ᐅ New construction of a single-family house, approximately 220 sqm. Please provide feedback on the floor plan.

Created on: 30 Jul 2020 13:05

Hello everyone,

After quietly following this forum for a long time, I have now registered and would like to hear your opinions on our current planning status. The plan is to live in the house for about 15–20 years and then sell it.
So, here we go!

Development Plan / Restrictions
Plot size: 620 m² (6676 sq ft)
Site coverage ratio: 0.4
Floor area ratio: 0.8
Building envelope, building line and boundary: 12 m x 14 m (39 ft 4 in x 46 ft)
Number of parking spaces: 1 plus 1 garage
Number of stories: 2
Roof type: pitched roof
Orientation: north
Additional requirements: drainage ditch in front of the building envelope on the south side, 3 m wide (10 ft), with a planned 4 m wide (13 ft) crossing

Client Requirements
Style, roof type, building type: urban villa
Basement, floors: no basement, 2 full stories
Number of occupants, age: 4 persons – 40, 41, 14, 14 years old
Guest bedrooms per year: none
Conservative or modern construction: modern
Open kitchen, kitchen island: kitchen island, semi-open with sliding door to dining area
Number of dining seats: 8
Fireplace: yes, as a room divider between living and dining
Music/sound system wall: no
Balcony, roof terrace: yes
Garage, carport: yes
Utility garden, greenhouse: no
Additional wishes / special features / daily routine, also reasons why this or that should or should not be included

House Design
Planner: do-it-yourself

What do you particularly like? Why?
Large living area and master bedroom with walk-in closet and bathroom
Large kitchen

What do you dislike? Why?

Cost estimate according to architect/planner:
No cost estimate yet, as no contact has been made so far

Personal budget for the house, including fittings:
No idea yet

Preferred heating technology:
No preference, but if the combination with subsidies and so on is right, a geothermal heat pump would be welcome again. Otherwise, price-performance ratio should be good.

Two-story gray brick house with large windows, terrace and garden.

Modern two-story gray house with large glass windows, balcony and driveway.

Two-story gray brick house with hipped roof, balcony and garage on the right.

Two-story gray brick house with dark gable roof, balconies, courtyard and paved paths.

Floor plan of single-family house: open living/dining area, kitchen, hallway, cloakroom, WC and garage.

Floor plan of a house with bedroom, office, walk-in closet, bathroom, gallery, children’s rooms 1 & 2.

Floor plan of a house: two children’s rooms, bedroom, office, walk-in closet, two bathrooms, gallery.

Site plan water management area with orange/blue marked zones and green border.

Pinky030130 Jul 2020 16:10

idasb79 schrieb:

338cm (11 ft) + 60cm (2 ft). So, 138cm (4.5 ft) remain for the island.

Ah, okay, I must have seen that wrong. Then it fits.
I would rather plan the TV area in a quiet corner, not next to the staircase where everyone walks through.

idasb79 schrieb:

80 cm (31.5 inches) between the sink and the T-wall.

Isn’t it less than 80cm (31.5 inches)? How wide is the shower supposed to be? Installation walls may need to be planned as well.

face2630 Jul 2020 16:20

idasb79 schrieb:

In one area, we want to sit together with our guests, while the other area is intended for watching TV and reading.

Does that often happen simultaneously? Honestly, I’m not familiar with that "concept." Why not create a living room corner where you can sit with guests and also have the television? (We usually sit with guests at the table; I find it strange to lounge on the sofa with guests, but I understand that habits differ.) The only reason I can think of for having a separate TV or reading corner is if you need quiet or don’t want to disturb others (in which case, having a separate TV room would make sense). But that doesn’t apply here because if you turn up the sound, the home theater audio echoes through the entire space. As a reading corner, it’s unsuitable since the staircase runs openly right through the middle.

idasb79 schrieb:

The plan is for a cantilever staircase and an open design overall.

As I mentioned above, that contradicts each other for me. I like the idea of an open cantilever staircase but please not running through the TV or reading area.

idasb79 schrieb:

Why doesn’t it work from your perspective? Isn’t approximately 80cm (31 inches) between the sink and the T-wall sufficient?

We use informal language here in the forum. Still, you’ll need to show me your calculations. I don’t get 80cm (31 inches). Even if it were 80cm, that wouldn’t be particularly generous, especially compared to the 20sqm (215 sq ft) gallery.

You wrote yourself that you plan to live there for 15 years and then sell. In that case, I would consider the resale value more carefully. Usually, I think that’s nonsense, but if you already have a concrete plan… Then I have to say you have a few disproportionate elements that a buyer would first have to like.

11ant30 Jul 2020 16:27

idasb79 schrieb:

Where do you see unrealistic measurements?
This will be our third project, where we want to implement all our wishes. [...] What makes a house attractive, and why is it not comfortable to live in with this floor plan?
What is disturbing? What can be improved?

