ᐅ Floor Plan Design for New Single-Family Home, Narrow Plot, Initial Architect Draft
Created on: 10 Nov 2025 22:30
I
Ian_Mer
Hello everyone,
we are currently planning our single-family home. We now have the first draft of our floor plan, but it is not perfect yet. So I thought I’d ask for your advice on what we could still change or improve. Everything is still possible at this stage.
Development Plan / Restrictions
Plot size: 450 m² (4,844 sq ft)
Slope: no
Floor area ratio (FAR): 0.3
Site coverage ratio: 0.6
Building envelope, building line, and boundary: see plan
Edge development: not yet present, as the building area is currently being developed
Number of parking spaces: 2
Number of full stories: 2
Roof type: flat roof with mandatory green roofing
Architectural style: modern
Orientation: south
Maximum heights / limits
Other requirements: 10.5 m (34 ft 5 in) maximum height, Hessian building regulations (Hesse, Germany), new: 2.5 m (8 ft 2 in) setback from neighboring property.
Client Requirements
Modern house for 2 adults and two children aged 4 and 6, including basement, 2 full floors.
Space requirements on the ground floor: office, kitchen, pantry, dining area, living room, guest bathroom with shower. Upper floor: 2 children’s bedrooms, master bedroom with walk-in closet, bathroom with bathtub and double sinks. Basement: technical room, utility room, second office, creativity room for crafts, playing, or making music.
Office use: family use or home office? Home office; both parents work three days per week from home.
Number of overnight guests per year: 6, regular overnight visitors.
Open or closed layout:
Conventional or modern construction:
Open kitchen with cooking island: yes
Number of dining places: usually 4, more for guests, birthdays, etc.
Fireplace: no
Music / stereo wall: only TV wall
Balcony or roof terrace: no
Garage or carport: garage plus bike storage
Vegetable garden or greenhouse: yes, vegetable garden
Other wishes / special features / daily routine preferences, including reasons why something should or should not be included: built-in closet in the entrance hall, lots of storage space.
House Design
Planner: (interior) architect
What do you particularly like? Why?
Window seat in the kitchen, living room somewhat separated in the bay window, space for an outdoor kitchen on the covered terrace.
What don’t you like? Why?
Location of the shed, we would prefer the staircase as a platform staircase or with straight steps, we wonder if the kitchen is large enough and provides enough storage space. The utility room is too small. Instead of the skylight, we would rather plan a window in the stairwell.
Cost estimate according to the architect/planner: unknown
Personal budget for the house including fittings: 650,000
Preferred heating system: heat pump
Why was the design developed this way? Needs analysis with the architect, after which she created the first draft.
Which wishes were implemented by the architect? From the sofa, there should be a view of the garden, lots of storage, master bed 1.60 m x 2 m (5 ft 3 in x 6 ft 7 in) (no need for 2 m x 2 m bed), walk-in closet accessible from the bedroom, covered terrace, covered entrance gate.
What do you think makes it particularly good or bad? We find the layout basically good but not yet perfect.
[ATTACH type="full" width="500px" alt="2D floor plan of a house with living area, kitchen, dining area, bedroom, and garage">
we are currently planning our single-family home. We now have the first draft of our floor plan, but it is not perfect yet. So I thought I’d ask for your advice on what we could still change or improve. Everything is still possible at this stage.
Development Plan / Restrictions
Plot size: 450 m² (4,844 sq ft)
Slope: no
Floor area ratio (FAR): 0.3
Site coverage ratio: 0.6
Building envelope, building line, and boundary: see plan
Edge development: not yet present, as the building area is currently being developed
Number of parking spaces: 2
Number of full stories: 2
Roof type: flat roof with mandatory green roofing
Architectural style: modern
Orientation: south
Maximum heights / limits
Other requirements: 10.5 m (34 ft 5 in) maximum height, Hessian building regulations (Hesse, Germany), new: 2.5 m (8 ft 2 in) setback from neighboring property.
Client Requirements
Modern house for 2 adults and two children aged 4 and 6, including basement, 2 full floors.
Space requirements on the ground floor: office, kitchen, pantry, dining area, living room, guest bathroom with shower. Upper floor: 2 children’s bedrooms, master bedroom with walk-in closet, bathroom with bathtub and double sinks. Basement: technical room, utility room, second office, creativity room for crafts, playing, or making music.
Office use: family use or home office? Home office; both parents work three days per week from home.
