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
google80 schrieb:
It's amazing how facts get twisted. I’ve thanked everyone for their input and taken it on board. Since opening this thread, I’ve been thinking about improvements. My price per square meter for the granny flat is cheaper (I have an updated quote with a revised scope of work), but some here just don’t want to accept that. Why should a granny flat be cheaper than a regular house?
You need a slab foundation, a roof, walls, plumbing, underfloor heating, and so on.
I’d like to understand your perspective because I’ve seen a few construction projects.
I know people who calculated the price per square meter nicely together with their architect for financing. Then comes the harsh reality—5,000 more here, leaving the soil on site "but it will need to be removed eventually."
Well, plumbing costs more, windows are not 20,000 but 25,000, and then there’s no electrical work yet. Building materials are more expensive because everyone is building right now, etc.
And as I read in another post, the cost suddenly jumped by 50,000 when the quotes came in.
No one here wants to discourage you; we just want to open people’s eyes.
PS. Why do you think the lending regulations changed so drastically in April?
If it works out, I’m happy for you, and you’re welcome to share your experience with us and new users. Strangely, none of the home builders who said at the start that it would be cheaper do that.
Anyway, have fun—I’m expecting my landscaper soon, curious to see how that goes.
A terrace on the boundary also counts as boundary construction and requires approval.
Why wasn’t the idea considered to build your main house with south-facing windows, meaning on the southern part of the plot, and place the secondary apartment behind the garage (or something similar)?
Best regards
Why wasn’t the idea considered to build your main house with south-facing windows, meaning on the southern part of the plot, and place the secondary apartment behind the garage (or something similar)?
Best regards
As far as I have researched, the neighbor only needs to give their consent here... I am seriously wondering why the responsible architect hasn’t informed me about this? Many thanks again for the clarification.
On the right side of the property, there is a private access road leading to two plots located behind us. There was no shared purchase option, so, for example, when positioning the entire building parallel to the private road, an additional access route would have been required. This would have reduced the garden area and also forced a different arrangement of the main house, garage, and secondary unit, making it less attractive.
On the right side of the property, there is a private access road leading to two plots located behind us. There was no shared purchase option, so, for example, when positioning the entire building parallel to the private road, an additional access route would have been required. This would have reduced the garden area and also forced a different arrangement of the main house, garage, and secondary unit, making it less attractive.
tomtom79 schrieb:
Why should a granny flat be cheaper than a regular house?
You need a foundation slab, you need a roof. Walls, plumbing, underfloor heating, etc.
I’d like to understand your thinking because I’ve seen a few construction projects.
I know people who, together with their architect, calculated the cost per square meter nicely for financing... Then came the rude awakening: 5,000 more here, “let’s just leave the soil there” but eventually it has to go.
Well, plumbing costs more, windows aren’t 20,000 but 25,000, and then there’s no electrical work yet; construction materials cost more because everyone is building, and so on.
And as I read in another post, when the quotes finally arrived, it suddenly cost 50,000 more.
No one here wants to discourage you; we just want to open people’s eyes.
PS: Why do you think the lending rules changed so drastically in April?
And if it works out, I’m happy for you and then you’re welcome to share your experience with us and new users. Strangely, no one who wanted to build a house cheaper at the start ends up sharing their experience.
Okay, now have fun—my landscaping contractor should arrive soon, I’m curious.As I said, 18 building companies have been contacted and the scope of work compared, for example ensuring that earthworks include more than just 30 cm (12 inches). I have quotes for Schüco windows including roller shutter boxes, delivery, and installation. I appreciate the intention here to “protect” and think it’s a good thing, but you should also accept that I am dealing intensively with my own project, have helped build houses myself, and have worked in cost management for an industrial building for an OEM with a budget of 380 million. Of course, unforeseeable things can happen, which is why there is a contingency. Everything else related to the building is already covered with actual quotes. The building company is comparatively very affordable; reference projects are currently being built right in front of me or are already finished. One of them is from an acquaintance (clean work). I’m already finding myself having to justify...
kbt09 schrieb:
Well ... it’s really a pity that both living areas get so little sunlight.Apparently, that’s intentional.
The original poster is aware of this and doesn’t see it as a disadvantage.
I asked for clarification, and the response mentioned something about an additional purchase... but my question definitely wasn’t answered!?!
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