ᐅ Optimization of Space Layout – 140 sqm Single-Family House – Floor Plan from the Construction Company
Created on: 11 Apr 2021 13:04
C
chyogoo
Hello everyone! 🙂
We are currently in the final decision phase of our build (I also had some other questions in the forum back in Feb/March) and have received the first “preliminary draft” from a construction company (timber frame construction, a small family business located about 20 km (12 miles) from the plot). If we approve it, they will create a cost and performance calculation based on this and then provide an offer.
We received it yesterday and should provide our feedback or change requests tomorrow.
Here are some relevant details first:
1. I’m not sure if I’m allowed to share the plans here/publicly. So, I tried to redraw them simply. I will ask tomorrow if I’m allowed, and if yes, I’ll upload the original plans (including the exterior views).
2. Please excuse my drawing skills. These drawings are not to scale (including the “furniture” drawn)! I copied the square meter figures for each room directly from the plan. The numbers are all correct, even if my drawings don’t clearly show it.
3. Right now, I’m only concerned about the room layout and placement. What do you think? Could we optimize this a bit? Or is this already the best-case scenario considering all other existing conditions?
4. I have attached the development plan (graphic version) and photos of the site. We have plot number 9. The plot is sloped, which we are aware of (laser measurements taken by an acquaintance who is a planner and also assessed by the construction company using the cadastral map—but we haven’t received official documentation yet; we expect it this week). We are building without a basement, and the plan is for a slab-on-grade foundation. It is a new development area; neighboring houses have not been built yet, so they don’t appear in the photos.
Development plan / restrictions
Plot size approx. 780 sqm (8400 sq ft)
Slope – 1.5 m (5 feet) within the building zone
Floor area ratio – maximum main building size 140 sqm (1500 sq ft)
Floor space index?
Building zone, building line and boundary – see building zone in the development plan image
Number of parking spaces – 2
Number of floors – 2 full floors
Roof shape – symmetrical gable roof (18 to 30 degrees) / shed roof
Orientation?
Maximum heights / limits – max. wall height: 6.0 m (20 feet)
Client requirements
Style, roof shape, building type – gable roof
Basement, floors – no basement, 2 full floors
Number and ages of occupants – 2 adults (44 + 37), 1 child (4 years)
Space needs on ground and upper floors – approx. 140 sqm (1500 sq ft)
Office: family use or home office? yes, both adults (combined with guest room)
Guests per year – often over weekends; family visits for longer periods – so we want an extra room on the ground floor
Open or closed layout – open
Open kitchen, cooking island – preferred
Number of dining seats – 6
Fireplace – nice to have
Music / stereo wall – nice to have
Balcony, roof terrace – wasn’t initially considered, but it’s in the plan now and we definitely like it
Garage, carport – carport
House design
Who designed it:
- Planner from the construction company (see above)
What do you particularly like and why? – Roof terrace – it uses the only side of the house that faces open/unbuilt area, upstairs and downstairs, offering some privacy.
What do you dislike and why?
Ground floor:
1. We would like to rearrange the living/dining/kitchen areas—perhaps starting from the current office? That entire side faces north and looks out onto fields, no houses, no neighbors on that side. We don’t like the current dining area because it is directly visible from the neighbor’s house (the neighbor’s house is slightly higher than ours) and the large glass sliding door reduces privacy even more.
We don’t mind where the other rooms including the guest room + WC/shower and utility room are located. The ground floor should be optimized primarily for the living/dining/kitchen areas.
Upper floor:
2. The bedroom and children’s room are too close to each other. Ideally, they would be on opposite sides, but the planner said the children’s room facing north means less sun/light, which we want to avoid.
Worst case, could the bed be moved to the other corner? Also, adding another window in the children’s room (where the desk is currently drawn) would be preferred.
3. The bedroom door leading to the roof terrace is not necessary for us—fixed glazing with a seating bench and storage space below might be better instead.
4. We don’t mind that the dressing room is outside the bedroom, but we thought maybe a door from the dressing room to the bathroom would be good?
Price estimate according to architect/planner: not yet known – if we like the preliminary draft, the company will make the calculation (approximately 2700 per sqm (250 per sq ft)).
Personal budget for the house including finishing: 400K (excluding plot and additional construction costs plus buffer)
Preferred heating system: geothermal, air-to-water heat pump
If you had to give up something, what would it be?
- Could give up: roof terrace, a few floor-to-ceiling windows (only from a cost perspective)
- Cannot give up: almost everything else because the rooms and sizes are already minimal and compact.
Why is the design like it is now? For example,
Standard draft from the planner? – we shared our ideas, and this is what they designed.
Which wishes were implemented by the architect? – rooms + WC/shower on the ground floor
What makes it particularly good or bad in your opinion?
What is the most important/fundamental question about the floor plan in 130 characters?
