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 like it much better than the architect’s plan.
A few comments from my side. I would integrate the garage into the house in your plan. So slide it into the utility room on the ground floor and reduce the utility room to the small area next to your cloakroom.
Upstairs, I would convert the utility room into a children's bathroom, make it a bit smaller, and align room 10’s wall on the gallery side flush with the utility room.
The staircase exit on the upper floor is on the right side of the plan, correct? Add a door there into that room, adjust it slightly, make it the bedroom, then use the central room as a dressing room, and the room on the left side of the plan as a bathroom, also with a door opening to the gallery. This way, you would kill two birds with one stone. The bathroom wouldn’t be enclosed, and drainage could be combined either with the toilet on the ground floor or routed through the garage.
Thumbs up for your approach.
A few comments from my side. I would integrate the garage into the house in your plan. So slide it into the utility room on the ground floor and reduce the utility room to the small area next to your cloakroom.
Upstairs, I would convert the utility room into a children's bathroom, make it a bit smaller, and align room 10’s wall on the gallery side flush with the utility room.
The staircase exit on the upper floor is on the right side of the plan, correct? Add a door there into that room, adjust it slightly, make it the bedroom, then use the central room as a dressing room, and the room on the left side of the plan as a bathroom, also with a door opening to the gallery. This way, you would kill two birds with one stone. The bathroom wouldn’t be enclosed, and drainage could be combined either with the toilet on the ground floor or routed through the garage.
Thumbs up for your approach.
Baufie schrieb:
The staircase exit on the upper floor is on the right side of the plan, correct?On the right side of the plan, about 1.5 to 2 meters (5 to 6.5 feet) away from the glass pane... to the right is the entrance to the parents’ area. Dressing room, bathroom, bedroom... many things can be moved or adjusted...Baufie schrieb:
Put a door into that room, adjust it a little,I have to be honest: I sketched this out in about 15 minutes. I know that the stepped floor rule must be followed, but I wasn’t very precise here... that’s the architect’s task, not mine, when I just want to quickly show something.
What really surprised me in the earlier discussion was how this “space-saving staircase” was disregarded (even though a clearer design line for the stairs was explicitly requested), and how this hallway, which is not only straight but also angled, giving it the charm of 30-degree-angled walls due to limited space in an attic of a semi-detached house, was spoken of so positively.
I think it’s wrong to keep making minor tweaks to the same design, worsening it each time, but here it seems clear that the kitchen location and the panoramic side won’t be changed anymore, largely because of the orientation. It’s simply a preference, and it fits conceptually with the stepped Bauhaus edition.
Unfortunately, I haven’t reviewed page 1, so I don’t know what was originally requested. But I do recall the small emergency staircase and the nice sight lines. The latest design has no common style with the first one.
@Benrath
The problem with oversized rooms is that they require long corridors to access other areas within a unit. The Bauhaus edition often creates continuous spaces connected by an implied straight corridor rather than enclosed hallways.
On one hand, you benefit from a large window front, which is designed to be big so other parts of the house can also enjoy it. But on the other hand, the Bauhaus style hasn’t really been adopted in the other half of the house, where planning is more provincial, even including a bay window — and this apparently is requested by you?
What is planned generously and cleanly in the kitchen is missing in the rest of the house.
......
I just re-read the thread up to page 14.
Is there already a dimensioned site plan?
Does the stepped design have to be applied on all sides?
Otherwise, I have another idea (also for cost savings — I read something about 600,000):
Living/dining area placed crosswise (so current office/guest room and dining area one), where the living room is now, a separate kitchen, and the current kitchen converted to office/guest room/piano room. In the north corner, between living and kitchen, a pantry including a utility room... enlarge the front utility room (near the garage) and storage room.
Adjust sizes for a possible hobby room or additional office... given there’s no basement 😎
Upstairs, everything stepped back already, and see if everything is sufficient for you. How much of the upstairs living area can be planned on the lower floor?
Is it worthwhile to build a design around that or to detail tonight’s idea further?
Or what don’t you like? Do you like the staircase, or would you prefer to keep the two-quarter-turn stair in the bay window?
Baufie schrieb:
That way, two birds are killed with one stone. The bathroom wouldn’t be enclosed, and the drainage can be combined either with the downstairs toilet or routed through the garage.Yes, also a good approach!A
Alessandro2 Dec 2020 07:50Baufie schrieb:
Benchmark is definitely your city villa;)
Preliminary plans of my little house can be found online. I’m not going to post mine here in someone else’s thread.
