ᐅ Preliminary floor plan/layout for a large northwest-facing plot
Created on: 22 Nov 2019 00:25
L
ltenzer
Hello everyone,
Fortunately, about a year ago my previous floor plan received constructive and clear criticism that helped prevent long-term issues and encouraged a fresh start. After some delays, here is my draft for the room layout. Windows are not yet marked, and so far there is almost no furniture. Since we have an appointment with the architect on Tuesday, adding windows now would take too long to receive and incorporate any further suggestions beforehand. Please excuse this. In any case, a large window front is planned in the southwest area above the dining space’s open volume.
Checklist:
Development plan / restrictions
Size of the plot including backyard / former farmland (greenhouses already demolished) total 2800 sqm (about 0.7 acres)
Slope: The 32 m (105 feet) wide lot slopes down about 1.60 m (5.3 feet) from left to right in the front. The terrain also slopes slightly towards the back; within the 15 m (49 feet) deep building envelope, the ground falls by approximately 60–80 cm (2–2.6 feet).
Floor area ratio (FAR): 0.4
Gross floor area ratio (GFAR): 0.8
Building envelope, building line and boundaries: shown in the processed development plan excerpt; building outlines are marked in red. The entire orange area including the white-marked path at the right edge of the lot belongs to us. Below this path is a public sewer line that cannot be built over. We must keep a distance of 2 meters (6.6 feet) between residential buildings and this path, or 1 meter (3.3 feet) if placing a garage there. The development plan for backyard buildings has been approved at our request (planned for possible future use, e.g., a children’s or senior bungalow).
Adjacent buildings: On the left (southwest) is a bungalow which, due to its higher position, can cast long shadows in winter. Behind this bungalow, on our property line, there is a garage and, behind that, a neighbor’s shed, which unfortunately also causes shading when the sun is low. On the right (northeast), there is a one-and-a-half-story building with a garage on the boundary next to our path.
Number of stories: 2 full stories
Roof shape: flexible, preferably mono-pitched roof (a visible roof over the upper floor is planned)
Architectural style: flexible
Garden orientation: northwest
Homeowners’ requirements
Style, roof shape, building type: preferably classic, “cozy traditional,” possibly somewhat playful and combined with modern elements
Number and age of occupants: 4 people aged 42 + 43 + 2.5 + 0.5 years (third child/foster child unlikely but not impossible)
Office: for private documents, books, etc.
Overnight guests per year: currently a maximum of 10 nights
Open or closed architecture: preferably open
Conservative or modern construction: both have pros and cons; a mix is welcome
Open kitchen, kitchen island: preferably open with the option to close later if desired; island preferred if space allows but not mandatory
Number of dining seats: 4 for everyday use, up to 12–18 with guests
Fireplace: not necessary
Music/stereo wall: not necessary; a compact system with two small speakers can be accommodated somewhere
Balcony, roof terrace: not necessary for cost reasons
Garage, carport: at least one double garage
Additional wishes or special considerations / daily routine, including explanations why some options are accepted or rejected: see below
House design
Origin of the plan:
- DIY preliminary draft with roomsketcher
- Cost estimate according to architect/planner: unknown so far
Personal budget limit for house, including fixtures: 550,000–600,000 EUR (~550–600 K EUR) including ancillary costs
Preferred heating technology: ground source heat pump, deep drilling (or does anyone have positive experience with wood chips? I could get that very cheaply.)
Why a self-drawn floor plan instead of a complete architect’s design? Our architect is technically very skilled and also a good professional partner. However, due to high workload, plan modifications usually take quite a while. To start optimally in spring, I prefer to do some preliminary work myself in the hope it will help.
We have placed the house “diagonally” within the building envelope so that it fits flush with the diagonally shaped right edge of the building area, as stated above in the checklist. The house walls run parallel to the right neighbor. The reason is that, while we want to enjoy the southwest sun coming from the left neighbor side, we also want to slightly turn away from visibility from the street and opposite neighbors. Another reason is to build as far away as possible from our higher left neighbor who casts long shadows in winter, so more sunlight can reach our windows. For brightness reasons, I also planned the garage detached from the house on the left southwest edge; it should be built as low as possible and in winter not cause significantly more shadowing than the neighboring buildings already do.
