aw39_bonn
2022-02-06 17:25:27
- #1
Hello dear forum,
We have been sitting on the pipe dream of an extension to our detached house (built in 1962), which we acquired in 2014/15, for quite some time and were pondering. Eventually, we decided to tackle the concrete planning with an architect based on our requirements and ideas.
Background: We bought the house in 2014 in a “dilapidated” condition. With the help of friends, acquaintances, and generous craftsmen, we managed the core renovation ourselves (floors, plaster, electricity, water/sewage/heating pipes, bathrooms) within 3 months, completely turning the property upside down alongside our regular jobs. So far so good. Even back then it was clear to us that this was not the end of the road; sooner or later, especially with children, we would have to take action again.
The house is located directly next to my parents-in-law, on the edge of a small wooded area (forest to the south). Since we have a very good relationship with my parents-in-law/my wife’s parents and the side of the property facing them has hardly been used, between that time (2019) a double garage (with two parking spaces in front) and a pool were built by the parents-in-law (against which we did not really object ;) ). Building in this direction is therefore practically excluded (because the pool and garage are there). On the other side of the house (and marked in the basement plans) runs the city of Bonn’s water supply line (with an associated protective strip of 4m in both directions), which also severely limits the building area. Thus, we can practically only extend on the existing footprint and to the rear.
Here are the plans of the property in its current state (consisting of basement - essentially cellar -, ground floor, and upper floor). The house also has a converted attic, but it is not worth mentioning.
Basement:
Ground Floor:
Upper Floor:
We have now lived in the house for several years and know our paths and needs quite well. Based on this, we have entered some of our space requirements into the following form to share the requirements with you as best as possible.
Development Plan/Restrictions
Plot size -
1023 m2
Slope:
No
Floor area ratio:
Not entered in Bonn city’s online development plan => integration into the surroundings (smallest house on the street). The architect has already been on the street and got a good overview.
Plot ratio:
See floor area ratio
Building window, building line and boundary: Existing building is already slightly outside the line due to the protective strip of the Wahnbachtalsperre reservoir
Edge development:
Garage and pool attached to the house in 2019, with neighbors (parents-in-law coordinated) and approved by the city
(Plaster, floors, electricity, heating pipes and water lines)
3
Number of storeys:
Neighboring houses all at least 2.5 storeys
Roof shape:
Everything is present on the street, flat roof, shed roof, pitched roof
Style:
Flexible
Orientation:
Terrace facing south
Maximum heights/limits:
Considered by the architect, but due to §§33/34 there is quite a lot of “headroom” upwards
Further requirements
8m protective strip (4 m each side) to the main water supply line running over the property (marked in the basement plans).
Owners’ requirements
Style, roof shape, building type
Existing building from 1962, completely renovated in 2015 (plaster, floors, electricity, heating pipes and water lines) in DIY + craftsmen for specialized trades
Extension of the existing living space (approx. 85m2) by means of an extension and changes to the floor plans. Stylistically, we want a good mix of the existing building (classic 1962 house) with modern elements and a rather straightforward extension with lots of glass/light.
Cellar, storeys
Basement already exists and is needed + flexible number of storeys (what we need for a relaxed family life)
Number of persons, age
4 persons:
Parents (31/32)
Children (2 daughters 3/1)
2 dogs
Space requirements on ground and upper floor
The ground floor is supposed to be the family living space with everything that goes with it (kitchen, dining room, living & life area)
The upper floor should have at least space for the girls with their own bathroom. Already included is a large office room.
The plans now also include an attic, which will be extended and converted. Here is space for the parents’ bedroom, own bathroom + large roof terrace.
Office: Family use or home office?