Great basement hallways you showed. In a house this size, I would never want that. Nor the complicated layout like in the architect’s design here. If I’m building a “bunker” of this size and price range that presents clear exterior lines, I wouldn’t want such a convoluted maze inside. At least the upstairs hallway gets two skylights to bring in natural light. I think your floor plan is very good, even though it doesn’t resemble the OP’s much.
You’re clearly not a fan of hallways, I’ve understood that now. But that doesn’t really matter...
Sorry, we currently don’t have internet at home, and it’s a bit difficult to write on my phone. First of all, thank you for your effort and the suggestion.
It’s true, I had initially imagined a more elongated staircase, just as you proposed.
Perhaps we were somewhat overruled by the architect on that point.
Specifically, I like the staircase in your proposal 🙂 But I have to say that I don’t like the connection between the kitchen and the living room. You could simply remove the corner, but then you would have to go through two doors to get from the kitchen to the living room.
I don’t find the extension into the guest room attractive. On the upper floor, I do think the hallway layout would be better, but the master area would feel very narrow. The right side is the nicer side, facing the garden and having a better view, since the next house is located further away there. But ok, you could shorten room 10 and have more doors, etc. The first idea of making the staircase like this would be a suggestion for the architect, and then we could take a closer look.
The floor area upstairs is 66% of the ground floor and set back at least 1m (3 feet) except in the stairwell.
In general, what do you mean by integrating the garage into the utility room? How should I imagine that? Would the garage then have direct access into the house? Is that a good idea technically and regarding insulation? On the other hand, it makes sense from a plot perspective to place the garage where it currently is, since it occupies space outside the main building area.
Other questions:
Yes, we do have a dimensioned site plan.
What and where is a bay window planned in our house? I think I don’t fully understand the term. Do you mean in the guest area? Below that is the structural support beam, and then you wouldn’t have to build set back if it’s approved.
I don’t find the other suggestion for the house orientation very practical. I would put the guest area in the sunniest and most pleasant corner of the plot.
The general idea of placing the living, dining, and kitchen areas along the southwest axis seems almost indispensable. The building envelope is rather towards the upper left of the lot (you can roughly see that from the first scan in the initial post). The best view I have is to the right on the floor plan where the living room window front is located. We have considered swapping the kitchen and guest areas ourselves, since that was proposed. I just can’t see it.
If I have overlooked anything, please ask again 🙂
It’s true, I had initially imagined a more elongated staircase, just as you proposed.
Perhaps we were somewhat overruled by the architect on that point.
Specifically, I like the staircase in your proposal 🙂 But I have to say that I don’t like the connection between the kitchen and the living room. You could simply remove the corner, but then you would have to go through two doors to get from the kitchen to the living room.
I don’t find the extension into the guest room attractive. On the upper floor, I do think the hallway layout would be better, but the master area would feel very narrow. The right side is the nicer side, facing the garden and having a better view, since the next house is located further away there. But ok, you could shorten room 10 and have more doors, etc. The first idea of making the staircase like this would be a suggestion for the architect, and then we could take a closer look.
The floor area upstairs is 66% of the ground floor and set back at least 1m (3 feet) except in the stairwell.
In general, what do you mean by integrating the garage into the utility room? How should I imagine that? Would the garage then have direct access into the house? Is that a good idea technically and regarding insulation? On the other hand, it makes sense from a plot perspective to place the garage where it currently is, since it occupies space outside the main building area.
Other questions:
Yes, we do have a dimensioned site plan.
What and where is a bay window planned in our house? I think I don’t fully understand the term. Do you mean in the guest area? Below that is the structural support beam, and then you wouldn’t have to build set back if it’s approved.
I don’t find the other suggestion for the house orientation very practical. I would put the guest area in the sunniest and most pleasant corner of the plot.
The general idea of placing the living, dining, and kitchen areas along the southwest axis seems almost indispensable. The building envelope is rather towards the upper left of the lot (you can roughly see that from the first scan in the initial post). The best view I have is to the right on the floor plan where the living room window front is located. We have considered swapping the kitchen and guest areas ourselves, since that was proposed. I just can’t see it.
If I have overlooked anything, please ask again 🙂
Alessandro schrieb:
I think your floor plan is very good, even though it doesn't closely resemble the original poster's.
I now understand you're not a fan of hallways. But that doesn't really matter... Did you find this one here in the forum or somewhere on the internet? Because as far as I know, only the "first" draft is available here in the forum, which was later completely revised.
Our hallways on the ground floor and upper floor are not exactly small.
A
Alessandro2 Dec 2020 11:07I apparently only found the first draft.
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