Floor plan of a new gable roof house, 145 sqm, 9 x 11.5 m, shortly before building application

if the house is oriented north on the site plan, that would mean the butter melts in the kitchen. That would be too much of a good thing. The kitchen would also fit well at the top right of the plan, the dimensions are the same.

I also find western or even northwestern children's rooms definitely better than southern ones. Since early December we have had a heatwave again, where everything is closed from early morning until late afternoon.

The ground floor turns into a greenhouse, way too much glass, many square meters with nothing in them. Table, chair, couch, TV and piano (in the sun?) and loud.

The reason is the asymmetrical staircase. Because of that, the wall upstairs can’t be straightened, and then the doors won’t fit anymore.

But that is just the statement of a completely incompetent planner. You can solve the problem in 2 minutes:


Walls straightened, all doors are 1m wide, and if you want (you don’t have to) you can have a proper dormer or even give one to every room. You just have to think about what you want to put where.
The so-called dressing room has been eliminated, which in my opinion wasn’t really a great dressing room anyway. Since the bathroom has become considerably larger, you could carve out a corner there to store cleaning supplies. Although I would definitely take into account the objection that the drainage runs over the sofa.

Overall, I would put the entire floor plan aside, because I don’t consider it particularly suitable for this property. But if the house is to remain as it is, then please straighten the walls upstairs.

Another possibility would be this one; it comes at somewhat the expense of the children’s rooms:

But here you’d have a dressing room again. One door is saved because you enter the bedroom through the dressing room.

So, I’m not an architect or a draftsman, but if I can come up with this in 10 minutes, then I would consider at your place whether you are well served with the planning of your house as it currently stands. I doubt it.
As I said: overall, I would choose a completely different, somewhat more innovative and better fitting floor plan for the property.

So I'm not an architect or draftsman, but if this comes to my mind within 10 minutes, then if I were you, I would consider whether you are in good hands with the planning of your house where you are now. I doubt it. As I said: overall, I would choose a completely different, somewhat more innovative and more suitable floor plan for the plot.

Those were exactly my thoughts yesterday: my many years of experience as a hobby planner is not really a valid excuse for the professional planner to be so clueless here.

Variant 2 optimized again:

Then it’s best if you sketch your furniture and post it here.

Work in progress!

A fixed price usually adds quite a bit more. For example, I notice that the basement is a utility basement, but you want to use it for living purposes, at least one room. I would definitely clarify with the general contractor what that means for you.

That is included in the fixed price; the basement anteroom and the office – marked as "Werken" on the plan – will get underfloor heating, wooden floors, and plastered walls.

I would make the kitchen island deeper and yes, the room is big enough.

What do you mean by deeper? Longer? So that it extends beyond the wall? Or wider?

And, oops, I just saw the big mistake :eek: The bathroom drains above the sofa! So: swap the attic rooms. Children to the east facing the garden, bathroom and bedroom to the west. It is how it is. The stairs should not be the problem.

I actually specifically asked the construction company about this and received feedback that it is not a problem. The noises would be so low that you would hardly notice them when sitting on the sofa.
Do you see it differently? Because of the noises or any other reason?
It would be a shame because of the western sun in the children’s rooms. They aren’t home in the mornings anyway.

Otherwise I’ll throw the idea out there: move the house further back, move the garage forward up to the 5-meter building boundary, place the second parking space between garage and entrance (as it is now, it’s awkward and not allowed in some federal states), and think of a southwest terrace accessible from the kitchen. I think this aspect, to sit as close as possible to the kitchen on the evening terrace when grilling, is hardly considered in this design. I would create a nice sundowner terrace in the southwest corner of the plot toward the street. Two chairs or a bench is enough for you. But I see the grill rather near the kitchen. If the house is moved (even) further east, every corner of the plot and every human need will be met.

Good idea, we will definitely discuss it. Since the kitchen is in the west, the windows could actually be adapted with a terrace door accordingly. Thanks!

Therefore, a swap kitchen=living room could work really well, especially since the TV should also be well positioned. That would certainly be better there due to less sunlight. A living room requires fewer windows anyway if it is often/mostly used as a TV room.

Dimension-wise that will be difficult if we want to keep roughly the same floor plan, right?
The kitchen width is 3.635 m, a bit too small for a living room. Currently, the living room is planned with a width of 4.13 m.

if the house is oriented north in the site plan, that would mean your butter melts in the kitchen. That would be way too much. The kitchen would also fit well top right in the plan; the dimensions are identical.
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The ground floor becomes a greenhouse, way too much glass, many square meters with nothing in them. Table, chair, couch, TV, and piano (in the sun?) and noisy.

Yes, the site plan is oriented north, so the kitchen is on the south side. However, the dimensions are not identical. Kitchen width is currently 3.635 m and living room 4.13 m.
Maybe we could leave out the lifting sliding door and instead place a terrace door closer to the kitchen. Especially since the view from the sliding door would most likely fall on a garage three meters away.
In the ground floor, roller shutters are planned everywhere as a shading measure.

Variant 2 optimized again:

Many thanks, I’m currently trying to redraw it and sketch in my own furniture.

Why is the garage set back so far? Do you like shoveling snow in winter that much? If the building plan doesn’t prohibit it, I would move it forward and rather plan a parking space in front of the house (you have to be 5m away from the street anyway). Are you allowed to plan the parking space in front of the garage? That wouldn’t be approved here – every parking space (whether garage or parking spot) must be freely accessible. Parking one behind the other isn’t allowed. Not all municipalities require that, but you should check beforehand.

The garage is set back mainly because of the window in the staircase. The building plan states that the garage may only be within the setback areas from the house. That is already problematic in the plan, but according to the municipality, a special permit could be granted for the small part where the garage projects behind the house. If the garage were completely next to the house, the staircase without a window would be too dark for us. Guest WC without a window is not an option here.

We would indeed have to ask again about parking spaces arranged one behind the other. Otherwise, there is still enough space.