Number of overnight guests per year: 6, regular overnight visitors.
Open or closed layout:
Conventional or modern construction:
Open kitchen with cooking island: yes
Number of dining places: usually 4, more for guests, birthdays, etc.
Fireplace: no
Music / stereo wall: only TV wall
Balcony or roof terrace: no
Garage or carport: garage plus bike storage
Vegetable garden or greenhouse: yes, vegetable garden
Other wishes / special features / daily routine preferences, including reasons why something should or should not be included: built-in closet in the entrance hall, lots of storage space.
House Design
Planner: (interior) architect
What do you particularly like? Why?
Window seat in the kitchen, living room somewhat separated in the bay window, space for an outdoor kitchen on the covered terrace.
What don’t you like? Why?
Location of the shed, we would prefer the staircase as a platform staircase or with straight steps, we wonder if the kitchen is large enough and provides enough storage space. The utility room is too small. Instead of the skylight, we would rather plan a window in the stairwell.
Cost estimate according to the architect/planner: unknown
Personal budget for the house including fittings: 650,000
Preferred heating system: heat pump
Why was the design developed this way? Needs analysis with the architect, after which she created the first draft.
Which wishes were implemented by the architect? From the sofa, there should be a view of the garden, lots of storage, master bed 1.60 m x 2 m (5 ft 3 in x 6 ft 7 in) (no need for 2 m x 2 m bed), walk-in closet accessible from the bedroom, covered terrace, covered entrance gate.
What do you think makes it particularly good or bad? We find the layout basically good but not yet perfect.
hanghaus2023 schrieb:
Lift-and-slide doors are not within the budget. [...] Bay windows are just a trend.Lift-and-slide doors are also a trend, even though few people believe this trend will end anytime soon. I don’t have time right now to check the general basement-related opinion regarding the property, but concerning the specific basement question (full or partial), it can be clearly stated that a partial (or nearly partial) basement is economically unreasonable.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
ypg schrieb:
Your plot is quite narrow at about 15 meters (49 feet). The building envelope, measuring 10 meters by 16 meters (33 feet by 52 feet), is also quite limited. A basement might be a solution, or possibly a recessed upper floor. However, in my opinion, the available footprint does not allow for what you are aiming for. Appearance is important but must align with the budget. Perhaps the house is too wide here, and maybe a straight staircase is the right choice. What does the zoning plan say about the terraces? Do they need to remain within the property boundary?
Our plot measures 14.58 by 31.2 meters (48 by 102 feet). The building envelope is 9 by 16 meters (30 by 52 feet). What do you mean by the footprint not allowing what is desired? Is it not permitted to design the house as shown in the plan? Is it too wide?
Terraces are also permitted outside the buildable areas of the property.
hanghaus2023 schrieb:
Quickly: On the left, a large refrigerator and possibly two tall cabinets. Below, base cabinets and wall cabinets.
Next to the bathroom door, a seating area and a mirror.
Instead of the garage, a carport so that access to the backyard is still possible.Thank you for the design. This would make the house even larger, which doesn't exactly fit our budget. What do the blue areas on the terrace represent?
Ian_Mer schrieb:
Terraces are also allowed outside the buildable areas of the plot. That’s really good!
Ian_Mer schrieb:
Our plot measures 14.58 x 31.2m (47.8 x 102.4 feet). The building envelope is 9 x 16m (29.5 x 52.5 feet). We are on page 7 of this forum and at #38... I won’t comment further, except: how many more pages do we need here before important facts about the plot and all the necessary insights for the house construction are shared?
ypg schrieb:
But in my opinion, the available floor area does not allow what is being requested here. Ian_Mer schrieb:
What do you mean that the floor area doesn’t allow what is desired? Ian_Mer schrieb:
Is the house not allowed to be planned in the dimensions as drawn? Is it too wide? Let me put it this way: As future homeowners, you have many wishes and you list them. The planner (whether a male or female architect, home designer, or similar) tells you that they can design these wishes. Suddenly: they have tried to meet your wishes without critically questioning or advising you. Without paying attention to resources or examining the plot, walls are moved back and forth.
From my drafts and those of @hanghaus2023, it is obvious that optimization can be achieved quickly. Whether our drafts are good or not—they are at least better within a short time than the drafts drawn up by someone who spent time developing them.
This is not meant to criticize anyone, but you can put this interior architect aside for the planning, at least for now. Period.
