Hello,
I would like to start a new thread regarding the initial design planning.
Previous thread: Single-family house – Opinions on our design
https://www.hausbau-forum.de/threads/Einfamilienhaus-Meinungen-zu-unserem-Entwurf.25622/
Here are the main points:
The foundation slab is already in place: 12.49 x 12.49 m2 (41 x 41 ft2) and 30 cm (12 inches) thick.
The foundation slab was inspected for quality by an energy consultant and a structural engineer – no issues were found.
The locations of the underground drainage pipes are marked in the image titled "Foundation Slab - Drainage Pipes."
The house is planned to be built on the existing foundation slab. Demolition is not planned.
The house needs to be constructed as a one-story plus attic (E+1) with a gable roof at a 22° pitch.
The original submission plan from the previous owner was applied for but has not been received yet.
Our own submission plan from the architect exists but was mostly rated as unsatisfactory.
Negative points in the submission plan:
Our specific requests:
We like the ground floor and its room layout quite well. However, the half-landing staircase should be replaced by a space-saving alternative.
The staircase was placed centrally to allow the desired rooms to be created.
------------------------------------------------------------------------
• Development plan / restrictions
Plot size: Parcel 35, 775 m2 (8,835 ft2)
KFW 55 standard
Slope: Yes
Site coverage ratio: 0.35
Floor area ratio: 0.80
Building envelope, building line, and boundary: see site plan
Edge development: No
Number of parking spaces: 2
Number of storeys: 2
Roof style: Gable roof, 22° pitch
Style / orientation: South - southeast
Maximum dimensions/limits: Building maximum = 14 m x 10 m (46 x 33 ft) plus single-story extension with max. length 10 m (33 ft), max. depth 3 m (10 ft)
Client requirements
Style, roof type, building type: Gable roof, 22° pitch
Basement, storeys: No basement, 2 full storeys
Number and ages of occupants: 4 persons (3 females, 1 male), ages 40, 38, 12, 9
Space requirements on ground and upper floors: Since no basement, more space per floor needed → approx. 90 m2 (970 ft2) per floor
Office use: Home office planned, possibly later converted to a bedroom / guests about 6 times a year
Open or closed layout: Open layout, at least on the ground floor
Traditional or modern design: Modern design
Open kitchen with island: Yes, open kitchen with cooking island
Number of dining seats: 1
Fireplace: Yes, should be placed in the living room, as the chimney should not pass through the children’s bedrooms.
Music / stereo wall: No
Balcony, roof terrace: Balcony: yes, roof terrace: no
Garage, carport: Double garage with partition
Additional wishes / special features / daily routine explanations:
Photovoltaic system + possibly battery storage, active ventilation system with heat recovery, air heat exchanger, cistern
House design
Planner: Architect
- Company planner: No
- Architect: Yes
- DIY: No
What do you especially like? Why? Ground floor thanks to the open design with large windows
What do you dislike? Why? Upper floor layout
Estimated price according to architect/planner: ?
Personal budget limit for house including fixtures: 400,000 €
Preferred heating technology: Air heat exchanger with underfloor heating
If you had to give up something, which details or features could you do without?
- Can give up: Battery
Cannot do without:
Why is the design the way it is now? e.g.
Not a standard design from the planner, ideas based on model houses + floor plans found online + architect input
What is the most important / fundamental question about the floor plan in 130 characters?
How can I improve the layout of the house?
I would like to start a new thread regarding the initial design planning.
Previous thread: Single-family house – Opinions on our design
https://www.hausbau-forum.de/threads/Einfamilienhaus-Meinungen-zu-unserem-Entwurf.25622/
Here are the main points:
The foundation slab is already in place: 12.49 x 12.49 m2 (41 x 41 ft2) and 30 cm (12 inches) thick.
The foundation slab was inspected for quality by an energy consultant and a structural engineer – no issues were found.
The locations of the underground drainage pipes are marked in the image titled "Foundation Slab - Drainage Pipes."
The house is planned to be built on the existing foundation slab. Demolition is not planned.
The house needs to be constructed as a one-story plus attic (E+1) with a gable roof at a 22° pitch.
The original submission plan from the previous owner was applied for but has not been received yet.
Our own submission plan from the architect exists but was mostly rated as unsatisfactory.
Negative points in the submission plan:
- Ground floor + upper floor
- Staircase between ground and upper floor is not properly dimensioned
- Ground floor
- Staircase unsuitable, takes up too much space; entrance to living area is through the kitchen
- Access from garage to house does not fit due to height differences
- Upper floor
- Staircase unsuitable, room layout and a dark hallway with hallway width only 1.10 m (3.6 ft)
- Balcony extends across the entire house length
- See east elevation under the image “View all sides”
- The balcony was extended because the upper floor protrudes 70 cm (28 inches) beyond the ground floor, covering the resulting overhang. In the previous plan, the balcony was only above the bay window.
Our specific requests:
We like the ground floor and its room layout quite well. However, the half-landing staircase should be replaced by a space-saving alternative.
The staircase was placed centrally to allow the desired rooms to be created.
- Keep the technical room in the marked position for connection reasons, near the turning circle.
- Keep the front door position as shown – access from the garage plus guests parking in front of the garage.
- Central staircase to maintain short walking distances.
- Type of staircase: corner staircase with quarter turns (1x or 2x 90° turns) or straight staircase. Spiral staircases are not desired.
- Modern house with an open kitchen and living area.
- Home office.
- Guest toilet with shower.
- Pantry for freezer, food, and beverages.
- Large children's bedrooms, preferably on the south side.
- Room for a walk-in dressing area.
- Separate entrance to the master bedroom, not through the dressing room.
- One master bathroom and one children’s bathroom.
