plan is much too large, which is why it looks a bit “cramped.” There is still plenty of room for cabinets, for example, to store a vacuum cleaner. The attic also offers enough storage space for suitcases and similar items.
I won’t say much about the kitchen… although… the minimal distance between the cooktop and the sink alone goes against ergonomic principles. The main workspace is usually between the cooktop and the sink.
And by water at the workspace, I don’t just mean a few drops to add to the dough, but the actual sink. Washing vegetables/fruit, etc., then preparing them immediately, cleaning the knife and cutting board in between so, for example, the fruit doesn’t end up tasting like onion, and so on.
It’s definitely NOT enough to just move a wall here. Especially the kitchen access is a prime example of the non-straightforward layout in your design. Who uses the utility room to get into the kitchen? Just for the occasional groceries? Daily use is more likely to “come from upstairs” and then through the living room (which isn’t a big issue), past the island where someone probably hasn’t pushed their chair in, only to finally reach the countertop area.
Why the glass sliding door, by the way? Is it supposed to slide into the wall? Have you gotten any price estimates for that? It probably won’t be cheap.
By the way, I don’t find the furniture in the secondary apartment drawn too small. For students, it even seems almost too large… or suitable for a couple, though then the bedroom layout is quite awkward. Individual working people also have a social life and might expect a bit more kitchen space or something. Well… at least I would.
Living area of the main apartment… chimney shaft… is a fireplace planned there? If so, I would mark it on the plan.
Overall, I find it rather unfortunate that the main apartment is more or less excluded from southern daylight. In winter, the living area will be quite dark.
And by water at the workspace, I don’t just mean a few drops to add to the dough, but the actual sink. Washing vegetables/fruit, etc., then preparing them immediately, cleaning the knife and cutting board in between so, for example, the fruit doesn’t end up tasting like onion, and so on.
It’s definitely NOT enough to just move a wall here. Especially the kitchen access is a prime example of the non-straightforward layout in your design. Who uses the utility room to get into the kitchen? Just for the occasional groceries? Daily use is more likely to “come from upstairs” and then through the living room (which isn’t a big issue), past the island where someone probably hasn’t pushed their chair in, only to finally reach the countertop area.
Why the glass sliding door, by the way? Is it supposed to slide into the wall? Have you gotten any price estimates for that? It probably won’t be cheap.
By the way, I don’t find the furniture in the secondary apartment drawn too small. For students, it even seems almost too large… or suitable for a couple, though then the bedroom layout is quite awkward. Individual working people also have a social life and might expect a bit more kitchen space or something. Well… at least I would.
Living area of the main apartment… chimney shaft… is a fireplace planned there? If so, I would mark it on the plan.
Overall, I find it rather unfortunate that the main apartment is more or less excluded from southern daylight. In winter, the living area will be quite dark.
In front of the kitchen island, there will be a fixed glass panel reaching up to the top edge of the island, which will be frosted. Both the right and left glass panels behind this fixed element will be movable. We have a quote for this. As mentioned initially, this is a nice-to-have feature and will only be implemented if everything else stays within our budget.
The fireplace is already decided and is also a nice-to-have. It is the Contra 35T1 with heat storage.
I had mentioned small furniture in the granny flat but meant large furniture. Having lived in such flats myself, I don’t see any issue here as a single person (as I already stated). On the contrary, my kitchens were much smaller. Additionally, there is a separate entrance, parking space, and garden.
Yes, that’s why there is a window on the upper left in the main house’s living room, which of course does not replace a window wall consisting of 2, 3, or 4 panels, but also doesn’t let in excessive heat during summer. The granny flat is fixed, and rotating the building 90 degrees is not optimal. We are aware of this.
The fireplace is already decided and is also a nice-to-have. It is the Contra 35T1 with heat storage.
I had mentioned small furniture in the granny flat but meant large furniture. Having lived in such flats myself, I don’t see any issue here as a single person (as I already stated). On the contrary, my kitchens were much smaller. Additionally, there is a separate entrance, parking space, and garden.
Yes, that’s why there is a window on the upper left in the main house’s living room, which of course does not replace a window wall consisting of 2, 3, or 4 panels, but also doesn’t let in excessive heat during summer. The granny flat is fixed, and rotating the building 90 degrees is not optimal. We are aware of this.
Similar topics