ᐅ Single-family house with a recessed upper floor, southwest-facing, located in Bonn
Created on: 5 Oct 2020 20:40
B
Benrath
Hello everyone,
we have purchased one of three plots that were divided from a larger property and still need to be developed. Access is via a private road, and all three owners share the traffic area equally. The plot is very well connected for us, located centrally in Bonn, and is perhaps a bit larger than we actually needed. However, it’s not like there are always free plots available in a similar location.
Because there was a lengthy legal dispute between the seller and the neighbors beforehand, we can only build a partial recessed upper floor to a limited extent. Probably for this reason, the plot was mainly interesting for private buyers. An accessory apartment is not possible, and we don’t want one anyway.
Up until now, the planning was done from scratch without considering costs or practical aspects, at least from our side. The architect apparently enjoys drawing, which is understandable at this stage and has a certain artistic approach. We are generally open to all suggestions and ideas on what could be done differently, especially where costs might be saved easily.
Our next step will be to conclude an architect contract for service phases 1 to 5 plus general contractor / main contractor.
Development plan/restrictions
Plot size: >800sqm (8600 sq ft), no slope, building envelope etc. See plan.
Parking spaces: 1 on traffic area and 1 garage
Number of storeys: Only 1 full storey plus a recessed upper floor
Roof style: Flat roof; architectural style: rather Bauhaus
Orientation: Front of the house faces southwest
Maximum height/limits: 7–8m (23–26 ft)
Owners’ requirements
We basically have no specific style requirements. A flat roof results partly from the recessed upper floor and height restrictions, which probably don’t allow a pitched roof.
We want a basement with excavation and two daylight rooms (this was more the architect’s idea). Currently, there are three of us, possibly four in the future. Early 30s and a baby.
We had planned for just over 100sqm (1076 sq ft) on the ground floor and about 75% of that upstairs. Currently, it’s roughly 230sqm (2475 sq ft) ground floor and upper floor combined plus terraces, etc., and the basement.
Office: occasional use, not very important.
Number of overnight guests per year: unknown, but a guest room is planned
Open kitchen, kitchen island: We definitely want a separate kitchen area and like the suggestion of an extended island
Number of dining seats: 4 in the kitchen, more like 8 in the dining room
Fireplace: Not very important, probably no.
Music/surround sound system: 5.1 system around the TV
Balcony, roof terrace: Terrace is a must, balcony above the kitchen results from the recessed floor
Garage, carport: The garage width of 4.5m (15 ft) is unusual and probably makes it more expensive.
House design by the architect
What do we particularly like? Why? Good use of the sunny side, and otherwise all our wishes have been taken into account.
Upper floor: 3 bedrooms, 2 bathrooms. Master bedroom with en-suite bathroom and walk-in closet.
What don’t we like? Why? I could imagine a nicer staircase, perhaps a longer, more open design. Overall, the hallway feels a bit large.
The upper-floor terrace seems somewhat oversized. We are wondering if the overhang casts too much shade on the ground floor.
Price estimate according to architect/planner: with general contractor and all additional costs >900,000€ (over 900,000 euros)
Personal budget limit for the house, including fittings: rather below that.
Preferred heating technology: no opinion so far
Why does the design look like it does?
For example:
There was an initial meeting with the architect during which our wishes were noted.
Ground floor: separated kitchen, combined living/dining area. Another separate room as office/guest room (and possibly bedroom if needed).
Passage from the garage to the house, possibly as a utility room.
Upper floor: 3 rooms plus 2 bathrooms, including one en-suite.
First draft at the second meeting, and at the third meeting this final design was presented.
we have purchased one of three plots that were divided from a larger property and still need to be developed. Access is via a private road, and all three owners share the traffic area equally. The plot is very well connected for us, located centrally in Bonn, and is perhaps a bit larger than we actually needed. However, it’s not like there are always free plots available in a similar location.
Because there was a lengthy legal dispute between the seller and the neighbors beforehand, we can only build a partial recessed upper floor to a limited extent. Probably for this reason, the plot was mainly interesting for private buyers. An accessory apartment is not possible, and we don’t want one anyway.
Up until now, the planning was done from scratch without considering costs or practical aspects, at least from our side. The architect apparently enjoys drawing, which is understandable at this stage and has a certain artistic approach. We are generally open to all suggestions and ideas on what could be done differently, especially where costs might be saved easily.
Our next step will be to conclude an architect contract for service phases 1 to 5 plus general contractor / main contractor.
Development plan/restrictions
Plot size: >800sqm (8600 sq ft), no slope, building envelope etc. See plan.
Parking spaces: 1 on traffic area and 1 garage
Number of storeys: Only 1 full storey plus a recessed upper floor
Roof style: Flat roof; architectural style: rather Bauhaus
Orientation: Front of the house faces southwest
Maximum height/limits: 7–8m (23–26 ft)
Owners’ requirements
We basically have no specific style requirements. A flat roof results partly from the recessed upper floor and height restrictions, which probably don’t allow a pitched roof.
We want a basement with excavation and two daylight rooms (this was more the architect’s idea). Currently, there are three of us, possibly four in the future. Early 30s and a baby.
We had planned for just over 100sqm (1076 sq ft) on the ground floor and about 75% of that upstairs. Currently, it’s roughly 230sqm (2475 sq ft) ground floor and upper floor combined plus terraces, etc., and the basement.