What I want to know is – How can we better arrange/place the living/dining/kitchen areas on the ground floor – priority is gaining privacy (as we spend most time there) + optimizing views to the outside/fields?
If you need further info or I forgot something, just ask. Thank you very much in advance for your help.
We are currently in the final decision phase of our build (I also had some other questions in the forum back in Feb/March) and have received the first “preliminary draft” from a construction company (timber frame construction, a small family business located about 20 km (12 miles) from the plot). If we approve it, they will create a cost and performance calculation based on this and then provide an offer.
We received it yesterday and should provide our feedback or change requests tomorrow.
Here are some relevant details first:
1. I’m not sure if I’m allowed to share the plans here/publicly. So, I tried to redraw them simply. I will ask tomorrow if I’m allowed, and if yes, I’ll upload the original plans (including the exterior views).
2. Please excuse my drawing skills. These drawings are not to scale (including the “furniture” drawn)! I copied the square meter figures for each room directly from the plan. The numbers are all correct, even if my drawings don’t clearly show it.
3. Right now, I’m only concerned about the room layout and placement. What do you think? Could we optimize this a bit? Or is this already the best-case scenario considering all other existing conditions?
4. I have attached the development plan (graphic version) and photos of the site. We have plot number 9. The plot is sloped, which we are aware of (laser measurements taken by an acquaintance who is a planner and also assessed by the construction company using the cadastral map—but we haven’t received official documentation yet; we expect it this week). We are building without a basement, and the plan is for a slab-on-grade foundation. It is a new development area; neighboring houses have not been built yet, so they don’t appear in the photos.
Development plan / restrictions
Plot size approx. 780 sqm (8400 sq ft)
Slope – 1.5 m (5 feet) within the building zone
Floor area ratio – maximum main building size 140 sqm (1500 sq ft)
Floor space index?
Building zone, building line and boundary – see building zone in the development plan image
Number of parking spaces – 2
Number of floors – 2 full floors
Roof shape – symmetrical gable roof (18 to 30 degrees) / shed roof
Orientation?
Maximum heights / limits – max. wall height: 6.0 m (20 feet)
Client requirements
Style, roof shape, building type – gable roof
Basement, floors – no basement, 2 full floors
Number and ages of occupants – 2 adults (44 + 37), 1 child (4 years)
Space needs on ground and upper floors – approx. 140 sqm (1500 sq ft)
Office: family use or home office? yes, both adults (combined with guest room)
Guests per year – often over weekends; family visits for longer periods – so we want an extra room on the ground floor
Open or closed layout – open
Open kitchen, cooking island – preferred
Number of dining seats – 6
Fireplace – nice to have
Music / stereo wall – nice to have
Balcony, roof terrace – wasn’t initially considered, but it’s in the plan now and we definitely like it
Garage, carport – carport
House design
Who designed it:
- Planner from the construction company (see above)
What do you particularly like and why? – Roof terrace – it uses the only side of the house that faces open/unbuilt area, upstairs and downstairs, offering some privacy.
What do you dislike and why?
Ground floor:
1. We would like to rearrange the living/dining/kitchen areas—perhaps starting from the current office? That entire side faces north and looks out onto fields, no houses, no neighbors on that side. We don’t like the current dining area because it is directly visible from the neighbor’s house (the neighbor’s house is slightly higher than ours) and the large glass sliding door reduces privacy even more.
We don’t mind where the other rooms including the guest room + WC/shower and utility room are located. The ground floor should be optimized primarily for the living/dining/kitchen areas.
Upper floor:
2. The bedroom and children’s room are too close to each other. Ideally, they would be on opposite sides, but the planner said the children’s room facing north means less sun/light, which we want to avoid.
Worst case, could the bed be moved to the other corner? Also, adding another window in the children’s room (where the desk is currently drawn) would be preferred.
3. The bedroom door leading to the roof terrace is not necessary for us—fixed glazing with a seating bench and storage space below might be better instead.
4. We don’t mind that the dressing room is outside the bedroom, but we thought maybe a door from the dressing room to the bathroom would be good?
Price estimate according to architect/planner: not yet known – if we like the preliminary draft, the company will make the calculation (approximately 2700 per sqm (250 per sq ft)).
Personal budget for the house including finishing: 400K (excluding plot and additional construction costs plus buffer)
Preferred heating system: geothermal, air-to-water heat pump
If you had to give up something, what would it be?
- Could give up: roof terrace, a few floor-to-ceiling windows (only from a cost perspective)
- Cannot give up: almost everything else because the rooms and sizes are already minimal and compact.
Why is the design like it is now? For example,
Standard draft from the planner? – we shared our ideas, and this is what they designed.
Which wishes were implemented by the architect? – rooms + WC/shower on the ground floor
What makes it particularly good or bad in your opinion?
What is the most important/fundamental question about the floor plan in 130 characters?
What I want to know is – How can we better arrange/place the living/dining/kitchen areas on the ground floor – priority is gaining privacy (as we spend most time there) + optimizing views to the outside/fields?