- Small utility room (approx. 6–8 m2 (65–86 ft2)) on the upper floor for washing machine and dryer.
- Tiled stove; the chimney flue should not run through the children’s bedrooms. Preferred route is through the bathroom or utility room.
------------------------------------------------------------------------
• Development plan / restrictions
Plot size: Parcel 35, 775 m2 (8,835 ft2)
KFW 55 standard
Slope: Yes
Site coverage ratio: 0.35
Floor area ratio: 0.80
Building envelope, building line, and boundary: see site plan
Edge development: No
Number of parking spaces: 2
Number of storeys: 2
Roof style: Gable roof, 22° pitch
Style / orientation: South - southeast
Maximum dimensions/limits: Building maximum = 14 m x 10 m (46 x 33 ft) plus single-story extension with max. length 10 m (33 ft), max. depth 3 m (10 ft)
Client requirements
Style, roof type, building type: Gable roof, 22° pitch
Basement, storeys: No basement, 2 full storeys
Number and ages of occupants: 4 persons (3 females, 1 male), ages 40, 38, 12, 9
Space requirements on ground and upper floors: Since no basement, more space per floor needed → approx. 90 m2 (970 ft2) per floor
Office use: Home office planned, possibly later converted to a bedroom / guests about 6 times a year
Open or closed layout: Open layout, at least on the ground floor
Traditional or modern design: Modern design
Open kitchen with island: Yes, open kitchen with cooking island
Number of dining seats: 1
Fireplace: Yes, should be placed in the living room, as the chimney should not pass through the children’s bedrooms.
Music / stereo wall: No
Balcony, roof terrace: Balcony: yes, roof terrace: no
Garage, carport: Double garage with partition
Additional wishes / special features / daily routine explanations:
Photovoltaic system + possibly battery storage, active ventilation system with heat recovery, air heat exchanger, cistern
House design
Planner: Architect
- Company planner: No
- Architect: Yes
- DIY: No
What do you especially like? Why? Ground floor thanks to the open design with large windows
What do you dislike? Why? Upper floor layout
Estimated price according to architect/planner: ?
Personal budget limit for house including fixtures: 400,000 €
Preferred heating technology: Air heat exchanger with underfloor heating
If you had to give up something, which details or features could you do without?
- Can give up: Battery
Cannot do without:
Why is the design the way it is now? e.g.
Not a standard design from the planner, ideas based on model houses + floor plans found online + architect input
What is the most important / fundamental question about the floor plan in 130 characters?
How can I improve the layout of the house?
Hello, thank you for the many responses. As several of you have mentioned, we are also considering relocating the fireplace toward the living room and installing windows with a width of 1.20 m (about 4 feet) at the gallery.
The open space is intended to bring light into the stairwell and the upper floor. A dark stairwell has always bothered us in the earlier designs.
We will enlarge the utility room slightly to have space for boxes and the vacuum cleaner. For the other items, we have planned a separate room in the garage.
The open space is intended to bring light into the stairwell and the upper floor. A dark stairwell has always bothered us in the earlier designs.
We will enlarge the utility room slightly to have space for boxes and the vacuum cleaner. For the other items, we have planned a separate room in the garage.
Is there an estimate of where this quite nice, but also very large design will end up financially?
With the $400,000 (approximate) mentioned in the original post, I think the cost would likely stop at the screed stage...
And when I see things like photovoltaic systems with battery storage, controlled residential ventilation, and a fireplace planned, I can tell where the level of equipment is headed.
For around 220 m² (2,370 sq ft) plus a double garage, I would expect more of a $550,000 to $600,000 range. Even that doesn’t seem overly generous to me...
I really don’t want to be a party pooper here, but $400,000 just isn’t going to work, no matter how you look at it.
With the $400,000 (approximate) mentioned in the original post, I think the cost would likely stop at the screed stage...
And when I see things like photovoltaic systems with battery storage, controlled residential ventilation, and a fireplace planned, I can tell where the level of equipment is headed.
For around 220 m² (2,370 sq ft) plus a double garage, I would expect more of a $550,000 to $600,000 range. Even that doesn’t seem overly generous to me...
I really don’t want to be a party pooper here, but $400,000 just isn’t going to work, no matter how you look at it.
ypg schrieb:
If I think about it further: why is the staircase so set in stone here? Wouldn’t it make much more sense to rotate it by 90 degrees? The staircase itself has already been significantly changed. To me, the only thing set in stone seems to be that it has to be a staircase worthy of an architecture magazine. I would probably opt for a quarter-turn L-shaped staircase with the first step located just behind the front door.
I’m also not happy with the chimney, which ends too low in the drawings. I assume there is an attempt to get an exemption from the required 5:4 aspect ratio of the building volume specified in the regulations — I definitely welcome the removal of the small balcony for the children’s room. Otherwise, I see the latest design more as a commendable fresh start than as a final result.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
@11ant --> Nothing in the drawing is set in stone. We have already changed everything anyway. Because of the missing thermal break (Isokorb), I decided to cancel the originally planned bay window. Insulating or cutting through the foundation slab seemed too risky in terms of potential long-term damage. Now we need a special permit from the district office.
@matte1987 --> We won’t be able to keep the budget at 400,000 euros anymore. Let’s see how things develop. First, the plan has to be finalized, then I can discuss the price with the construction company again.
@matte1987 --> We won’t be able to keep the budget at 400,000 euros anymore. Let’s see how things develop. First, the plan has to be finalized, then I can discuss the price with the construction company again.
Alternatively, I have a top view (in Hombyme) with the rotated staircase. In this design, the gallery is located in the entrance area. Do you find this version more suitable? This would address several points raised here (e.g., cluttered living room, fireplace, gallery too small).
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