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 really like the drawings – and the fact that the architect has put thought into the sightlines as well. On the ground floor, this was given a lot of importance.
Compared to the spaciousness of the house, I find the kids’ rooms quite poor. They’re narrow, with many corners and edges. Without measurements, it’s hard to judge, but from the sketch, it looks like there isn’t a nice spot where you could place a 1.40m (4 ft 7 in) wide bed for the teenagers instead of the drawn 0.90m (3 ft) one.
How is the total area of 230m² (2,475 sq ft) distributed between living space, terrace area, and basement?
Compared to the spaciousness of the house, I find the kids’ rooms quite poor. They’re narrow, with many corners and edges. Without measurements, it’s hard to judge, but from the sketch, it looks like there isn’t a nice spot where you could place a 1.40m (4 ft 7 in) wide bed for the teenagers instead of the drawn 0.90m (3 ft) one.
How is the total area of 230m² (2,475 sq ft) distributed between living space, terrace area, and basement?
RomeoZwo schrieb:
How are the 230m2 (2475 sq ft) divided between living space, terrace area, and basement?230 plus basement, estimated 140m2 (1507 sq ft) ground floor, 90m2 (969 sq ft) upper floor Benrath schrieb:
What do you mean by sight lines?In architect-designed houses, rooms aren’t just planned; the views from the living areas are also considered. He even marked those. That makes a big difference. Budget standard house building usually almost completely ignores this and plans solely for efficiency. Benrath schrieb:
Even if one of the daylight rooms was meant as a play or hobby room. For model trains or table tennis.Well, you really have to want and be able to afford an indoor play hall. You asked about saving potential, and that definitely lies in rooms that eventually just remain unused, are left over, or get filled with clutter. Benrath schrieb:
But he didn’t mention an exact amount, or it sounded like it wouldn’t make the basement much more expensive otherwise.If the basement costs 150,000–200,000€ (approximately), then the partition walls don’t really make a difference. Benrath schrieb:
We already have a lot of stuff, and without a basement, I find it hard to imagine living without some attic space.A house isn’t there to be filled with stuff. You should also let go of things that are no longer needed. Either you can afford architect-planned storage areas or not. But eventually, the room distribution just doesn’t work anymore. Benrath schrieb:
Communicate?You communicate: if one room is made larger, another has to adapt accordingly or be compensated for in some other way... a planner knows what “communicate” means. Benrath schrieb:
But at least the terrace above the kitchen could make sense,A roof terrace makes no sense at all if you have a garden below that needs maintenance. You’re more likely to sit on the terrace near the kitchen, sipping a drink, because you still have to prune the tree branches, water, or dig something up. Something like that. Benrath schrieb:
You think our parents’ area is too big? We thought children’s rooms with 15m2 (160 sq ft) were sufficient.I didn’t say that: I said the proportions are off. Children’s rooms are lived in, they are retreats and serve personal development. Bedrooms tend to be small palaces that are useless during the day. [/QUOTE]The ground floor is about 130sqm (1400 sq ft), and the upper floor just under 100sqm (1075 sq ft).
I’ll keep in mind the issue with the children's rooms and whether a 140cm (55 inch) bed would fit.
Our original idea was actually to place all the rooms along the front axis, which would have meant giving up the en suite bathroom. The architect didn’t like that, so his suggestion was to keep the parents’ area completely separate.
I’ll keep in mind the issue with the children's rooms and whether a 140cm (55 inch) bed would fit.
Our original idea was actually to place all the rooms along the front axis, which would have meant giving up the en suite bathroom. The architect didn’t like that, so his suggestion was to keep the parents’ area completely separate.
Benrath schrieb:
We thought children's rooms of 15 square meters (160 square feet) would be sufficient, and well, eventually the kids move out and then the rooms become unused space. To clarify once again: a child's bedroom should never be just adequate. Instead of trying to build with the mindset that, someday... when the children have moved out, these rooms might become dead space, I clearly see the dead space in a model railway room in the basement. That basement is more likely to turn into unused space. Eventually, it fills up with things that are no longer needed, stops being cleaned, and people live above it... using the pantry and laundry room just barely.
By the way, the children's rooms can be easily converted later into grandchildren’s rooms and a sports or exercise room (because then there is finally time for that).
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