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
Nofret schrieb:
To me, it seems like the outer shell was designed first, and now there’s a desperate attempt to somehow fit the intended use inside... It will never be perfect and will always remain a compromise. This could definitely be done better with the available space.Then go ahead and share your drawing for future reference so others can benefit and not have to build a "compromise house" like I did.
kbt09 schrieb:
Is the toilet niche really 100 cm (40 inches) wide?
I calculated it as about 80 cm (31.5 inches) proportionally. The wall on the left was originally planned as 357 cm (140.5 inches) – I assume it still is.
And I don’t understand your comment about the bathtub at all. Try simulating your bathtub situation; something like that might be possible in older buildings where you have no chance to change existing drains, but definitely not in new construction.
Unfortunately, no attachment included.The space for the staircase on the upper floor is, according to the plan,
Old upper floor = 388 cm (153 inches) plus possibly another 10 cm (4 inches) that could be gained up to the bathroom door:
On the new upper floor, the staircase, the wall, and really a 100 cm (39 inches) niche in the bathroom are planned within these 388 cm (153 inches) or possibly up to 398 cm (157 inches)? But then the staircase won’t work.
Old upper floor = 388 cm (153 inches) plus possibly another 10 cm (4 inches) that could be gained up to the bathroom door:
On the new upper floor, the staircase, the wall, and really a 100 cm (39 inches) niche in the bathroom are planned within these 388 cm (153 inches) or possibly up to 398 cm (157 inches)? But then the staircase won’t work.
Man’s will is his kingdom...
If you yourself don’t realize that the bathroom is simply a disaster, then all the well-meaning advice here is pointless. The same goes for the kitchen.
You want it that way.
Do it that way.
You will surely find an architect who will draw the plan exactly like that for you. Probably shaking their head, but whatever... They’ll still get paid, YOU (!!) will have to live in this messed-up house afterwards.
Otherwise, here’s a clear message once again: You have neither the talent nor the knowledge to understand what makes a good floor plan or what a sensible arrangement of kitchen and bathroom means. That’s why you’ve been stumbling through this forum for six pages, ignoring almost all good advice, taking it personally, and feeling offended. The floor plan will not improve, and your new suggestions are even more outrageous (honestly: I had to look twice at the new bathroom layout to believe it was serious; I still think it’s a joke!). You don’t seem to have realized that no one here is trying to cause trouble for fun. Who would benefit from that? Several very dedicated people here are trying to help you make your house comfortable to live in. The discussion about having a granny flat/in-law suite has already been held several times; everyone can do as they please. But even I see serious flaws in your floor plan, and you still have the chance to fix them now. Sometimes you have to swallow a bitter pill or give up an idea you liked before. Especially if, like you, you have been working on the design for a year. It’s easy to get stuck and not make progress. Then you need the ability to recognize that and act accordingly. That’s what’s missing here.
As I said: if that’s what you want, go ahead. But it’s not sensible. Especially the kitchen and bathroom — they make me shake my head continuously. The solution with the walk-in closet wouldn’t be my choice either, but that’s a matter of taste. (I would rather enter the bedroom through the walk-in closet) and those slanted walls just don’t make sense. But one can live with that. The senseless bathroom layout and the kitchen issue weigh heavier. I didn’t check the stairs, but I think ypg has enough experience, and if she says it won’t work like that, I believe her.
My good advice: go to a competent architect. Don’t show them the previous designs, just tell them what you want, and I guarantee you: even a somewhat talented mid-level architect will deliver a better floor plan here.
Hello! What you want here is really no challenge: a rectangular house on a rectangular plot. That is usually relatively easy to achieve. Just probably not by you. Go to a professional AND LISTEN TO THEM!!!
P.S. You can get jpg files more easily by converting PDFs using a PDF creator (free to download). It’s easy and the result is better than taking a photo of the plan.
If you yourself don’t realize that the bathroom is simply a disaster, then all the well-meaning advice here is pointless. The same goes for the kitchen.
You want it that way.
Do it that way.
You will surely find an architect who will draw the plan exactly like that for you. Probably shaking their head, but whatever... They’ll still get paid, YOU (!!) will have to live in this messed-up house afterwards.
Otherwise, here’s a clear message once again: You have neither the talent nor the knowledge to understand what makes a good floor plan or what a sensible arrangement of kitchen and bathroom means. That’s why you’ve been stumbling through this forum for six pages, ignoring almost all good advice, taking it personally, and feeling offended. The floor plan will not improve, and your new suggestions are even more outrageous (honestly: I had to look twice at the new bathroom layout to believe it was serious; I still think it’s a joke!). You don’t seem to have realized that no one here is trying to cause trouble for fun. Who would benefit from that? Several very dedicated people here are trying to help you make your house comfortable to live in. The discussion about having a granny flat/in-law suite has already been held several times; everyone can do as they please. But even I see serious flaws in your floor plan, and you still have the chance to fix them now. Sometimes you have to swallow a bitter pill or give up an idea you liked before. Especially if, like you, you have been working on the design for a year. It’s easy to get stuck and not make progress. Then you need the ability to recognize that and act accordingly. That’s what’s missing here.
As I said: if that’s what you want, go ahead. But it’s not sensible. Especially the kitchen and bathroom — they make me shake my head continuously. The solution with the walk-in closet wouldn’t be my choice either, but that’s a matter of taste. (I would rather enter the bedroom through the walk-in closet) and those slanted walls just don’t make sense. But one can live with that. The senseless bathroom layout and the kitchen issue weigh heavier. I didn’t check the stairs, but I think ypg has enough experience, and if she says it won’t work like that, I believe her.
My good advice: go to a competent architect. Don’t show them the previous designs, just tell them what you want, and I guarantee you: even a somewhat talented mid-level architect will deliver a better floor plan here.
Hello! What you want here is really no challenge: a rectangular house on a rectangular plot. That is usually relatively easy to achieve. Just probably not by you. Go to a professional AND LISTEN TO THEM!!!
P.S. You can get jpg files more easily by converting PDFs using a PDF creator (free to download). It’s easy and the result is better than taking a photo of the plan.
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