Floor plan design for a house on a slope in the second row

Hello,

there are two of us and we have a nice plot of land in a small village. The plot is on a northwest-facing slope and the house with garage must be built in the second row. The building preliminary inquiry with this rough plan has already been approved:



Orientation: north is at the top. The neighboring houses (17, 15) are already standing, the access road is about five meters wide. The garage must be greened (requirement of the city).

Our architect has created a first draft based on our wishes (below) (further down). We are enthusiastic about the exterior and think that the house and garage fit very nicely into the plot. Inside we are still unsure if it fits as it is.

We look forward to your opinions, please honest feedback.

Questionnaire with answers:

Development plan/restrictions

[*]Size of the plot: 650m²
[*]Slope: yes, to the northwest
[*]Building window, building line and boundary: sketch
[*]Edge development: yes
[*]Number of parking spaces: 2 garages (one higher for box van)
[*]Number of stories: 2
[*]Roof shape: gable roof
[*]Style: modern
[*]Further requirements: rough placement of house & garage predetermined (see sketch)

Requirements of the builders

[*]Style, building type: modern, appealing, simple and functional
[*]Basement, stories: yes, entrance in basement (slope)
[*]Number of persons, age: 2, 40 years
[*]Space requirements on ground floor, upper floor: dining & living on ground floor, sleeping in attic
[*]Office: family use or home office? Home office (2x)
[*]Overnight guests per year: several times per year
[*]Open or closed architecture: open
[*]Conservative or modern construction: modern but not cold/unpersonal
[*]Open kitchen, cooking island: yes
[*]Number of dining seats: 6, extendable to 18
[*]Fireplace: no
[*]Music/stereo wall: no (TV on the wall)
[*]Balcony, roof terrace: optional (currently in front of office in attic but not a must)
[*]Garage, carport: double garage on basement level
[*]Utility garden, greenhouse: yes, no
[*]Further wishes/special features/daily routine, also reasons why this or that should or should not be

- Covered terrace with roof
- Dressing room
- Guest room
- Two offices (home office)
- Large kitchen and dining area
- Living area smaller and somewhat separated, sofa with view of TV and outside
- Guest toilet on ground floor with urinal
- Bedroom only bed with nightstands (wardrobes separately in dressing room)
- Bathroom with 2 sinks, barrier-free shower built in masonry (no glass), bathtub, toilet
- Basement: heating/technical room with ventilation system, laundry/drying room, pantry, storage/hobby cellar
- Living area approx. 120m²

House design

[*]Planning by: architect
[*]What do you like especially? Building, orientation on the site, connection of house with garage, visible entrance
[*]What do you not like? Why? Terrace too small, utility room/pantry behind kitchen too large, many traffic areas, bedroom in southwest (heat)
[*]Price estimate according to architect/planner: none yet
[*]Personal price limit for the house, including equipment: 450,000€
[*]Preferred heating technology: still open, KFW40 aimed for (maybe only KFW55 due to costs)
[*]What is the most important/basic question about the floor plan summarized in 130 characters? Do you see any problems or possibilities for improvement? Preferably reduction of living space.

Views:




Basement floor plan with garage and access:


Ground floor plan:


Attic floor plan:


Section:

If your price limit is 450 TE, I would quickly get a cost estimate from the architect, this is never possible with this budget, probably not even if the ancillary construction costs are on top. Have a look at the thread in [Bau Planung].

I think the planning for the plot is clever but first you have to talk about money!

If your price limit is 450,000 EUR, I would quickly get a cost estimate from the architect, that will never work with this budget, probably not even if the incidental construction costs are on top. Take a look at the thread in Bau Planung. I think the planning for the plot is clever, but first you have to talk about money!

Thanks for the hint, we will do that. The plot is not included, only the house with garage. If necessary, we can increase the credit limit.

I see about 165 m2 (including living space in the basement) where you have to expect at least 2,650 EUR /m2 (which already makes about 440,000), plus basement rooms, plus nice attached garage, plus outdoor facilities, additional costs, etc. Kfw 40 as well. But it’s a great project, hopefully the bank will cooperate. What about the land behind the house, is it allowed to be built on?

I see about 165 m2 (including living space in the basement) where you have to calculate at least 2,650 EUR /m2 (which makes about 440,000), plus basement rooms, plus a nice attached garage, plus outdoor facilities, additional costs, etc. KfW 40 as well.

But it is a great project, hopefully the bank will cooperate. What about the land behind the house, is it allowed to be built on?

Living space can be reduced if reasonably possible (our wish was about 120 m²), KfW40 offers better funding, but it is still open due to the costs. The land behind the house is not allowed to be built on. For us, it is not about the exact costs for now but the floor plan :)

Gladly a reduction of the living area.

- For two people, the house is quite conservatively planned. Despite the slanted garage, which actually suggests courage and creativity. It is family-friendly, only that the home office (HO) is located in the two children's rooms. You don't notice the 160 sqm.
- Furthermore, I notice placeholder rooms in the basement: kitchen/utility room/pantry... that is actually nicely solved on the ground floor?! The technical room is huge compared to the hobby room, which basically cannot be big enough. Do you have a hobby?
The hobby room could also be combined with a guest room, and the guest room could be accommodated in the HO... guest WC on the ground floor, guest bathroom in the basement.
Do you know what I think? The planner is set on a conventional single-family house (HO instead of children's room), plus a basement because of the slope. And then the personal planning stopped or/and didn’t consider the budget.
- Apart from that: the sofa enjoys no view, but it does get the southern sun. No proper coat storage planned anywhere, instead a small museum corner in the main hallway. The sleeping area is a bit uncomfortable for whoever sleeps in front, the dressing room is quite narrow. The terrace turns its back to the sun... it might feel a bit damp.

Personal price limit for the house, including equipment: 450,000€

For us, it's not about the exact costs yet, but the floor plan

No pain, no gain! You can't plan a castle in the air that doesn't fit the budget.

My suggestion:
The basement is fixed due to the slope. The floor area probably isn't productive if you enlarge it. What exactly counts towards the 650 sqm? I don't see it, but it is probably because of the driveway?!
So: 2 HO rooms in the basement facing south. One a bit bigger to possibly accommodate a hobby and/or guests. Spacious coat storage in the back, plus technical room, utility room and possibly a guest shower WC*.
Ground floor: generous living area, with the living room in the north with a view. Dining/kitchen in the south, small pantry and storage room, possibly guest shower WC*. The entrance area and utility room could also be switched between basement and ground floor. That might make more sense.
No upper floor.
But attic as sleeping and private level with bedroom, decent dressing room and private bathroom.

With this approach, you stay within 450,000€.