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?
MBS2201 schrieb:
Hello, are there no more tips, objections, or recommendations from your side? Rooms 5 and 9 look very narrow. But without measurements, it’s pointless to comment. Room 14 is a joke to me and totally unacceptable, but again, without measurements no statement is possible. The washing machine is supposed to be placed exactly there – you can only hope the planner has to do the laundry.
The window above the stairs will probably be tricky to operate. Try putting a curtain on it!
Does your staircase have 12 or 13 steps? No measurements… Ceiling height and stair dimensions should be provided more precisely after this stage of planning.
I don’t like the fireplace standing free in the room. It seems more like an obstacle rather than a room divider.
It’s also a pity that the children have to run all the way from their bedroom to the bathroom at the back by the master bedroom, which is actually much closer – but okay. What’s annoying is that the child in room 10 will get little sleep because their ear is next to the parents’ toilet flush.
Otherwise, I like the living area and kitchen. The counter is a bit too wide, but that has nothing to do with the house itself.
MBS2201 schrieb:
I can't ask the draftsman for a new drawing every time there's a change.What kind of crappy software is this that doesn’t provide accurate dimensions and proper floor plans?Is there a strategy when the general contractors tell you, "No, we won’t build on a slab we don’t know," or they say they will build but won’t provide a warranty on the shell? Anything could happen.
It all sounds like a never-ending story. I also think it’s unfortunate to simply accept an extra cost of 200,000€ (about $220,000) just because you may have been too naïve when buying the plot.
You might have saved yourself a lot of sleepless nights if you had planned with a professional instead of a draftsman. An architect approaches this differently and can help you not only with the floor plan but also with authorities and trades.
I can’t remember all the details after so many pages, but does your draftsman know your plot and the zoning plan? What about the building permit/planning permission (is it still valid? Can it be transferred)? Perhaps the previous owner sold because something already went wrong during their planning or construction?
It all sounds like a never-ending story. I also think it’s unfortunate to simply accept an extra cost of 200,000€ (about $220,000) just because you may have been too naïve when buying the plot.
You might have saved yourself a lot of sleepless nights if you had planned with a professional instead of a draftsman. An architect approaches this differently and can help you not only with the floor plan but also with authorities and trades.
I can’t remember all the details after so many pages, but does your draftsman know your plot and the zoning plan? What about the building permit/planning permission (is it still valid? Can it be transferred)? Perhaps the previous owner sold because something already went wrong during their planning or construction?
MBS2201 schrieb:
Hello, are there no more tips/objections/recommendations from your side?You simply cannot make out the attic floor plan; it was only through @Kahoona that I noticed room 14. What is this room intended for?
It is also difficult to assess the floor plans because dimensions are missing. We are already (again) on page 20, and the basic information needed to evaluate the plans is still lacking. That can be very discouraging for some. It is clear that the draftsman cannot draw every variation for you, as that would also cost him hours, which he understandably needs to be paid for.
It has probably been suggested many times here: try to set aside the drawing software and instead use a ruler, scissors, and paper. Draw or print to scale the stairs and furniture, then move them around on paper. In this way, measurements can be taken quickly and noted clearly on the paper for everyone to understand. Don’t forget wall thicknesses.
Once the floor plan is finalized, it might even be possible to create a model from it.
MBS2201 schrieb:
I will commission the user manual as soon as the layout fits. What I meant is that while your sketches might be perfectly clear to you, they are hardly understandable for others following the thread. Is room 14 supposed to be a storage closet? – The "hallway" is probably representing the staircase. Overall, overlaying the colorful drawing with the plan of the previous building does little to improve the readability of the overall layout. And when nobody can make sense of it, there is little commentary. Forming an opinion requires first recognizing what is actually meant.
MBS2201 schrieb:
At least it doesn’t seem like a total disaster to you. Not to me either – but I can only say this as a guess, since the drawing is not really clear (and this is not a question of missing dimensions on my part, I also rely on proportions).
kaho674 schrieb:
I don’t like the fireplace standing like that in the room. Fireplace? – I assume the shaft next to the children’s cabinets is supposed to represent that (but it is not positioned above what looks like a fireplace on the ground floor)?
Zaba12 schrieb:
Is there actually a strategy if the general contractors tell you, “No, we won’t build on a slab foundation we don’t know,” or “We will build, but we won’t offer any warranty on the shell construction”? Anything can happen. From that perspective, honestly, I don’t see any alternative to the contractor who already started the construction.
Zaba12 schrieb:
You might also have spared yourself many sleepless nights if you had planned with a professional instead of a draftsman. [...] Maybe the previous owner simply sold because things had already gone wrong during their planning and implementation? “Oh” (to quote Loriot once more). I think I have already addressed comments like that.
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