ᐅ Single-family detached house, townhouse style, approximately 180 sqm, plus a 70 sqm accessory apartment – open floor plan
Created on: 1 Jun 2021 21:58
G
Gobi1307
Hello everyone,
my wife (28) and I (34) are currently finalizing the planning for our single-family house with a separate apartment.
I have read a lot in this forum in the past to get inspiration for designing the perfect floor plan for us. I hope the information below is sufficient; otherwise, I’m happy to provide more details.
Brief explanations:
Once the first draft from the architect is available, I will of course upload it.
Development Plan / Restrictions
Plot size: 1028 sqm (11062 sq ft)
Slope: No
Floor area ratio: 0.3
Floor space index: 0.6
Building zone, building line, and boundary: 15*~28 m (49*~92 ft)
Perimeter development
Number of parking spaces: 1 per dwelling unit according to the development plan
Number of floors: 2 for the main house, 1 for the separate apartment
Roof type: hip roof or flat roof
Style:
Orientation: south, southwest
Maximum heights/limits:
Other requirements: open construction style, two stories
Homeowners’ Requirements
Style, roof type, building type: townhouse style, hip roof
Basement, number of floors: yes, possibly partial basement
Number of occupants, ages: 2 adults (34, 28), 1 baby, another child planned
Room requirements on ground and upper floors:
Ground floor – living room, kitchen, storage room, office, guest toilet;
Upper floor – child 1, child 2, master bedroom, dressing room + storage, master bathroom, children’s bathroom
Office use: home office
Guests per year: 0
Open or closed layout: open
Conservative or modern design: modern
Open kitchen, cooking island: open kitchen with island
Number of dining seats: 6
Fireplace: no
Music/audio system: 5.1 surround system
Balcony, roof terrace: no
Garage, carport: double garage
Utility garden, greenhouse: possibly later
Additional wishes/particulars/daily routine, also reasons why certain features are preferred or excluded
House Design
Who designed the plan: DIY, architect
-Builder’s planner
-Architect
-Do-it-yourself
What do you like most? Why? Open construction style, orientation, cantilever staircase
What do you dislike? Why? Access to the basement is currently not ideal
Estimated price according to architect/planner: 600,000 (currency not specified)
Personal budget limit for house including fittings:
Preferred heating technology: geothermal energy with ring trench, heat pump, underfloor heating, ventilation system
If you have to give up on something, which details or features
-could you give up on: gallery
-could you not give up on: open construction style
Why did the design turn out the way it is now?
Own preferences and thoughts, research of many floor plans. Separate apartment distinct from the main house.
What is the most important/basic question about the floor plan in 130 characters?
Is the room layout sensible? Any clever ideas? General feedback on potential issues. Open criticism welcome, I appreciate all hints.
Thank you in advance.
Tobi
my wife (28) and I (34) are currently finalizing the planning for our single-family house with a separate apartment.
I have read a lot in this forum in the past to get inspiration for designing the perfect floor plan for us. I hope the information below is sufficient; otherwise, I’m happy to provide more details.
Brief explanations:
- Plot size 775
- The separate apartment is required because otherwise, we would not be able to acquire the plot. The current owners of the property (an old building that needs to be demolished) will live in the separate apartment and pay us monthly rent.
- We would prefer the basement stairs to be in the storage room, but this might be too tight. Therefore, the basement stairs may be planned above the office. Exact dimensions and feasibility are currently being checked by the architect.
- There is a guest coatroom at the entrance; the family coatroom will be designed as a built-in wardrobe in the hallway to the garage.
- The storage room marked in red is correct, we had to move the stairs slightly to the right 🙂
- Not all doors are currently shown, sorry.
- Laundry chutes planned in the master and children’s bathrooms.
- Orientation was not quite right and was adjusted afterward 🙂
Once the first draft from the architect is available, I will of course upload it.
Development Plan / Restrictions
Plot size: 1028 sqm (11062 sq ft)
Slope: No
Floor area ratio: 0.3
Floor space index: 0.6
Building zone, building line, and boundary: 15*~28 m (49*~92 ft)
Perimeter development
Number of parking spaces: 1 per dwelling unit according to the development plan
Number of floors: 2 for the main house, 1 for the separate apartment
Roof type: hip roof or flat roof
Style:
Orientation: south, southwest
Maximum heights/limits:
Other requirements: open construction style, two stories
Homeowners’ Requirements
Style, roof type, building type: townhouse style, hip roof
Basement, number of floors: yes, possibly partial basement
Number of occupants, ages: 2 adults (34, 28), 1 baby, another child planned
Room requirements on ground and upper floors:
Ground floor – living room, kitchen, storage room, office, guest toilet;
Upper floor – child 1, child 2, master bedroom, dressing room + storage, master bathroom, children’s bathroom
Office use: home office
Guests per year: 0
Open or closed layout: open
Conservative or modern design: modern
Open kitchen, cooking island: open kitchen with island
Number of dining seats: 6
Fireplace: no
Music/audio system: 5.1 surround system
Balcony, roof terrace: no
Garage, carport: double garage
Utility garden, greenhouse: possibly later
Additional wishes/particulars/daily routine, also reasons why certain features are preferred or excluded
House Design
Who designed the plan: DIY, architect
-Builder’s planner
-Architect
-Do-it-yourself
What do you like most? Why? Open construction style, orientation, cantilever staircase
What do you dislike? Why? Access to the basement is currently not ideal
Estimated price according to architect/planner: 600,000 (currency not specified)
Personal budget limit for house including fittings:
Preferred heating technology: geothermal energy with ring trench, heat pump, underfloor heating, ventilation system
If you have to give up on something, which details or features
-could you give up on: gallery
-could you not give up on: open construction style
Why did the design turn out the way it is now?
