ᐅ Plot Layout & Orientation Single-Family Home with 160 sqm on a South-Facing Slope
Created on: 16 Dec 2024 01:37
B
Bau_Rookie
Hello everyone,
My wife and I are actually about to request quotes for our construction project, but now I’m starting to have doubts about our basic planning.
I thought we had already considered and discussed all aspects and perspectives, and that the current approach was finally the only right one.
However, I am no longer so sure about that. Overall, I find it difficult to make the best use of the plot orientation.
Therefore, I kindly ask for your honest feedback.
How would you arrange the house, main entrance, and double garage?
What do you think is okay about the current plan and what is not?
I’m really curious to hear your thoughts :-). Thank you very much in advance!
Development Plan / Restrictions
Plot size = 650 sqm (7000 sq ft)
Slope = South, approx. 12.5% incline (rising from the street level)
Floor space index (FSI) = 0.4
Plot ratio = not specified
Building envelope, building line, and boundary = the plot is marked in red in the graphic below; the building line is shown with a blue dash-dot line
Edge construction = garage may be built on the property boundary; the house must have a 2.5 m (8 ft) setback
Number of parking spaces = 2
Number of stories = 3 full floors, i.e. basement + ground floor + upper floor
Roof type = tent roof, hipped roof, gable roof, or offset shed roof
Orientation = see plan below
Maximum height limits = street level is zero reference; max. wall height 9 m (30 ft) and max. ridge height 11 m (36 ft)
Homeowners’ Requirements
Style, roof shape, building type = tent or hipped roof, urban villa
Basement, floors = basement, ground floor, and upper floor; all full stories
Number of occupants, ages = 4; 2 adults and two children under 10 years
Space requirements on ground and upper floors = ground floor 88 sqm (947 sq ft), upper floor 78 sqm (840 sq ft)
Office: family use or home office? = both; home office to be located in the basement
Overnight guests per year = occasional, in the office
Open or closed architecture = rather open
Conservative or modern design = modern
Open kitchen, kitchen island = open kitchen with peninsula
Number of dining seats = 6–8
Fireplace = no
Balcony, rooftop terrace = no
Garage, carport = double garage with basement access
Terrace orientation = west, because as working professionals we prefer the evening sun. The terrace should also be as elevated as possible.
Garage orientation = therefore, the garage is placed on the right border of the plot
Garage driveway = we would like a maximum slope of 10% here (which will be challenging)
Neighboring buildings = right side is already built, very close with 2.5 m (8 ft) setback; left side is still undeveloped
House Design
Who designed the plan? Do-it-yourself + building planner
What do you particularly like? Difficult, it’s basically a big compromise.
What don’t you like? It’s a compromise.
Why? If the garage driveway slope should be <10%,
- the house has to be built deeper into the ground. This is not ideal because we would actually prefer a rather raised outdoor area. Also, the slope behind the plot would require more complex reinforcement.
- the garage driveway must be very long. A lot of surface would have to be paved.
Cost estimate from architect/planner: 700,000 EUR
Preferred heating system: air-to-water heat pump
My wife and I are actually about to request quotes for our construction project, but now I’m starting to have doubts about our basic planning.
I thought we had already considered and discussed all aspects and perspectives, and that the current approach was finally the only right one.
However, I am no longer so sure about that. Overall, I find it difficult to make the best use of the plot orientation.
Therefore, I kindly ask for your honest feedback.
How would you arrange the house, main entrance, and double garage?
What do you think is okay about the current plan and what is not?
I’m really curious to hear your thoughts :-). Thank you very much in advance!
Development Plan / Restrictions
Plot size = 650 sqm (7000 sq ft)
Slope = South, approx. 12.5% incline (rising from the street level)
Floor space index (FSI) = 0.4
Plot ratio = not specified
Building envelope, building line, and boundary = the plot is marked in red in the graphic below; the building line is shown with a blue dash-dot line
Edge construction = garage may be built on the property boundary; the house must have a 2.5 m (8 ft) setback
Number of parking spaces = 2
Number of stories = 3 full floors, i.e. basement + ground floor + upper floor
Roof type = tent roof, hipped roof, gable roof, or offset shed roof
Orientation = see plan below
Maximum height limits = street level is zero reference; max. wall height 9 m (30 ft) and max. ridge height 11 m (36 ft)
Homeowners’ Requirements
Style, roof shape, building type = tent or hipped roof, urban villa
Basement, floors = basement, ground floor, and upper floor; all full stories
Number of occupants, ages = 4; 2 adults and two children under 10 years
Space requirements on ground and upper floors = ground floor 88 sqm (947 sq ft), upper floor 78 sqm (840 sq ft)
Office: family use or home office? = both; home office to be located in the basement
Overnight guests per year = occasional, in the office
Open or closed architecture = rather open
Conservative or modern design = modern
Open kitchen, kitchen island = open kitchen with peninsula
Number of dining seats = 6–8
Fireplace = no
Balcony, rooftop terrace = no
Garage, carport = double garage with basement access
Terrace orientation = west, because as working professionals we prefer the evening sun. The terrace should also be as elevated as possible.