Use as home office (Both my wife and I are laptop workers and can work anywhere)
Overnight guests per year
Manageable to few
Open or closed architecture
We are quite flexible here, both have their pros and cons. The ground floor/attic is currently rather open, in the upper floor rather closed (because of children's rooms, office, bathroom)
Conservative or modern construction
Rather modern construction with many windows and a view of the greenery (house is located directly at the forest edge with a view of the greenery)
Open kitchen, cooking island
The kitchen is already quite open in the current state with a passage to the living/dining room. We would like to keep this in the future for communication with guests (we like to invite) or a rather lively atmosphere on the ground floor (keyword “family living space”). In the passage towards the terrace/dining room, we are currently planning an extension of the kitchen (110-120cm) as a kitchen half-island (usable as a work surface, buffet, bar, coffee counter)
Number of dining seats
On weekdays 4, at Christmas rather 15, for normal guest evenings rather 8
Fireplace
We are still considering, also depending on budget.
Music/stereo wall
No
Balcony, roof terrace
Roof terrace in the attic adjoining the bedroom (for mild summer evenings with a good glass of wine). A balcony/terrace is planned on the ground floor to extend the family and guest area and also to allow for the possibility of eating “outside” in summer.
Garage, carport
We are well served here by the already existing garage in the basement and the newly built garage in 2020 with 2 parking spaces in front
Kitchen garden, greenhouse
Not needed or partially already existing on the property in the last 7 years (small beds + chicken house with outdoor enclosure)
Further wishes/special features/daily routine, also reasons why this or that should or should not be
We want to design the house so that we as a family can live according to our needs for the next 20 years.
Additionally, we have thought about designing the house so that it could basically be divided into two housing units (in case we go abroad for a longer period or in old age need less space and have the opportunity to rent). Access to the second unit would then be via an outside staircase on the right side of the building.
Unit 1 would then be the entire ground floor + stairs to the upper floor as well as the directly adjacent room and bathroom. The entire unit would be separated in the corridor.
Unit 2 would then be the other half of the upper floor + the entire attic with roof terrace.
From our point of view, both units would be functional on their own and could also be rented out well. Unit 1 would be more than enough for us in old age.
House design
By whom is the planning:
-Architect, based on our wishes and planned among other things in timber frame construction for sustainability reasons.
What do you particularly like? Why?
Overall the amount of windows/glass facing the forest. The location was a big plus for us at the time (dead-end street directly adjacent to a small forest).
Also, the attic with the terrace is attractive to us and we like it a lot. The office on the upper floor is also great and could be shared by both of us (possibly with a partition wall in drywall). Also, the opening of the kitchen towards the dining room and the additional balcony are great.
What do you not like? Why?
Access to the potential second unit via the outside staircase would currently be suboptimal but from our point of view the best solution to have 2 units in the long term.
Price estimate according to architect/planner:
Our architect currently roughly estimates at 250 to 300 k€ (complete takeover by craftsmen)
Personal price limit for the house, including equipment:
We bought the house back then for 280 k€, for the extension we want to take on an additional debt of at most 150 k€. We currently have about 50 k€ in own funds saved and are looking at resuming the KfW 261/262 programs (according to energy expert/architect rather a matter of time) which would bring us another 60 or 120 k€ for the conversion into two units.
Preferred heating technology:
We currently have an oil heating system. We want and will replace it as part of the renovation. We have not yet finalized details with the architect/energy expert. Additionally, we also want to install photovoltaics or solar thermal, depending on feasibility/budget. It will probably end up being pellets.
The overall goal is renovation to a KfW 70 EE house.
If you have to do without, which details/extensions
-you can do without: What is necessary.
-you cannot do without: Everything that gives us a lot of living space “for little” money.
Why the design turned out as it is now?
The design is based on ideas and wishes that have accumulated over the last years, were continuously re-evaluated by us and then finally fed into the briefing for the architect. Demolishing the house is not up for discussion because of the garage and pool of the parents-in-law; we stand by our word on that.
For various reasons we would like to extend in timber frame construction.
What is the most important/fundamental question about the floor plan summarized in 130 characters?
Are we completely overextending ourselves with the house and planned extension or is it the "best possible" given our wishes, needs and budget?
Here now are the current plans from the architect from which much is apparent. The "oversized" post takes the load off the roof to allow cantilevering the corner in front of the garage (the building authority and Wahnbachtalsperre signaled that they would prefer the post built by the previous owner under the terrace to disappear).