Own preferences and thoughts, research of many floor plans. Separate apartment distinct from the main house.
What is the most important/basic question about the floor plan in 130 characters?
Is the room layout sensible? Any clever ideas? General feedback on potential issues. Open criticism welcome, I appreciate all hints.
Thank you in advance.
Tobi
Gobi1307 schrieb:
We have given some thought to the basement as well. We could only extend the house towards the south, but then the upper floor would become too large. Expanding only the ground floor works but doesn’t look right. And there isn’t enough space for a fitness room 🙂
Additionally, there is currently a house with a basement on the property, so we will need an excavator anyway. Gobi1307 schrieb:
Sorry, I forgot to answer regarding the skylight. It is not planned so far. So there is nothing preventing a full basement under the granny flat with storage rooms.
How absolute and unquestionable is the conclusion that making at least partial use of the existing building makes so little sense that a complete demolition to the foundation is the only way?
Especially in the case of a full demolition, I would first objectively consider at least some reuse of the existing structure. A complete demolition just as a sentimental gesture for a dream staircase would be an extravagant luxury, at least if the existing structure is still usable.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
When thinking about a roof dome, the first things that come to mind are “construction costs,” “airtightness,” “benefits,” and “maintenance.” I don’t have any information in this regard and would be happy to learn more 🙂
The granny flat does not require a basement.
I think it would be a bit far-fetched to demolish a house just to have a straight staircase, especially since this could theoretically be achieved through a renovation.
Unfortunately, the building’s condition is poor; it is quite old and has had minimal upkeep. With a full renovation and conversion (since a granny flat is needed and the house’s space is insufficient), there are issues with the city and the building envelope. The house was there before the zoning plan was drawn up, so a building envelope was simply applied to the current plot, but the existing building significantly exceeds these boundaries. The current basement is a crawl space, maybe 1.50–1.60 meters (about 5–5.25 feet) in ceiling height.
The granny flat does not require a basement.
I think it would be a bit far-fetched to demolish a house just to have a straight staircase, especially since this could theoretically be achieved through a renovation.
Unfortunately, the building’s condition is poor; it is quite old and has had minimal upkeep. With a full renovation and conversion (since a granny flat is needed and the house’s space is insufficient), there are issues with the city and the building envelope. The house was there before the zoning plan was drawn up, so a building envelope was simply applied to the current plot, but the existing building significantly exceeds these boundaries. The current basement is a crawl space, maybe 1.50–1.60 meters (about 5–5.25 feet) in ceiling height.
I didn’t want to specifically recommend roof domes; my question was just meant to find out if anyone has plans to make the space above the granny flat something more refined than simply building the "basement" for the main living unit above the granny flat. Please show where the utility entry points are currently located. Given the circumstances, I would only keep this part, demolish or fill in/cover the rest of the existing basement, and place the utility room and storage rooms above the granny flat.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Gobi1307 schrieb:
At the entrance, there is a guest cloakroom, while the family cloakroom is designed as a built-in wardrobe in the hallway leading to the garage.The dimensions are quite clear that many areas end up rather narrow: the staircase is too short, and the living area feels uncomfortable due to its narrow width and length—you can almost see the front door from the sofa and vice versa. I don’t find the theoretical division of 3 meters (10 feet) each for kitchen, dining, and sofa areas very successful. The basement stairs are acceptable.The second hallway, basically connecting the garage to the house, I would close off instead of just planning a small built-in cabinet for the main wardrobe. The separate apartment doesn’t work due to insufficient space in the bedroom and entrance. Is that a very long driveway to the garage, which is positioned roughly in the middle outside the building boundary? I would definitely consider a perimeter development and rotate the garage.
I would plan the house a bit wider. As it stands, it is rather “inadequate”. But that’s not possible due to the building boundary. I would start over.
My comment about the skylight referred to Hampshire’s answer.
The basement above the granny flat? I have to admit, you’ve lost me there 🙂
The utility connections should be from the street you approach when heading to the main entrance of the single-family house. I can’t specify exactly right now; I need to clarify this with the current owners.
The basement above the granny flat? I have to admit, you’ve lost me there 🙂
The utility connections should be from the street you approach when heading to the main entrance of the single-family house. I can’t specify exactly right now; I need to clarify this with the current owners.
Is the staircase too short? Honestly, the dimensions of the staircase come from the architect: 4m long and 1m clear tread width (13 feet 1 inch long and 3 feet 3 inches). What would be the correct approach so that we can address this and make the necessary changes?
So, would you suggest painting the hallway and instead planning a dedicated cloakroom or wardrobe area? And then only using the main entrance?
The idea was to have direct access from the garage to the storage room → kitchen, or from the garage to the living area, which is one of our must-haves. Additionally, the route from the garage to the guest toilet should be short.
How much larger should the bedroom in the granny flat be? Everything will probably be shifted up by 0.5m (1 foot 8 inches).
The driveway to the garage is relatively standard; I roughly marked the current driveway.
So, would you suggest painting the hallway and instead planning a dedicated cloakroom or wardrobe area? And then only using the main entrance?
The idea was to have direct access from the garage to the storage room → kitchen, or from the garage to the living area, which is one of our must-haves. Additionally, the route from the garage to the guest toilet should be short.
How much larger should the bedroom in the granny flat be? Everything will probably be shifted up by 0.5m (1 foot 8 inches).
The driveway to the garage is relatively standard; I roughly marked the current driveway.
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