I see unrealistic measurements in the walls and rooms. The bricks for a 13.5cm (5 inch) thick wall can be made by the bricklayer, assuming the quantities are sufficient—but using standard sizes is usually much more cost-effective.
You don’t really build the third house for a friend, at least that’s not what I see here. Was little learned from the previous two houses?
I would find the downspout next to the TV annoying. With this floor plan, you’re basically sitting at the kids’ table; the façade takes center stage. The straight, single-flight staircase practically acts as a block to any organic development of the room layout. In some places, you can only appreciate the proportions from unrealistic perspectives. Apparently, the 3D simulation assumes corneal curvatures that do not exist in the human eye. My overall impression in a few words: Feng Shui grade six, fail!

https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/

idasb7930 Jul 2020 17:13

#10

11ant schrieb:

I see fantasy dimensions when it comes to walls and rooms. The bricks for a 13.5 cm (5 inch) thick wall will be made for you by the bricklayer, provided you order enough pieces – but using standard brick sizes is much more cost-effective.
You usually build the third house for a friend, but I don’t see that here. Why has so little been learned from the first two houses?
The downpipe next to the TV would bother me. In this layout, you end up at the “kids’ table,” while the façade is the main focus. Also, the straight one-flight staircase acts almost like a lock preventing an organic development of the room layout. In some places, you can appreciate the proportions only from impossible perspectives. Apparently, a 3D simulation can apply corneal curvatures that do not occur in the human eye. My overall impression in a few words: Feng Shui, grade six, fail!

The 13.5 cm (5 inch) thickness comes from an 11.5 cm (4.5 inch) wall with 1 cm (0.4 inch) gypsum plaster on both sides. The 11.5 cm (4.5 inch) bricks are mass-produced standard units. The detailed dimensions here are from the drawing software used, which smartly takes all this into account already. Before further wrong assumptions arise without asking, regarding the wall structure materials: these are all standard sizes planned according to the octameter module.
Another mistaken assumption is the downpipe next to the TV wall. Where do you see a downpipe there? Of course, there will be a service shaft, but it won’t run next to the TV—it will be located within the depth of the right wall near the wardrobe and guest WC. It simply hasn’t been drawn in yet; this is just a draft.

What I’m missing from you, however, are suggestions for improvements?
So again, what can we improve, Mr. Teacher? So at least we get a passing grade and don’t have to repeat!

I could have posted everything without a 3D view too. If that gives you corneal distortion, I can remove it.

idasb7930 Jul 2020 18:57

#11

All objects shown in the floor plan are only placeholders. The actual furnishing may and will likely look different.

face26 schrieb:

I don’t reach 80cm (31.5 inches). Even if it were 80cm (31.5 inches), that wouldn’t be particularly generous—especially compared to the 20 m² (215 sq ft) mezzanine.

The shower area is planned to be about 80x160cm (31.5x63 inches). With a room width of 220cm (87 inches), this means that after subtracting 80cm (31.5 inches) for the shower tray, 15cm (6 inches) for the T-wall, and 45cm (18 inches) for the washbasin, around 80cm (31.5 inches) remain. Of course, you can arrange everything differently, as in my opinion, the room is large enough for that. Regarding the mezzanine, what do you suggest? It can’t be made smaller. If it is added to the children's rooms, the hallway becomes dark. One idea was possibly to use the mezzanine area as a sitting space or for another purpose.

face26 schrieb:

You said yourself you will live there for 15 years and then sell. In that case, I would also consider the resale value. Normally, I think that’s nonsense, but if there’s a concrete plan…

We are now 40 and 41 years old, and the children are 14. How long should I live in a big house? Between 55 and 60, we don’t want to focus primarily on a large house.

11ant30 Jul 2020 19:17

#12

idasb79 schrieb:

The 13.5 cm (5.3 inches) thickness comes from the wall being 11.5 cm (4.5 inches) with 1 cm (0.4 inch) thick plaster on both sides. The 11.5 cm (4.5 inches) bricks are standard mass-produced units. The detailed dimensions here come from the software used for drawing, which intelligently takes everything into account.

That wouldn’t be very smart anyway, because the mason does not apply the plaster in the same work step, but not at all, and someone else does it later. In this example, the plasterer has a total layer thickness tolerance that is smaller than just the mason’s tolerance for position and size—never mind other precision dimensions. Masonry and plastering in the same plan therefore produce exactly the kind of total that, hopefully, every student still knows who cuts from (Ingo Insterburg sang about this: I live in Paris, I am "not a Berliner").

idasb79 schrieb:

Before any further incorrect assumptions come up without asking—questions regarding the wall construction materials: all are standard sizes planned according to the octameter system.

Well, then I might as well quote Mirja Boes: “No way, little Peter!”

idasb79 schrieb:

But what I miss are statements about possibilities for improvement?
So again, what can we improve, teacher? So that we get at least a grade 4 and don’t have to repeat the year!

I already told you, student Pfeiffer: one would improve the façade, rather than playing an inappropriate role in the foreground—then the floor plan would also benefit from the alcoholic glare!

face26 schrieb:

You yourself wrote about living there for 15 years then selling. Then I would also think about resale value a bit more.

I also consider that a serious recommendation, to be more consciously aware of market compatibility.

https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/

ᐅ New construction of a single-family house, approximately 220 sqm. Please provide feedback on the floor plan.

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