Detached single-family house, 146 sqm, with hipped roof

Good evening,

We would greatly appreciate a bit of input on our planned new build.
A detached single-family house with 146 sqm is planned.
We are a family of four with a small dog. A third child is possible. The plot of land has already been purchased (financed variably).

Development plan/restrictions. Building Code 34 (no paragraph sign on my phone). The neighbor has built on the boundary. On the other boundary, there is a garage. According to the building authority, we must keep a distance of 5m from the neighbor’s house and 3m from the garage. And we must build on the street (1-2m setback is OK). Otherwise, no requirements.

Size of the plot
Cadastre: 561 sqm, surveyor: 558 sqm

Yes, it is sloping, dropping 80cm-1m directly from the street, then the first 5 meters are quite steep and then somewhat flatter. This is also marked on the survey map.
Floor area ratio -
Gross floor area ratio -
Building window, building line and boundary 3m to the east neighbor, 5m to the west neighbor. Must be built on the street. Allowed 1-2m setback to prevent support measures.

Edge development possible at the neighbor’s house but neither we nor the neighbor want it (even though he practically has no choice).

Number of parking spaces we want to create at least one. But everyone parks on the street, so that would not be a problem.

Number of floors "2" built into one wall

Roof type hip roof
Style direction
Orientation NW to SE
Maximum heights/limitations
Other specifications

Requirements of the builders
Style, roof shape, building type: 2 full floors

Basement, floors
Number of persons, age 4 persons (33, 27, 3, 1.5)
Space requirements on ground floor, upper floor
GF: kitchen/dining/living room, bathroom with shower, utility room, possibly pantry/storage room

Office: family use or home office? -

Overnight guests per year: 2-3

Open or closed architecture: open on the ground floor

Open kitchen, kitchen island: both yes
Number of dining seats: 8 (solid wood table 1m x 2m should come along)
Fireplace no
Music/stereo wall no
Balcony, roof terrace no

Garage, carport either a double-deck garage or 2 stacked garages or an embanked parking space

Utility garden, greenhouse that would be a dream.
Further wishes/special features/daily routine, also reasons why this or that should or should not be: we currently need a 3.2m by 2m bed (1.4x2m + 1.8x2m) in the master bedroom. Preferably with 2 sides against the wall. But since this is not a permanent situation, no big space around it is needed. It wouldn’t be a problem if it stands completely at the walls, the main thing is that it fits.

House design
Who created the plan: architect from GU

What do you particularly like? Why? That 3 children’s rooms over 10 sqm are feasible and actually a dressing room for the parents’ room was created. Shoes that are currently out of season are stored here, too. A door from there outward into the hallway would maybe be quite cool. But then the heating circuit distributor would have to move. I don’t know if that is possible.
?!
What do you not like? Why?
That the bathroom is in the second largest room. We have already scribbled some ideas of our own into the drafts. I will post them later.
That the bathroom on the ground floor is bigger than the utility room, that the bathroom is generally so big. And that the air-water heat pump unit is facing the street. The utility room should also be a bit bigger, we think.
The stairs to the entrance, but that is the compromise. We could swap the floors, but the kitchen MUST be on the same level as the garden for us. That is the most important thing for us. An entrance above would be too tight and everyone would first be in the "private area."

Price estimate according to architect/planner: approx. €240,000 excluding ancillary building costs. These amount to €75,000 according to calculations (excluding fittings, including outdoor area, although initially only so that it can be used). Soil samples were taken and we are waiting for the results. Neighbors could unfortunately give no information. €25,000 was budgeted for deep foundations, I believe (TuC).
Personal price limit for the house, including fittings: €350K. But we definitely do not want to plan for this from the outset.

Preferred heating technology: air-water heat pump with underfloor heating. Conduit for photovoltaics and meter space is already included in the house price.

If you have to forgo, which details/extensions
-can you forgo: dressing room
-can you not forgo: kitchen with view of the garden (small children)

Why did the design turn out as it is now?
Due to the limitation of external dimensions, due to the standard floor plans from TuC, my preliminary draft, and our wishes. And because of the plot (80cm below street level).

Corresponding/which wishes were implemented by the architect?
He took all wishes expressed at the meeting into account.

What makes it particularly good or bad in your opinion?
We find it quite good. But we lack a bit of imagination. We definitely want to change the bathroom situation.

What is the most important/fundamental question about the floor plan summarized in 130 characters?
Are there any further major things to consider from the perspective of experienced builders?
Does anyone have an idea/experience regarding parking space? (We were thinking about the neighbor’s property line built house for the parking space)

Thanks in advance!

I would pay attention to the furniture, the bed does not fit in the marked corners for Child 1 and 2.

Best regards
Sabine

Yes, that has also been noticed by us during the 5th viewing. But we would plan the play areas in the corners. Thank you!

I think it's quite okay.
With your changes, there is now a shower bath at the bottom? That looks a bit confusing, sorry.

I would cut away the artificial hallway extension at the top radically. You have nothing to give away and the children's rooms need the space.



With the bathroom in the middle, you should consider that then 2 children are always directly affected by noise. I also find the layout better, but the walls should be very well insulated. I would move the wall of K1 so that it has 12m² as well.

A ceiling height of 2.47m would be too low for me.

Best regards
Sabine

: We will measure the ceiling height tomorrow. My parents have 2.52m. It never seemed particularly low to me. Fortunately, we are two small/average-sized women. But we will ask the architect what an extra row of bricks costs everywhere.

: thank you! Yes, this corner is indeed awkward. Can these floor insert stairs be moved? I will definitely add that to the question list.

Yes, I couldn't find the original anymore. No, that was the attempt to draw a pantry. Basically between the utility room and the bathroom, and then a 90x90 shower in the niche in the bathroom.

It would be really great to get everything into 12 sqm! We wouldn't need an ultra-large bathroom then. We also have a backup bathroom with a shower downstairs.