The terrace, visible from the street through the gap between garage and house, will be screened with a hedge.
My design was partly inspired by the floor plan of a used property we visited. There, as a striking feature upon entering, you looked at a tall plant growing through a 1x1 m (3.3x3.3 feet) ceiling opening next to the left end of the stairs reaching to the upper floor. The idea is to plan the ceiling opening large enough to allow the retrofitting of a vertical lift in the future. The gallery/open volume was positioned in that house similarly to ours, which we liked. The entrance vestibule (windfang) is primarily intended to avoid drafts, since our terrace door is often open. I initially placed the cloakroom behind the vestibule, open to the living area, so that the vestibule door would not interfere with a possible lift solution and its required maneuvering space.
On the ground floor, a wall is drawn next to the staircase (above it on the plan) which I assume might be a necessary load-bearing wall due to the large open living-dining “hall.” This wall continues through the basement and upper floor and also serves as practical room separation there.
In the upstairs plan, I placed the walk-in closet between the bedroom and bathroom, intentionally separating it again from the bedroom by a door. The reason is our current experience where our bedroom is only separated from the bathroom by a thin wall, and even with the door closed, there is still too much noise from the bathroom. I still consider this solution slightly imperfect but would not want to reduce the open volume too much. The very large bed planned for the bedroom should be a 2.7 m (8.9 feet) wide family bed. Space next to it is somewhat tight. If I place it on the opposite exterior wall, it would conflict with the wish for windows on the sunny side, wouldn’t it?
The open volume is a long-standing wish we don’t want to give up, even if it requires, for example, soundproof doors for the children’s rooms.
Since this is only a semi-finished draft of the room layout, I would greatly appreciate any critiques and ideas so I can incorporate them into the architect’s planning from the beginning. We would also like to save a few square meters if possible and sensible.
Thank you in advance for all suggestions!
Fortunately, about a year ago my previous floor plan received constructive and clear criticism that helped prevent long-term issues and encouraged a fresh start. After some delays, here is my draft for the room layout. Windows are not yet marked, and so far there is almost no furniture. Since we have an appointment with the architect on Tuesday, adding windows now would take too long to receive and incorporate any further suggestions beforehand. Please excuse this. In any case, a large window front is planned in the southwest area above the dining space’s open volume.
Checklist:
Development plan / restrictions
Size of the plot including backyard / former farmland (greenhouses already demolished) total 2800 sqm (about 0.7 acres)
Slope: The 32 m (105 feet) wide lot slopes down about 1.60 m (5.3 feet) from left to right in the front. The terrain also slopes slightly towards the back; within the 15 m (49 feet) deep building envelope, the ground falls by approximately 60–80 cm (2–2.6 feet).
Floor area ratio (FAR): 0.4
Gross floor area ratio (GFAR): 0.8
Building envelope, building line and boundaries: shown in the processed development plan excerpt; building outlines are marked in red. The entire orange area including the white-marked path at the right edge of the lot belongs to us. Below this path is a public sewer line that cannot be built over. We must keep a distance of 2 meters (6.6 feet) between residential buildings and this path, or 1 meter (3.3 feet) if placing a garage there. The development plan for backyard buildings has been approved at our request (planned for possible future use, e.g., a children’s or senior bungalow).
Adjacent buildings: On the left (southwest) is a bungalow which, due to its higher position, can cast long shadows in winter. Behind this bungalow, on our property line, there is a garage and, behind that, a neighbor’s shed, which unfortunately also causes shading when the sun is low. On the right (northeast), there is a one-and-a-half-story building with a garage on the boundary next to our path.
Number of stories: 2 full stories
Roof shape: flexible, preferably mono-pitched roof (a visible roof over the upper floor is planned)
Architectural style: flexible
Garden orientation: northwest
Homeowners’ requirements
Style, roof shape, building type: preferably classic, “cozy traditional,” possibly somewhat playful and combined with modern elements
Number and age of occupants: 4 people aged 42 + 43 + 2.5 + 0.5 years (third child/foster child unlikely but not impossible)
Office: for private documents, books, etc.
Overnight guests per year: currently a maximum of 10 nights
Open or closed architecture: preferably open
Conservative or modern construction: both have pros and cons; a mix is welcome
Open kitchen, kitchen island: preferably open with the option to close later if desired; island preferred if space allows but not mandatory
Number of dining seats: 4 for everyday use, up to 12–18 with guests
Fireplace: not necessary
Music/stereo wall: not necessary; a compact system with two small speakers can be accommodated somewhere
Balcony, roof terrace: not necessary for cost reasons
Garage, carport: at least one double garage
Additional wishes or special considerations / daily routine, including explanations why some options are accepted or rejected: see below
House design
Origin of the plan:
- DIY preliminary draft with roomsketcher
- Cost estimate according to architect/planner: unknown so far
Personal budget limit for house, including fixtures: 550,000–600,000 EUR (~550–600 K EUR) including ancillary costs
Preferred heating technology: ground source heat pump, deep drilling (or does anyone have positive experience with wood chips? I could get that very cheaply.)
Why a self-drawn floor plan instead of a complete architect’s design? Our architect is technically very skilled and also a good professional partner. However, due to high workload, plan modifications usually take quite a while. To start optimally in spring, I prefer to do some preliminary work myself in the hope it will help.
We have placed the house “diagonally” within the building envelope so that it fits flush with the diagonally shaped right edge of the building area, as stated above in the checklist. The house walls run parallel to the right neighbor. The reason is that, while we want to enjoy the southwest sun coming from the left neighbor side, we also want to slightly turn away from visibility from the street and opposite neighbors. Another reason is to build as far away as possible from our higher left neighbor who casts long shadows in winter, so more sunlight can reach our windows. For brightness reasons, I also planned the garage detached from the house on the left southwest edge; it should be built as low as possible and in winter not cause significantly more shadowing than the neighboring buildings already do.
The terrace, visible from the street through the gap between garage and house, will be screened with a hedge.
My design was partly inspired by the floor plan of a used property we visited. There, as a striking feature upon entering, you looked at a tall plant growing through a 1x1 m (3.3x3.3 feet) ceiling opening next to the left end of the stairs reaching to the upper floor. The idea is to plan the ceiling opening large enough to allow the retrofitting of a vertical lift in the future. The gallery/open volume was positioned in that house similarly to ours, which we liked. The entrance vestibule (windfang) is primarily intended to avoid drafts, since our terrace door is often open. I initially placed the cloakroom behind the vestibule, open to the living area, so that the vestibule door would not interfere with a possible lift solution and its required maneuvering space.
On the ground floor, a wall is drawn next to the staircase (above it on the plan) which I assume might be a necessary load-bearing wall due to the large open living-dining “hall.” This wall continues through the basement and upper floor and also serves as practical room separation there.
In the upstairs plan, I placed the walk-in closet between the bedroom and bathroom, intentionally separating it again from the bedroom by a door. The reason is our current experience where our bedroom is only separated from the bathroom by a thin wall, and even with the door closed, there is still too much noise from the bathroom. I still consider this solution slightly imperfect but would not want to reduce the open volume too much. The very large bed planned for the bedroom should be a 2.7 m (8.9 feet) wide family bed. Space next to it is somewhat tight. If I place it on the opposite exterior wall, it would conflict with the wish for windows on the sunny side, wouldn’t it?
The open volume is a long-standing wish we don’t want to give up, even if it requires, for example, soundproof doors for the children’s rooms.
Since this is only a semi-finished draft of the room layout, I would greatly appreciate any critiques and ideas so I can incorporate them into the architect’s planning from the beginning. We would also like to save a few square meters if possible and sensible.
Thank you in advance for all suggestions!
I have now separated the staircase from the living area. To make the office/guest room accessible with a door in this design, I had to modify the half-landing staircase a bit. There is still somewhat limited space to walk past the sofa in the living room. On the upper floor, I also considered placing the children’s rooms facing the garden (possibly with a balcony) and the parents’ area facing the street.
However, this would mean that one of the children’s rooms would face northwest/northeast. That wouldn’t be ideal, would it? I am open to any further suggestions.