Ground Floor:
Upper Floor:
Attic:
We have been sitting on the pipe dream of an extension to our detached house (built in 1962), which we acquired in 2014/15, for quite some time and were pondering. Eventually, we decided to tackle the concrete planning with an architect based on our requirements and ideas.
Background: We bought the house in 2014 in a “dilapidated” condition. With the help of friends, acquaintances, and generous craftsmen, we managed the core renovation ourselves (floors, plaster, electricity, water/sewage/heating pipes, bathrooms) within 3 months, completely turning the property upside down alongside our regular jobs. So far so good. Even back then it was clear to us that this was not the end of the road; sooner or later, especially with children, we would have to take action again.
The house is located directly next to my parents-in-law, on the edge of a small wooded area (forest to the south). Since we have a very good relationship with my parents-in-law/my wife’s parents and the side of the property facing them has hardly been used, between that time (2019) a double garage (with two parking spaces in front) and a pool were built by the parents-in-law (against which we did not really object ;) ). Building in this direction is therefore practically excluded (because the pool and garage are there). On the other side of the house (and marked in the basement plans) runs the city of Bonn’s water supply line (with an associated protective strip of 4m in both directions), which also severely limits the building area. Thus, we can practically only extend on the existing footprint and to the rear.
Here are the plans of the property in its current state (consisting of basement - essentially cellar -, ground floor, and upper floor). The house also has a converted attic, but it is not worth mentioning.
Basement:
Ground Floor:
Upper Floor:
We have now lived in the house for several years and know our paths and needs quite well. Based on this, we have entered some of our space requirements into the following form to share the requirements with you as best as possible.
Development Plan/Restrictions
Plot size -
1023 m2
Slope:
No
Floor area ratio:
Not entered in Bonn city’s online development plan => integration into the surroundings (smallest house on the street). The architect has already been on the street and got a good overview.
Plot ratio:
See floor area ratio
Building window, building line and boundary: Existing building is already slightly outside the line due to the protective strip of the Wahnbachtalsperre reservoir
Edge development:
Garage and pool attached to the house in 2019, with neighbors (parents-in-law coordinated) and approved by the city
(Plaster, floors, electricity, heating pipes and water lines)
3
Number of storeys:
Neighboring houses all at least 2.5 storeys
Roof shape:
Everything is present on the street, flat roof, shed roof, pitched roof
Style:
Flexible
Orientation:
Terrace facing south
Maximum heights/limits:
Considered by the architect, but due to §§33/34 there is quite a lot of “headroom” upwards
Further requirements
8m protective strip (4 m each side) to the main water supply line running over the property (marked in the basement plans).
Owners’ requirements
Style, roof shape, building type
Existing building from 1962, completely renovated in 2015 (plaster, floors, electricity, heating pipes and water lines) in DIY + craftsmen for specialized trades
Extension of the existing living space (approx. 85m2) by means of an extension and changes to the floor plans. Stylistically, we want a good mix of the existing building (classic 1962 house) with modern elements and a rather straightforward extension with lots of glass/light.
Cellar, storeys
Basement already exists and is needed + flexible number of storeys (what we need for a relaxed family life)
Number of persons, age
4 persons:
Parents (31/32)
Children (2 daughters 3/1)
2 dogs
Space requirements on ground and upper floor
The ground floor is supposed to be the family living space with everything that goes with it (kitchen, dining room, living & life area)
The upper floor should have at least space for the girls with their own bathroom. Already included is a large office room.
The plans now also include an attic, which will be extended and converted. Here is space for the parents’ bedroom, own bathroom + large roof terrace.
Office: Family use or home office?
