Floor plan design and placement - Single-family house approximately 200 sqm on a 900 sqm plot

Thank you very much for your answers.

Is a two-story building allowed? Based on the floor area ratio/floor space index specification, I would rather guess no.

How many sqm are there in total? And where is south (I probably missed that)

According to the development plan, actually not, but it is several decades old and the newer houses in the area also have two full stories. We have already been to the building authority with the sketch and the employee said that from his point of view the exception permit should be approved. The ground floor and upper floor are about 208 sqm. The garden faces southwest (see last picture).

I would shift the whole thing 1 m towards the street. The street noise is the same because of the 1 m.

Are no noise protection windows planned on the street side?

Thanks for the tip, I will ask the company what options there are regarding this and what the surcharge would be. Currently, normal triple glazing is planned. We want to plant a tall hedge along the street and additionally have rather few windows on the street side, so we hope that this will also reduce the noise coming in.

Currently, the house is 5 m away from the street and the garage 6 m (shifted by 1 m). Do you mean both completely 1 m closer to the street? So house 4 m and garage 5 m? We would like to also use the parking spaces in front of the garage as parking spots and are therefore afraid that it might get a bit too tight.

700k hopefully only for the house including the integrated double garage, right?

That is the estimate for the house and garage turnkey in KFW 55 solid construction with a basement. Including all interior work such as flooring and painting. Excluding land, exterior facilities, photovoltaics or other special requests. Why does the amount seem strange to you? We had contact with three construction companies, their estimates were all in a similar range.

Regarding the floor-to-ceiling window in the bedroom:
We currently also have a floor-to-ceiling window in the bedroom with an exterior roller shutter and a curtain inside. We actually find this combination nice and cope well with it. However, we currently also have no neighbors in front of the bedroom, but a nice wide view. The consideration is also whether it looks odd from the outside facade if otherwise no floor-to-ceiling windows are on the upper floor and only the bedroom has some with a French balcony.

This is the estimate for the house and garage as turnkey in KfW 55 solid construction with a basement. Including all interior work such as flooring and painting. Excluding land, exterior facilities, photovoltaics, or other special requests. In what way does the amount seem strange to you? We had contact with 3 construction companies, and the estimates all pointed in a similar direction.

Ok. Then it's fine! We had feared that it was the all-in budget (i.e., including ancillary construction costs + land + exterior facilities). Calculate with 2,650 EUR per m² plus 40,000 EUR for the double garage and 80,000 EUR for the basement. Then you end up at 650,000 EUR and still have 50,000 EUR for special requests and other amenities.

Currently, the house is 5m away from the street and the garage 6m (offset by 1m). Do you mean everything completely 1m closer to the street? So house 4m and garage 5m? We would also like to use the parking spaces in front of the garage as parking spots and are therefore afraid that it might be a bit too tight.

I meant the whole thing. For me, the minimum required 5m is OK. But if you have vehicles that are 5m long, then better 6m.

Hello everyone,

our planning is now entering the final phase, the design planning is currently being created. We have made a few detailed adjustments to the floor plan, so I have attached the current planning again below. We have now placed the garage 6m from the street and the house 5.20m. The WC on the ground floor now has space so that a shower can possibly be retrofitted later; before that, a broom cupboard can go in. The windows have been fine-tuned a bit again.

We are particularly interested in your feedback on a few points:

[*]Ceiling height: We have currently planned a raw construction dimension of 2.625m on the ground floor. Due to the relatively large kitchen/dining/living area, we are considering whether to increase it to 2.75m. The additional costs for a row of bricks and raising the windows/doors by 12.5cm would be about 9k EUR. Do you think this makes sense for the floor plan? Or is it better to save the money and invest it elsewhere?
[*]Stove: The recessed wall between living and dining area (possibly not full height, but only half height) is intended to act a bit as a room divider and end with a fireplace. The stove builder recommended a tunnel fireplace with 2 panes for a wood-burning stove, and if we want to go for 3 panes, advised a gas fireplace instead (3-pane wood fireplace would have too high output for the room size or require a lot of cleaning due to insufficient firing). There is a gas connection at the house, so we are currently leaning towards that (it is also less labor-intensive). Do you see any issues here? What would be your advice?
[*]Air conditioning: The back side (garden) faces south-west; blinds or shutters are planned. Since the office facing the garden is in constant use with a lot of technical equipment generating strong heat, this room definitely needs to be air-conditioned. We are considering whether to simultaneously air-condition the living/dining/kitchen area, the master bedroom, or even the children’s rooms. Would you recommend doing this all at once, since it would be easier to plan and potentially cheaper? Or better to just do the must-have (office) first, see how the heat develops, and then possibly retrofit? What do you think, how much more expensive would a retrofit be compared to doing it all at once? Currently, we have no offers yet.
[*]Photovoltaics: We would like to equip the southwest roof with photovoltaics. Due to many technical devices, air-water heat pump, air conditioning, and potentially an electric car in the future, electricity consumption is rather high but currently very difficult to estimate. We have an offer for an approx. 10.5 kWp system for about 15k EUR without a battery and about 24k EUR with a 13.5 kWh battery. Would you take the battery? Or rather wait until the technology is further developed and then possibly retrofit?

Otherwise, do you notice anything else that you would question critically or change?

Thank you very much in advance!

Best regards
Sam


Exterior view:



Floor plans:

How is the toilet in the master bathroom above the cantilevered staircase supposed to function?

262 cm shell construction height will become what finished room height? 250 cm?

Quite a large hallway area on the ground floor.

How is the toilet in the master bathroom above the overlapping staircase supposed to work?

262 cm shell construction height results in which finished room height? 250 cm?

Quite a large hallway area on the ground floor.

Toilet: According to the planner, that’s not supposed to be a problem; the overlap in the drawing is probably just due to the software. In reality, the wall should simply run normally there.

Finished height: Slightly less, I would estimate around 247-248 cm.

Hallway: Yes, that’s true. That’s why we already extended the entrance to the living room somewhat into the hallway area. Do you perhaps have any good ideas?