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.
H
hanghaus202312 Nov 2025 12:27Then you still have a bit more space.
In short: the white areas are tall cabinets.
10sqm (108 sq ft) is not suitable as a bedroom for elderly people. The guest toilet is also not appropriate as a bathroom for old age or as the main bathroom.
If I were you—and I advise every home builder to do this—I would familiarize myself with the building codes, including the planning permission (or building permit) regulations. We don’t even have these documents from you. Alternatively, consult an experienced architect who can explain your options and apply the state laws correctly. Of course, some members here can help interpret your planning permission, if you have one. However, this is your responsibility. There are planning permissions that are very restrictive and others that offer more freedom. Usually, there are clear reasons behind the various legal paragraphs.
House planning starts with the plot and the planning permission. Then you look at your budget and plan based on your financial possibilities, i.e. how many sqm (sq ft) you can afford. How can I best fit my room program?
650,000 € is a considerable amount. After deducting incidental building costs and the kitchen, the budget is roughly 580,000 €. Subtract garage, shed, paving, and landscaping, and you still have about 530,000 €. Given the design preferences — flat roof, large windows, covered areas — I estimate around 3,300 €/sqm (307 sq ft) and arrive at approximately 160 sqm (1,722 sq ft).
I have the impression that there is a conceptual gap here. Since you initially planned independently without a specialist, you went down the wrong path with the basement and ended up with a mix of “nice-to-haves.” Landing stairs, mudroom, window seats, T-shaped layout, pantry, covered entrance/garage, 3 offices or creative rooms, covered terrace for an outdoor kitchen, ground-floor bedroom for old age, garden view from the sofa, walk-in closet, and so on. Life isn’t quite so simple.
I would actually start with just the basic building shell including parking on the property so that the essentials for living are covered. @hanghaus2023 already gave a good introduction on how to begin in post #47.
What is possible with this and where are the limits? What options do the 160 sqm (or maybe 180 sqm (1,938 sq ft), if you’re in a state where building is cheaper) floor area give you? Room layout: 2 children’s bedrooms, toilet, bathroom, office, kitchen, living and dining area, parents’ bedroom, technical room. Is there space for more rooms? Do the children ride their bikes every day? The narrow lot already imposes a strong grid.
Then it comes down to orientation: technical room east or west, children’s rooms facing south. If you end up with a bare floor plan including stairs, the question is whether you can optimize to include the mudroom, views, or natural light. What is absolutely desired — pantry, window seat — and what can you do without, so that the house doesn’t get longer, exceeding the budget, or require an additional floor?
Have you already spoken to production home builders? Visited model homes and looked at their prices?
Ian_Mer schrieb:
The office should also serve as a bedroom in old age or in case of illness,
10sqm (108 sq ft) is not suitable as a bedroom for elderly people. The guest toilet is also not appropriate as a bathroom for old age or as the main bathroom.
Ian_Mer schrieb:
Okay, then I don’t understand the garage situation. So the 5 meters (16 ft) of space is only required in front of the garage exit?
If I were you—and I advise every home builder to do this—I would familiarize myself with the building codes, including the planning permission (or building permit) regulations. We don’t even have these documents from you. Alternatively, consult an experienced architect who can explain your options and apply the state laws correctly. Of course, some members here can help interpret your planning permission, if you have one. However, this is your responsibility. There are planning permissions that are very restrictive and others that offer more freedom. Usually, there are clear reasons behind the various legal paragraphs.
House planning starts with the plot and the planning permission. Then you look at your budget and plan based on your financial possibilities, i.e. how many sqm (sq ft) you can afford. How can I best fit my room program?
Ian_Mer schrieb:
Personal budget for the house, including finishes: 650k
650,000 € is a considerable amount. After deducting incidental building costs and the kitchen, the budget is roughly 580,000 €. Subtract garage, shed, paving, and landscaping, and you still have about 530,000 €. Given the design preferences — flat roof, large windows, covered areas — I estimate around 3,300 €/sqm (307 sq ft) and arrive at approximately 160 sqm (1,722 sq ft).
I have the impression that there is a conceptual gap here. Since you initially planned independently without a specialist, you went down the wrong path with the basement and ended up with a mix of “nice-to-haves.” Landing stairs, mudroom, window seats, T-shaped layout, pantry, covered entrance/garage, 3 offices or creative rooms, covered terrace for an outdoor kitchen, ground-floor bedroom for old age, garden view from the sofa, walk-in closet, and so on. Life isn’t quite so simple.