Use as home office (Both my wife and I are laptop workers and can work anywhere)
Overnight guests per year
Manageable to few
Open or closed architecture
We are quite flexible here, both have their pros and cons. The ground floor/attic is currently rather open, in the upper floor rather closed (because of children's rooms, office, bathroom)
Conservative or modern construction
Rather modern construction with many windows and a view of the greenery (house is located directly at the forest edge with a view of the greenery)
Open kitchen, cooking island
The kitchen is already quite open in the current state with a passage to the living/dining room. We would like to keep this in the future for communication with guests (we like to invite) or a rather lively atmosphere on the ground floor (keyword “family living space”). In the passage towards the terrace/dining room, we are currently planning an extension of the kitchen (110-120cm) as a kitchen half-island (usable as a work surface, buffet, bar, coffee counter)
Number of dining seats
On weekdays 4, at Christmas rather 15, for normal guest evenings rather 8
Fireplace
We are still considering, also depending on budget.
Music/stereo wall
No
Balcony, roof terrace
Roof terrace in the attic adjoining the bedroom (for mild summer evenings with a good glass of wine). A balcony/terrace is planned on the ground floor to extend the family and guest area and also to allow for the possibility of eating “outside” in summer.
Garage, carport
We are well served here by the already existing garage in the basement and the newly built garage in 2020 with 2 parking spaces in front
Kitchen garden, greenhouse
Not needed or partially already existing on the property in the last 7 years (small beds + chicken house with outdoor enclosure)
Further wishes/special features/daily routine, also reasons why this or that should or should not be
We want to design the house so that we as a family can live according to our needs for the next 20 years.
Additionally, we have thought about designing the house so that it could basically be divided into two housing units (in case we go abroad for a longer period or in old age need less space and have the opportunity to rent). Access to the second unit would then be via an outside staircase on the right side of the building.
Unit 1 would then be the entire ground floor + stairs to the upper floor as well as the directly adjacent room and bathroom. The entire unit would be separated in the corridor.
Unit 2 would then be the other half of the upper floor + the entire attic with roof terrace.
From our point of view, both units would be functional on their own and could also be rented out well. Unit 1 would be more than enough for us in old age.
House design
By whom is the planning:
-Architect, based on our wishes and planned among other things in timber frame construction for sustainability reasons.
What do you particularly like? Why?
Overall the amount of windows/glass facing the forest. The location was a big plus for us at the time (dead-end street directly adjacent to a small forest).
Also, the attic with the terrace is attractive to us and we like it a lot. The office on the upper floor is also great and could be shared by both of us (possibly with a partition wall in drywall). Also, the opening of the kitchen towards the dining room and the additional balcony are great.
What do you not like? Why?
Access to the potential second unit via the outside staircase would currently be suboptimal but from our point of view the best solution to have 2 units in the long term.
Price estimate according to architect/planner:
Our architect currently roughly estimates at 250 to 300 k€ (complete takeover by craftsmen)
Personal price limit for the house, including equipment:
We bought the house back then for 280 k€, for the extension we want to take on an additional debt of at most 150 k€. We currently have about 50 k€ in own funds saved and are looking at resuming the KfW 261/262 programs (according to energy expert/architect rather a matter of time) which would bring us another 60 or 120 k€ for the conversion into two units.
Preferred heating technology:
We currently have an oil heating system. We want and will replace it as part of the renovation. We have not yet finalized details with the architect/energy expert. Additionally, we also want to install photovoltaics or solar thermal, depending on feasibility/budget. It will probably end up being pellets.
The overall goal is renovation to a KfW 70 EE house.
If you have to do without, which details/extensions
-you can do without: What is necessary.
-you cannot do without: Everything that gives us a lot of living space “for little” money.
Why the design turned out as it is now?
The design is based on ideas and wishes that have accumulated over the last years, were continuously re-evaluated by us and then finally fed into the briefing for the architect. Demolishing the house is not up for discussion because of the garage and pool of the parents-in-law; we stand by our word on that.
For various reasons we would like to extend in timber frame construction.
What is the most important/fundamental question about the floor plan summarized in 130 characters?
Are we completely overextending ourselves with the house and planned extension or is it the "best possible" given our wishes, needs and budget?
Here now are the current plans from the architect from which much is apparent. The "oversized" post takes the load off the roof to allow cantilevering the corner in front of the garage (the building authority and Wahnbachtalsperre signaled that they would prefer the post built by the previous owner under the terrace to disappear).
Ground Floor:
Upper Floor:
Attic: