So, everyone, since the topic of choosing a building partner is slowly reaching its final stage for us, I thought we’d start optimizing the floor plan a bit. Even though the original plan was only intended as a basis for a quote, we actually like it quite a lot. There are two versions of the house: the ground floor is the same in both, but upstairs there is either a half-story or a full story. Since I’m not a fan of sloped ceilings, the price difference is still reasonable, and the flexibility of the full story is greater, we are currently leaning towards building the design with the full story. (The half-story design can be seen in the other thread.)
One somewhat suboptimal aspect of the designs is that the rooms upstairs are relatively large compared to the rooms downstairs. Specifically, the children’s room is only half the size of the open living area, and the bedroom is also very large. Even though the open living area should be fine (I’ve seen one with almost the same dimensions at my cousin’s house), this is obviously not an ideal ratio. Therefore, we will definitely have the wall between the living room and the office constructed as drywall, so it can be removed easily if needed (or if the office is no longer required).
In the other thread, the suggestion was made to move the second study upstairs as well. I tried sketching this out (various pencil drafts, and one computer drawing attached), but none of the designs look really good. The rooms end up very small (~10sqm (108 sq ft)) and have very awkward layouts. I think the upper floor is just a bit too small for that.
I’ve also attached a picture of our rough site plan. The garage location is almost automatically determined by our driveway. We would then place the house slightly behind it in the northeast corner of the plot to leave as much open space as possible towards the south and west. The three plots west of our property are actually one large connected plot, so it is very open to the west.
Development Plan / Restrictions
Plot 17 on the plan
Plot size: 700sqm (7,535 sq ft)
Slope: no (maximum 50cm (20 inches) over the entire plot)
Floor area ratio: 0.4
Floor space index -
Building envelope, setback lines, and boundary lines: entire plot available considering boundary construction regulations
Number of parking spaces: 2
Number of storeys: max 2
Roof type: gable roof, hip roof, half-hip roof 30-45°, shed roof 8-20°
Maximum height / limits: building height = 6m (20 ft) eaves height (no problem)
Client Requirements
Style, roof type, building type: gable roof, style “normal house”
Basement, storeys: no basement due to high cost risk from potential arsenic contamination, instead a large attic and a technical room in the extension. 1.5 to 2 storeys
Number of people, age: 3 persons, he 33, she 41, child arriving in about 4 weeks, no further children planned currently
Space requirements ground floor, upper floor: living and working downstairs, sleeping and children’s rooms upstairs
Office: 2 workspaces, he works from home 3-4 days per week, she is a teacher and also often works from home
Overnight guests per year: mainly for special occasions like birthdays as there is little space
Open or closed architecture: somewhat open
Conservative or modern design: not old-fashioned but not forcedly modern either. Just a normal house 😉
Open kitchen, kitchen island: yes, but the cooktop can also be on the wall
Number of dining seats: max 4 for normal use, room for extended table when guests come
Fireplace: no
Music / stereo wall: no
Balcony, roof terrace: no, large garden
Garage, carport: currently leaning towards a prefabricated garage with attached carport (she doesn’t like garages). Separate from the house so the driveway remains short
Vegetable garden, greenhouse: a few smaller beds and otherwise simple lawn. The garden area should remain fairly contiguous so it feels like a garden and not just leftover space
Other wishes / special features / daily routine, also reasons why something is or isn’t desired:
Second bathroom on ground floor
Space on the property to park a trailer 2 x 6.5m (6.5 x 21 feet)
House Design
Planner: independent engineer working with the general contractor
What do you particularly like? Why?
Lots of large windows. Corner office can be shaded without being dark. Bathroom without a bathtub (please no 15-page discussions about this again)
What don’t you like? Why?
The children’s room and bedroom are relatively large compared to the open living area; the second office/guest room is a bit tight
Price estimate from architect/planner:
Offer from general contractor about €410,000 turnkey including floors, painting, photovoltaics, and most incidental construction costs, excluding kitchen
Personal price limit including equipment: about the same as the offer, so redesign should be cost-neutral
Preferred heating system: ground-source heat pump with underfloor heating
If you had to give up certain details / expansions
What could you live without:
Walk-in closet seems dispensable to us. If we don’t change the walls, one idea was to have it accessible from the bathroom and install a sauna there
What you couldn’t live without:
Sufficient storage space in the attic
One somewhat suboptimal aspect of the designs is that the rooms upstairs are relatively large compared to the rooms downstairs. Specifically, the children’s room is only half the size of the open living area, and the bedroom is also very large. Even though the open living area should be fine (I’ve seen one with almost the same dimensions at my cousin’s house), this is obviously not an ideal ratio. Therefore, we will definitely have the wall between the living room and the office constructed as drywall, so it can be removed easily if needed (or if the office is no longer required).
In the other thread, the suggestion was made to move the second study upstairs as well. I tried sketching this out (various pencil drafts, and one computer drawing attached), but none of the designs look really good. The rooms end up very small (~10sqm (108 sq ft)) and have very awkward layouts. I think the upper floor is just a bit too small for that.
I’ve also attached a picture of our rough site plan. The garage location is almost automatically determined by our driveway. We would then place the house slightly behind it in the northeast corner of the plot to leave as much open space as possible towards the south and west. The three plots west of our property are actually one large connected plot, so it is very open to the west.
Development Plan / Restrictions
Plot 17 on the plan
Plot size: 700sqm (7,535 sq ft)
Slope: no (maximum 50cm (20 inches) over the entire plot)
Floor area ratio: 0.4
Floor space index -
Building envelope, setback lines, and boundary lines: entire plot available considering boundary construction regulations
Number of parking spaces: 2
Number of storeys: max 2
Roof type: gable roof, hip roof, half-hip roof 30-45°, shed roof 8-20°
Maximum height / limits: building height = 6m (20 ft) eaves height (no problem)
Client Requirements
Style, roof type, building type: gable roof, style “normal house”
Basement, storeys: no basement due to high cost risk from potential arsenic contamination, instead a large attic and a technical room in the extension. 1.5 to 2 storeys
Number of people, age: 3 persons, he 33, she 41, child arriving in about 4 weeks, no further children planned currently
Space requirements ground floor, upper floor: living and working downstairs, sleeping and children’s rooms upstairs
Office: 2 workspaces, he works from home 3-4 days per week, she is a teacher and also often works from home
Overnight guests per year: mainly for special occasions like birthdays as there is little space
Open or closed architecture: somewhat open
Conservative or modern design: not old-fashioned but not forcedly modern either. Just a normal house 😉
Open kitchen, kitchen island: yes, but the cooktop can also be on the wall
Number of dining seats: max 4 for normal use, room for extended table when guests come
Fireplace: no
Music / stereo wall: no
Balcony, roof terrace: no, large garden
Garage, carport: currently leaning towards a prefabricated garage with attached carport (she doesn’t like garages). Separate from the house so the driveway remains short
Vegetable garden, greenhouse: a few smaller beds and otherwise simple lawn. The garden area should remain fairly contiguous so it feels like a garden and not just leftover space
Other wishes / special features / daily routine, also reasons why something is or isn’t desired:
Second bathroom on ground floor
Space on the property to park a trailer 2 x 6.5m (6.5 x 21 feet)
House Design
Planner: independent engineer working with the general contractor
What do you particularly like? Why?
Lots of large windows. Corner office can be shaded without being dark. Bathroom without a bathtub (please no 15-page discussions about this again)
What don’t you like? Why?
The children’s room and bedroom are relatively large compared to the open living area; the second office/guest room is a bit tight
Price estimate from architect/planner:
Offer from general contractor about €410,000 turnkey including floors, painting, photovoltaics, and most incidental construction costs, excluding kitchen
Personal price limit including equipment: about the same as the offer, so redesign should be cost-neutral
Preferred heating system: ground-source heat pump with underfloor heating
If you had to give up certain details / expansions
What could you live without:
Walk-in closet seems dispensable to us. If we don’t change the walls, one idea was to have it accessible from the bathroom and install a sauna there
What you couldn’t live without:
Sufficient storage space in the attic
W
WilderSueden30 Jan 2021 19:51I don't really find the carport to be in the way. You can drive through with the trailer, and it's easy to walk around on foot.
ypg schrieb:
Why do you always position the garage as if it's practically in the way? Yes, it somehow stands there like a doorman or a harem guard, as if this were the palace of a caliph. There’s definitely a hint of an odd touch to this arrangement.
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