If you need further info or I forgot something, just ask. Thank you very much in advance for your help.
chyogoo schrieb:
So far, about four different builders have visited the site and said that because of the slope, a basement isn’t necessary (a laser survey was done recently, the values on paper will come this week)… so we trust what they all said and are planning with a slab-on-grade foundation.. Please share the survey results here when you have them so people can respond. Until then, it’s just a waste of time.
Beyond a certain height difference, it simply doesn’t make sense to build on a slab-on-grade. Since the foundation must be frost-protected, your anticipated massive slab will likely cost as much as a basement. But you only know that once the slope details are clear.
chyogoo schrieb:
First "preliminary draft" received. If we approve, the price and service calculation will be made based on this, and an offer will be provided. chyogoo schrieb:
I don’t know the dimensions (they are not indicated in the plan) If no dimensions are given in the draft, I wouldn’t even consider making an offer. You need to know whether the living room is 3.4 or 5 meters (11 or 16 feet) wide, or at least what the calculation is based on!
Basically, you don’t like anything at all. So start completely from scratch.
By the way, I don’t like it either. The draft left me speechless this afternoon. I don’t understand the roof terrace at all. It is relatively expensive, and with the slope you already have enough different “levels” to maintain. Also, I wonder how anyone could think of building a fancy view with a roof terrace when you have a child... I always thought there’s no time for that in such a case?
chyogoo schrieb:
a basement wouldn’t have to be built A rather unusual building envelope...
but well, not a disaster.
I see a hillside house, single-story:
On the ground floor, entrance, stairs, etc. toward the back, so west-northwest; in the left part the open plan living area. Terrace to the west-northwest. Possibly the children’s room in the southwest, but you’d have to check. With a shed roof it could also face east.
Then stairs down to the basement: there a utility room, dressing room, bedroom and office on the east side.
Possibly a staggered shed roof to let light from the southwest into the eastern part of the ground floor.
Timber construction is very well suited for this type of three-gable house.
I consider this draft to be nonsense and a waste of the plot.
@ ypg
The measurements were on the plan when it was presented online, but not on the one that was emailed to us, probably a mistake? I will ask about it tomorrow.
The roof terrace, as mentioned, was not our idea, but it looked nice on the 3D view and plan, so we thought it was a pleasant surprise. Unfortunately, I have no idea how much it will cost; for that, they/we need a floor plan to calculate.
The slope is a topic where everyone who has been on the site so far has said it can be resolved with embankment/fill and that a basement is not needed. Either we will get a shock after the survey, or the photos really give a different impression. Hopefully, this will be clarified this week.
We haven’t actually considered living with one storey plus a basement since we didn’t have that idea at all. I will ask the company tomorrow whether and how something like that could be planned, thanks! But just to be sure I understand correctly, this is only possible if there is a certain slope/topography, right?
Otherwise, we have only heard good things about the company and have had a positive feeling about them so far; maybe we unintentionally missed something during the “share your wishes/ideas” appointment.
The measurements were on the plan when it was presented online, but not on the one that was emailed to us, probably a mistake? I will ask about it tomorrow.
The roof terrace, as mentioned, was not our idea, but it looked nice on the 3D view and plan, so we thought it was a pleasant surprise. Unfortunately, I have no idea how much it will cost; for that, they/we need a floor plan to calculate.
The slope is a topic where everyone who has been on the site so far has said it can be resolved with embankment/fill and that a basement is not needed. Either we will get a shock after the survey, or the photos really give a different impression. Hopefully, this will be clarified this week.
We haven’t actually considered living with one storey plus a basement since we didn’t have that idea at all. I will ask the company tomorrow whether and how something like that could be planned, thanks! But just to be sure I understand correctly, this is only possible if there is a certain slope/topography, right?
Otherwise, we have only heard good things about the company and have had a positive feeling about them so far; maybe we unintentionally missed something during the “share your wishes/ideas” appointment.
chyogoo schrieb:
and doesn’t need a basement.Whether you need one or not – a) it makes more sense because you have a slope, and b) it offers better living quality across the two levels without an artificial roof terrace. The only issue I see, and the possible reason why a basement is sometimes recommended (besides the fact that builders often try not to scare clients with the idea of a basement), is that the construction company builds with wood, and a basement cannot be built with wood on three sides.
Here is a quick example without much thought (so there is still plenty of room for optimization).
Wow, thank you very much!
I really like the exterior design and the living/dining area. We would swap the locations of the children's room and the office simply because I want the child to be on the same floor – for example, for nighttime walks to the parents’ bedroom. But as a "quick" draft, it’s really cool, thanks.
I really like the exterior design and the living/dining area. We would swap the locations of the children's room and the office simply because I want the child to be on the same floor – for example, for nighttime walks to the parents’ bedroom. But as a "quick" draft, it’s really cool, thanks.
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