ᐅ Single-family home as a mid-terrace house on a sloped site – Design
Created on: 15 Oct 2016 21:48
R
rretsiem
Hello,
I have been following and reading threads like this attentively for some time now. After we found and are about to purchase a plot of land (title transfer scheduled for November), the planning phase begins.
The plot is located on a south-facing slope, is narrow (13.6m (45 feet)) and about 37m (121 feet) long. A special feature is that the main access (official address) is on the north side, which can only be reached by a pedestrian path (stairs only!). On the south side “below” there is a private road from which we plan to access the plot by vehicle and on foot about 95% of the time. Therefore, we have planned two entrances: one on the ground floor (GF) to the north and one on the basement level (BL) to the south.
We received the first draft from the architect this week and were surprised by the size: 180sqm (1937 sq ft) of living space plus about 31sqm (333 sq ft) of usable space, caused by the wide building across the 13.6m (45 feet) width but, of course, not arbitrarily reducible in depth.
Development plan / restrictions:
Plot size: approx. 500sqm (5382 sq ft)
Slope: Yes, south-facing
Development according to §34 BauG
To the east, there has been a house since the 1980s built right up to the property boundary (no encumbrances in the land register) because row houses were originally planned there.
Thus, the restriction is a “closed” building style from boundary to boundary. An “open” building style is possible but then, due to setback regulations determined by a formula involving floor height etc. (which I do not know in detail), about 5–6m (16–20 feet) distance would have to be kept on the west side, resulting in a house width of only 6–7m (20–23 feet), which is unappealing. On the west side, the neighboring plot is still undeveloped and no plans are known to us. Therefore, no windows are planned on the east and west sides.
Orientation: Front door on north side (GF) and south side (BL)
Maximum height/limits: GF max 1 floor (bungalow), therefore basement on south side with living rooms and terrace, and on north side with utility cellar.
Owners’ requirements:
Roof form: Gable roof, must be aligned with the house on the east, which has about a 22% pitch (exact measurement still to be done)
Number of floors: 2 – as mentioned, basement with living rooms on the south side
Household size, ages: 3 people (38, 36, 3 years), no further children planned
Space requirement on GF, BL: Living space wanted max. 150sqm (1615 sq ft)
Office: Home office, used 4 days a week by me
Kitchen: Open kitchen, living/dining area as one large space
WC/Bathroom: Full bathroom on GF with shower and bathtub. On BL a WC with small shower.
Balcony: If possible across the full width, but this may darken the basement, causing possibly insufficient light?
Garage, carport: At least 2 parking spaces, 1 garage, 1 carport
Other wishes / special features / daily routine:
Because there is an unobstructed view to the south over a large distance, the living/dining room is planned on the GF, bedrooms, children’s room, guest room in the basement. Since our son is still very young (3 years), we want to have all bedrooms on one level. The office will be on the GF facing south, possibly to be converted to a children’s room later, and I would move to the basement.
Bathroom with window on the GF.
Because the “path” on the north is only accessible via stairs (not wheelchair accessible), we plan two entrances. The north one corresponds to the official address; mail carriers etc. will use this path. From the south private road, we plan a path through the garden from the carport to the basement entrance in the south.
House design:
Planned by: Architect
What do you particularly like?
Open, bright living-dining area extending to the kitchen, straightforward rooms, terrace would be covered by balcony
What do you dislike?
Somewhat large (currently 180sqm (1937 sq ft) living space + 31sqm (333 sq ft) basement; desired is 150sqm (1615 sq ft)), bathroom with slanted door, though we have not come up with an alternative yet.
The fireplace location is actually quite good, but we fear it wastes a lot of space.
Cost estimate according to architect/planner: 350,000 – 400,000
Preferred heating technology: heat pump (no gas available, pellet heating not desired due to space saving)
If you had to give up something, what details/extras could you do without?
Large rooms, smaller office and children’s room, living/dining area could be smaller, smaller hallway
What could you not do without?
Separate WC/bathroom, garage, office, large technical room in basement because only 2 usable cellar rooms are possible on the north side (planned with KNX bus system, many control cabinets and building technology)
What do the experts think of the layout and plan? Is there still potential to reduce living space so it is not so large? We like the room layout but maybe there are thinking errors on our part we have not yet considered.
I hope I have listed all details. If I forgot something, please let me know and I will of course add it.
I have been following and reading threads like this attentively for some time now. After we found and are about to purchase a plot of land (title transfer scheduled for November), the planning phase begins.