Office: occasional use, not very important.
Number of overnight guests per year: unknown, but a guest room is planned
Open kitchen, kitchen island: We definitely want a separate kitchen area and like the suggestion of an extended island
Number of dining seats: 4 in the kitchen, more like 8 in the dining room
Fireplace: Not very important, probably no.
Music/surround sound system: 5.1 system around the TV
Balcony, roof terrace: Terrace is a must, balcony above the kitchen results from the recessed floor
Garage, carport: The garage width of 4.5m (15 ft) is unusual and probably makes it more expensive.
House design by the architect
What do we particularly like? Why? Good use of the sunny side, and otherwise all our wishes have been taken into account.
Upper floor: 3 bedrooms, 2 bathrooms. Master bedroom with en-suite bathroom and walk-in closet.
What don’t we like? Why? I could imagine a nicer staircase, perhaps a longer, more open design. Overall, the hallway feels a bit large.
The upper-floor terrace seems somewhat oversized. We are wondering if the overhang casts too much shade on the ground floor.
Price estimate according to architect/planner: with general contractor and all additional costs >900,000€ (over 900,000 euros)
Personal budget limit for the house, including fittings: rather below that.
Preferred heating technology: no opinion so far
Why does the design look like it does?
For example:
There was an initial meeting with the architect during which our wishes were noted.
Ground floor: separated kitchen, combined living/dining area. Another separate room as office/guest room (and possibly bedroom if needed).
Passage from the garage to the house, possibly as a utility room.
Upper floor: 3 rooms plus 2 bathrooms, including one en-suite.
First draft at the second meeting, and at the third meeting this final design was presented.
I still find it unnecessarily complex, way too large, and the living space will never feel cozy. The walk-in closet is too big compared to the amount of wardrobe space it actually provides; it’s a dark passageway, and it could be designed better.
Maybe I missed it, but why wasn’t the idea of swapping the living area and the kitchen considered? Right now, you have this large hall with a big dining table and the kitchen separated from it. The living room will never give a cozy feeling. Personally, I would switch them. This has been mentioned several times already.
It’s still a confusing jumble with all the different cuts. For me, this also indicates that this floor plan simply doesn’t work yet.
I’ll quote our old architect again: a good floor plan can be drawn in the snow.
Even a skilled "snow artist" would have to give up here.
It could be done better, more beautifully, and more thoughtfully, with less square meters, fewer bay windows and corners, and it would still look good. With this size, you could at least expect spaciousness, but here it has been chopped up and hidden away.
No, it wouldn’t be my choice. But I can see: this is what you want. Then go for it.
Maybe I missed it, but why wasn’t the idea of swapping the living area and the kitchen considered? Right now, you have this large hall with a big dining table and the kitchen separated from it. The living room will never give a cozy feeling. Personally, I would switch them. This has been mentioned several times already.
It’s still a confusing jumble with all the different cuts. For me, this also indicates that this floor plan simply doesn’t work yet.
I’ll quote our old architect again: a good floor plan can be drawn in the snow.
Even a skilled "snow artist" would have to give up here.
It could be done better, more beautifully, and more thoughtfully, with less square meters, fewer bay windows and corners, and it would still look good. With this size, you could at least expect spaciousness, but here it has been chopped up and hidden away.
No, it wouldn’t be my choice. But I can see: this is what you want. Then go for it.
I always find it a bit funny when people get offended because a suggestion isn’t implemented. We specifically want a large living/dining room and we like it that way. We simply do not want the kitchen integrated into the living room.
How exactly do you imagine swapping the kitchen and living room?
The kitchen is closest to the entrance, and the living room is positioned directly on the southwest axis with the terrace.
Just saying “swap x with y” without any further concrete suggestions doesn’t help me at all.
Which corners and alcoves exactly?
How exactly do you imagine swapping the kitchen and living room?
The kitchen is closest to the entrance, and the living room is positioned directly on the southwest axis with the terrace.
Just saying “swap x with y” without any further concrete suggestions doesn’t help me at all.
Which corners and alcoves exactly?
No, it isn’t, and it wasn’t intended to be, which is why I removed the border everywhere else but probably forgot it there. I can’t find an edit function, and I’m also unable to report it.
I can edit the post, but not the original one. I also cannot report it. Moderator, please delete the last image.
I can edit the post, but not the original one. I also cannot report it. Moderator, please delete the last image.
Benrath schrieb:
Just saying "swap x for y" without any specific suggestions doesn’t help me at all. Actually, that’s exactly what I meant: swap the kitchen and living room. The dining area can be integrated into the kitchen.
Climbee schrieb:
I’ll quote our old architect again: you can pee on a good floor plan in the snow. I was just thinking yesterday (in another discussion) about where that saying came from. I suspected Haydee 😉
There is some truth to it.
What immediately stands out to me here are the open-plan space as well as the long corridor upstairs. And now I see (completely overlooked before) that there is supposed to be a basement as well. I’m not so worried about cleaning—that can be handled by staff—but who really wants to walk those distances every day in their home? Personally, I wouldn’t want to be stuck cooking so separated from the sofa, having to shout "dinner’s ready" and then serve it. Then you have the choice: a comfortable route through the open double doors by the entrance, or the servant’s door that is supposed to separate staff from the owner in the hall.
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