No matter what wishes you expressed, she did not advise, did not focus, and poorly implemented your requests. I do not see in any way that she engaged with the plot or the functionality of a house on this plot. That is simply not her expertise.
Yes, the floor area is not used to design functional rooms but to accommodate a collection of wishes. For the planner, it might have been a successful game of Tetris, but it is not a home to live in. In addition, a basement with living spaces is added clumsily, without consideration of budget and regulations. Considering the budget, the room program (2 x home offices), and the permitted building height, I would rather think of a recessed floor instead of a basement. Whether a third office fits on the ground floor, I do not see. Therefore, I don’t feel the ground floor reflects what should be built when considered as a whole. To put it simply and plainly: an office on the ground floor is too much; a pantry would result from good planning—think upwards rather than downwards.
To be honest, I see my own earlier designs in these drafts. Meanwhile, I have grown and can rely on empirical knowledge. Without wanting to offend, I see this more as the work of an intern.
The architect provided a second option. We didn’t like that the bathroom door is located right next to the front door, with the cloakroom only coming afterwards. This means that you have to walk through the dirt zone to get to the bathroom.
We liked the planned window seat and hoped for an idea on how to keep the window seat while gaining more storage space in the kitchen.
The exterior landscaping was not well developed, but the stepped floor concept is a good idea that we will consider. Thank you for that. However, the house will need to be completely redesigned. The office should also serve as a bedroom for elderly use or in case of illness, so I see it on the ground floor. Additionally, the technical room and possibly a utility room should also be on the ground floor. At the moment, I don’t see enough space for this.
We liked the planned window seat and hoped for an idea on how to keep the window seat while gaining more storage space in the kitchen.
The exterior landscaping was not well developed, but the stepped floor concept is a good idea that we will consider. Thank you for that. However, the house will need to be completely redesigned. The office should also serve as a bedroom for elderly use or in case of illness, so I see it on the ground floor. Additionally, the technical room and possibly a utility room should also be on the ground floor. At the moment, I don’t see enough space for this.
ypg schrieb:
That would be met in my example.
I assume there is a misunderstanding because, for other reasons (paragraph something), 5 meters (16 feet) must be kept clear in front of garages. And that is only to “keep an eye on traffic flow on the street,” meaning you can still stand with your vehicle in front of the garage. Pay attention to the cited paragraphs!
Anyway, unless you and your family live your daily life against the flow, people pay more attention to the west sun in the house because it’s noticeable. Whatever way you plan your garage, it’s best on the east side. Your office now has the very best orientation from east to west if you consider adding a side window.
True. But if I were to focus more concretely on the design, I would reverse everything, mirror it. Definitely leave one side free, otherwise you will be unhappy with the setback use if you block the options to walk along the house. I don’t have time to get more specific today. But I already said a lot of this feels fiddly, and the kitchen wouldn’t be sufficient for a two-person household. Even if the stove is on an island, the island is for food preparation, not as a storage area (only briefly and temporarily). The sink area barely has enough space for a draining board, but no space for a dish rack, kettle, occasional toaster, mixer, or anything else. Simply put, it is not functional.
Your plot is quite narrow at about 15 meters (50 feet). The building envelope of about 10 by 16 meters (33 by 52 feet) is also tight. Maybe a basement is the solution, or possibly a stepped floor. But the available footprint does not, in my opinion, support what is desired here. The appearance is important but has to harmonize with the budget. Maybe the house is too wide here; maybe a straight staircase is the right choice.
What does the zoning plan say about terraces? Must they be within the property boundary?
So – without knowing much – I would plan some parts differently. There are some bottlenecks that need to be addressed first... The shower toilet with the narrow entrance, the bottleneck into the pantry. Then there is the gauntlet: what happens when cooking and your partner is bringing groceries? In short: the house as it is, is too wide for the plot. The kitchen should probably be rotated about 90 degrees in your mind so it can run along the house length and so on.
Regarding the kitchen ... as always: quick & dirty
Okay, then I don’t understand the situation with the garage. So the 5 meters (16 feet) clearance is only required in front of the garage exit? Maybe you could mark on the plan where you see the garage because, in front of the house, it looks to me like there isn’t enough space. But perhaps it’s just a misunderstanding.
What is the white area in the floor plan? The black is probably the kitchen, and the brown rectangle the table? That would be quite centered in the room.
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