The plot is located on a south-facing slope, is narrow (13.6m (45 feet)) and about 37m (121 feet) long. A special feature is that the main access (official address) is on the north side, which can only be reached by a pedestrian path (stairs only!). On the south side “below” there is a private road from which we plan to access the plot by vehicle and on foot about 95% of the time. Therefore, we have planned two entrances: one on the ground floor (GF) to the north and one on the basement level (BL) to the south.
We received the first draft from the architect this week and were surprised by the size: 180sqm (1937 sq ft) of living space plus about 31sqm (333 sq ft) of usable space, caused by the wide building across the 13.6m (45 feet) width but, of course, not arbitrarily reducible in depth.
Development plan / restrictions:
Plot size: approx. 500sqm (5382 sq ft)
Slope: Yes, south-facing
Development according to §34 BauG
To the east, there has been a house since the 1980s built right up to the property boundary (no encumbrances in the land register) because row houses were originally planned there.
Thus, the restriction is a “closed” building style from boundary to boundary. An “open” building style is possible but then, due to setback regulations determined by a formula involving floor height etc. (which I do not know in detail), about 5–6m (16–20 feet) distance would have to be kept on the west side, resulting in a house width of only 6–7m (20–23 feet), which is unappealing. On the west side, the neighboring plot is still undeveloped and no plans are known to us. Therefore, no windows are planned on the east and west sides.
Orientation: Front door on north side (GF) and south side (BL)
Maximum height/limits: GF max 1 floor (bungalow), therefore basement on south side with living rooms and terrace, and on north side with utility cellar.
Owners’ requirements:
Roof form: Gable roof, must be aligned with the house on the east, which has about a 22% pitch (exact measurement still to be done)
Number of floors: 2 – as mentioned, basement with living rooms on the south side
Household size, ages: 3 people (38, 36, 3 years), no further children planned
Space requirement on GF, BL: Living space wanted max. 150sqm (1615 sq ft)
Office: Home office, used 4 days a week by me
Kitchen: Open kitchen, living/dining area as one large space
WC/Bathroom: Full bathroom on GF with shower and bathtub. On BL a WC with small shower.
Balcony: If possible across the full width, but this may darken the basement, causing possibly insufficient light?
Garage, carport: At least 2 parking spaces, 1 garage, 1 carport
Other wishes / special features / daily routine:
Because there is an unobstructed view to the south over a large distance, the living/dining room is planned on the GF, bedrooms, children’s room, guest room in the basement. Since our son is still very young (3 years), we want to have all bedrooms on one level. The office will be on the GF facing south, possibly to be converted to a children’s room later, and I would move to the basement.
Bathroom with window on the GF.
Because the “path” on the north is only accessible via stairs (not wheelchair accessible), we plan two entrances. The north one corresponds to the official address; mail carriers etc. will use this path. From the south private road, we plan a path through the garden from the carport to the basement entrance in the south.
House design:
Planned by: Architect
What do you particularly like?
Open, bright living-dining area extending to the kitchen, straightforward rooms, terrace would be covered by balcony
What do you dislike?
Somewhat large (currently 180sqm (1937 sq ft) living space + 31sqm (333 sq ft) basement; desired is 150sqm (1615 sq ft)), bathroom with slanted door, though we have not come up with an alternative yet.
The fireplace location is actually quite good, but we fear it wastes a lot of space.
Cost estimate according to architect/planner: 350,000 – 400,000
Preferred heating technology: heat pump (no gas available, pellet heating not desired due to space saving)
If you had to give up something, what details/extras could you do without?
Large rooms, smaller office and children’s room, living/dining area could be smaller, smaller hallway
What could you not do without?
Separate WC/bathroom, garage, office, large technical room in basement because only 2 usable cellar rooms are possible on the north side (planned with KNX bus system, many control cabinets and building technology)
What do the experts think of the layout and plan? Is there still potential to reduce living space so it is not so large? We like the room layout but maybe there are thinking errors on our part we have not yet considered.
I hope I have listed all details. If I forgot something, please let me know and I will of course add it.
Regardless of your sketches, I definitely think it makes sense to have the rooms reorganized by the architect (for example, moving the bedrooms upstairs). It might also be worthwhile to reconsider whether all rooms truly need to be accessible from a hallway, or if some less frequently used rooms could be accessed through other rooms.
But I’m sure everything will work out :-)
But I’m sure everything will work out :-)
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