However, this would mean that one of the children’s rooms would face northwest/northeast. That wouldn’t be ideal, would it? I am open to any further suggestions.
Why should you walk around the sofa? I don’t quite understand what feels too tight to you there. I like the design. I would only leave out that tiny utility room on the ground floor, since you won’t be able to fit much in there. Instead, just use a closet. Or maybe remove that hallway niche entirely and enlarge the kitchen?
I think it’s great that you planned a lot of wardrobe space, but I believe it will get cluttered if several people try to dress or undress at the same time.
I think it’s great that you planned a lot of wardrobe space, but I believe it will get cluttered if several people try to dress or undress at the same time.
ltenzer schrieb:
To make the office/guest area accessible by a door in this design, I had to slightly redesign the platform staircase....which probably won’t satisfy you. It’s just a lazy compromise to provide access to your office. Therefore, the real problem should be addressed, rather than half-heartedly adjusting the one element that is, ABOVE ALL ELSE, planned first in a house design. Remove the ugly cleaning supply closet—the vacuum cleaner fits just fine in the wardrobe as well. And what happened to the feature “plant through the open space”? Since the plant is there but there is no open space, I would question the overall concept behind it.
Pinky0301 schrieb:
Why should people walk around the sofa? That’s just something that “stuck” from the previous design.
I think the original poster might be better off just relaxing and writing down all their wishes instead of trying to force them into the design themselves. Having your own draft only limits the architect’s creativity. The best approach is a simple list of “Must haves” and “Must not haves.” Then let the architect do their job.
Pinky0301 schrieb:
Why should you walk around the sofa? I don’t quite understand what feels too tight to you there?There is still space behind the sofa. I wanted to place cabinets and/or sideboards there. In my parents’ house, you can walk all around the sofa, which the children really enjoy. The outside walls of the living room face the southwest and northwest garden views. I would like to have lots of windows and natural light there, which means less wall space for cabinets.
Pinky0301 schrieb:
I like the design. I would just leave out that tiny cleaning room on the ground floor because you can’t really store anything there. Instead, just have a closet. Or maybe remove that hallway niche entirely and enlarge the kitchen?I was concerned that otherwise the kitchen might look too wide and corridor-like. Cleaning supplies are few; cordless vacuum cleaner, broom, and dustpan can all be hung on the wall and easily grabbed because of the small size without having to step inside. There is still floor space for buckets and cloths, and cleaning bottles fit on a single shelf.
Pinky0301 schrieb:
I think it’s good that you planned a lot of coat storage, but I think it will get cluttered if several people try to get dressed or undressed at the same time.For that, there might still be space for a bench in the hallway in front. Next to the cleaning supply room, I also planned space for a guest wardrobe.
I’m still unsure about the master bedroom upstairs. We would like to fit a family bed about 2.70m (9 feet) wide there, and I generally prefer to place a bed against a wall, not in front of a window. I need to think more about this because 2.70m (9 feet) plus two times 0.70m (2 feet 4 inches) for walking space means 4.10m (13 feet 5 inches) width is needed, which the current design only offers at the outer sides.
ypg schrieb:
...but it won’t make you happy. It’s just an easy compromise to keep your office accessible.
Therefore, it would be better to change the real problem rather than half-heartedly adjust THE element that is planned FIRST and FOREMOST in any house design. And the real problem is? The location of the office? The location of the staircase?
Do you mean the staircase should be planned first? Its position depends on which rooms are needed and which ones you want to be located on the garden and sunny side, so I considered it a secondary functional element. Is that a mistaken assumption?
ypg schrieb:
And what about the feature “plant through the void space”? Since the plant is there but there’s no actual void space, I would question the fundamental concept behind it. The plant through the void wasn’t a must-have and wouldn’t have worked well with a different staircase either. I forgot to remove it on the upper floor. It’s now just a decorative element placed in a hallway corner on the ground floor.
ypg schrieb:
That was just something that got “left over” from the previous design. Since we often sit on the sofa, I find a position from which you can see both the garden and the dining table a good choice.
In our current living arrangement, the positioning is the same and I think it works quite well.
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