I would actually start with just the basic building shell including parking on the property so that the essentials for living are covered. @hanghaus2023 already gave a good introduction on how to begin in post #47.
What is possible with this and where are the limits? What options do the 160 sqm (or maybe 180 sqm (1,938 sq ft), if you’re in a state where building is cheaper) floor area give you? Room layout: 2 children’s bedrooms, toilet, bathroom, office, kitchen, living and dining area, parents’ bedroom, technical room. Is there space for more rooms? Do the children ride their bikes every day? The narrow lot already imposes a strong grid.
Then it comes down to orientation: technical room east or west, children’s rooms facing south. If you end up with a bare floor plan including stairs, the question is whether you can optimize to include the mudroom, views, or natural light. What is absolutely desired — pantry, window seat — and what can you do without, so that the house doesn’t get longer, exceeding the budget, or require an additional floor?
Have you already spoken to production home builders? Visited model homes and looked at their prices?
hanghaus2023 schrieb:
Then you still have a bit more space.Is your orientation correct, Matthias? If so, I would probably also place the parking spot in the NW.ypg schrieb:
In short: the white areas are tall cabinets.
10sqm (108 sq ft) is not suitable as a bedroom for elderly people. The guest toilet is also not suitable for aging in place or as the main bathroom.
If I were you — and I recommend this to every homeowner — I would familiarize myself with the building regulations, including the zoning plan / planning permission. We don’t even have it here. Alternatively, you could consult an experienced architect who can explain the options to you and ensure compliance with regional laws. Of course, some people here might be able to explain your zoning plan / planning permission, if available. However, it’s your responsibility to check this. Some zoning plans are very restrictive, others quite permissive. There are usually understandable reasons behind all the legal paragraphs.
House planning starts with the land and the zoning plan / planning permission.
Then you look at your budget and plan according to the financial possibilities — how many square meters are available to you.
How do I best accommodate my space program?
650,000€ (approx. $700,000) is a substantial sum. After deducting ancillary construction costs and the kitchen, we’re budgeted around 580,000€ (approx. $625,000). Subtracting garage, shed, paving, and landscaping still leaves about 530,000€ (approx. $575,000). With the visual preferences like flat roof, large window areas, covered outdoor spaces, etc., I calculate around 3,300€/sqm (approx. $306/sq ft), which results in about 160sqm (1,722 sq ft).
It seems to me that there is a conceptual gap on your side. Since you initially planned on your own without a professional, you went off track with the basement and ended up designing a mix of nice-to-haves: landing stairs, mudroom, window seat, T-shaped layout, pantry, covered entrance/garage, three offices or creative rooms, covered terrace for an outdoor kitchen, ground floor bedroom for aging in place, garden view from the sofa, walk-in closet, and so on. Life is not a playground.
I would actually always start with a simple house shell with parking on the plot, so that what’s necessary for living is covered first. @hanghaus2023 has already shown a good starting point for how to begin in post #47.
What is possible within this, and where are the limits? What do the 160sqm (or maybe even 180sqm, if you’re in a state where building costs are lower) or the footprint offer for options? Space program: 2 children’s bedrooms, toilet, bathroom, office, kitchen, living and dining area, one bedroom for the parents, technical room. Is there room for additional rooms? Do the children access their bikes every day?
The narrow plot already creates quite a strict grid.
Then it’s about the layout orientations: technical room facing east or west, children’s rooms to the south. If you only have a bare floor plan with stairs, then the question is whether optimizations can be made — for example, focusing on the mudroom, visibility, or lighting. What must be prioritized — pantry, window seat — and what can or must be sacrificed without extending the house beyond the budget, or adding another floor?
Have you already talked to speculative homebuilders? Visited show homes and checked their prices? Of course, at first you start with all your wishes in mind. In reality, we expected to consider feasibility and distinguish between wishful thinking and reality. We appreciate every feedback here and welcome all designs and opinions, but now we’re quite uncertain about how to proceed or what the house can look like... 🙂
Our plan was initially to design a house based on our needs and wishes, and then approach various prefabricated home providers to get comparable offers based on the design.
ypg schrieb:
What are the green areas (P3, P4)?
And is detached housing permitted? I was just thinking of "linked townhouses."P3 and P4 are public green spaces. Only single-family houses are allowed in area 7.
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