Garage orientation = therefore, the garage is placed on the right border of the plot
Garage driveway = we would like a maximum slope of 10% here (which will be challenging)
Neighboring buildings = right side is already built, very close with 2.5 m (8 ft) setback; left side is still undeveloped
House Design
Who designed the plan? Do-it-yourself + building planner
What do you particularly like? Difficult, it’s basically a big compromise.
What don’t you like? It’s a compromise.
Why? If the garage driveway slope should be <10%,
- the house has to be built deeper into the ground. This is not ideal because we would actually prefer a rather raised outdoor area. Also, the slope behind the plot would require more complex reinforcement.
- the garage driveway must be very long. A lot of surface would have to be paved.
Cost estimate from architect/planner: 700,000 EUR
Preferred heating system: air-to-water heat pump
Bau_Rookie schrieb:
Cost estimate according to the architect/planner: 700 k EUR Who provided the cost estimate?
Bau_Rookie schrieb:
Who is responsible for the design? Do-it-Yourself + building planner And who exactly is responsible for the design?
Bau_Rookie schrieb:
Space requirements on the ground floor (GF), upper floor (UF) = GF 88 sqm (950 sq ft), UF 78 sqm (840 sq ft)
Office: family use or home office? = Both, the home office is planned for the basement. Bau_Rookie schrieb:
Garage, carport = double garage with basement access So that means including the basement you need about 260 sqm (2800 sq ft)? And if it is only 250 sqm (2700 sq ft), then your costs will be around 750 thousand plus expensive earthworks plus a complex garage with basement access, meaning an additional underground cost and risk factor due to a connection between two buildings – so close to one million. And for that, you have just a 2D DIY plan here!
Bau_Rookie schrieb:
- then the house must be set deeper into the ground. That’s not ideal, as we would actually prefer a rather elevated outdoor area. What do you mean? Lowering the ground floor or the basement?
Bau_Rookie schrieb:
Neighboring buildings = already built on the right side. Very close with 2.5 m (8 feet) distance. Then it might be worth checking the height levels of their buildings.
Bau_Rookie schrieb:
What do you particularly like? Difficult, it’s simply a big compromise.
What don’t you like? It’s a compromise. Unfortunately, we don’t currently see what the compromise involves regarding the house design.
Are you aware that the terrace will be one floor higher than the entrance?
H
hanghaus202316 Dec 2024 16:02Is there a requirement in the development plan regarding how far the garage must be set back from the street?
Why does it have to be so tall?
Why does it have to be so tall?
H
hanghaus202316 Dec 2024 16:50The 12 by 8 meter (39 by 26 foot) house is definitely better than the 10 by 10 meter (33 by 33 foot) one. Being less deep into the slope saves a lot of costs and leaves more garden space at the top.
For illustration.
The effort to dig the garage this deep is enormous. The blue line represents the 10% slope. Green is the existing terrain at about 19%. Brown is the future terrain with my proposal.
It’s better to leave out the basement.
The garage is 5 meters (16 feet) away from the street.
For illustration.
The effort to dig the garage this deep is enormous. The blue line represents the 10% slope. Green is the existing terrain at about 19%. Brown is the future terrain with my proposal.
It’s better to leave out the basement.
The garage is 5 meters (16 feet) away from the street.
hanghaus2023 schrieb:
You should skip the basement.So, does your upper floor include the open-plan living area with a terrace?H
hanghaus202316 Dec 2024 19:14ypg schrieb:
So you also have the open-plan living area with terrace on the upper floor?That’s how it’s supposed to be. It even makes sense to move the garage to the other side and use the roof as a terrace if it’s really going to be on the west side. Let’s see what the architect says about that.Embedding the 10m (33 feet) long garage into the boundary wall is probably a stroke of genius. The neighbor will be thrilled.
Contour lines would be helpful, as the individual measurement points seem randomly selected and are not consistent when viewed as a whole. According to them, the terrain would, to put it mildly, be quite hilly. The road appears to have a slope partly running opposite to the property. The road level is supposed to serve as the main height reference; however, the building limit is supposed to be at +2.00, even though it, for example, is 95 cm (37 inches) higher. Were there floor plans included in the original post before the "moderator edit"?
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