Floor plan optimization terraced house 160 sqm, approx. 145 NWF

Hello,

we have purchased an end terraced house from a developer and are now in the phase where layout adjustments are still possible. The special feature of this property is that it is not a repeatedly built terraced house, but an object that is being built only once, allowing for somewhat more extensive adjustments. The developer owns a plot on the edge of town, which will be developed with three houses. These are two multi-family houses with condominium units as well as a block of three terraced houses. We have purchased the eastern one.

Adjustments are only possible inside due to the developer’s setup. The shape/size of the house is fixed. Load-bearing walls, windows, etc. can, however, largely be changed.

Development Plan/Restrictions
Plot size: approx. 270 sqm
Slope: no
Site coverage index
Floor space index
Building window, building line and boundary
Edge development
Number of parking spaces: 1
Number of floors: 2
Roof type: flat roof
Style direction
Orientation: south
Maximum heights/limits
Further requirements

Requirements of the builders
Style direction, roof type, building type
Basement, floors
Number of people, age: 2 adults (40+35 years), 1 child (4 years), another child planned
Space requirements on the ground floor: kitchen/living/dining room, guest bathroom, house technology, storage room, office/guest room
Space requirements on the upper floor: master bedroom, two children's rooms, bathroom
Office: home office only to a limited extent, should additionally serve as a guest room
Overnight guests per year: the family lives far away, visits always involve overnight stays, at least 2 guests per month
Open or closed architecture
Conservative or modern construction
Open kitchen, cooking island: yes
Number of dining seats: current dining table is 220x100, we find this very suitable
Fireplace: no
Music/stereo wall: not necessary
Balcony, roof terrace: yes, see floor plan
Garage, carport: no
Utility garden, greenhouse: no
Further wishes/special features

House design
Who created the plan:
- planner of a construction company/architect
What do you particularly like? Why?
I refer to variant 2, as it addressed a few criticized points. We are quite satisfied with the plan but still have a few points that bother us and hope for suggestions/ideas. Here are initially the positive points:
- two equally sized children's rooms on the upper floor
- larger bathroom than in variant 1
- living/dining area is larger, but there might need to be compromises due to space requirements
- sensible wardrobe solution
- the view to the south. Here is our small garden and behind it a large field. The next tree is at least 200-250 m away in that direction.
What do you not like? Why?
- guest bathroom on the ground floor without a shower
- office/guest room very small
- lacks an idea where a TV can be placed (not very important to us, but of course one would not want to plan without any)
Price estimate according to architect/planner:
Personal price limit for the house, including equipment:
Preferred heating technology: an air-to-water heat pump will be installed, location is still flexible.

If you had to forgo, which details/extensions
- can you do without: bathtub in the upper floor bathroom, somewhat smaller living/dining area/kitchen, storage room on the ground floor (only real storage room)
- cannot do without:

Why did the design end up as it is now?
Variant 1 is the original planning from the project planner in the sales brochure. Our request was a different layout of heating/house technology, a slightly less spacious staircase to create space in the second children's room, and a larger bathroom. In addition, the storage room should be accessible from the corridor.
Variant 2 was then created, with which we are quite satisfied apart from the points mentioned above.

Planning is still going on in the current phase in a somewhat convoluted way. A proper planning meeting has not yet taken place. For this, an architectural office, which will also do the execution planning, is to come into play. I get the feeling that as much of the planning as possible is to be done now, as the current planners belong to the developer and the subsequently commissioned architectural office would be "more expensive." Overall, I must say that both before and after the purchase, great care has been taken to accommodate our wishes, and ultimately a lot has been made possible. For example, we were granted additional plot area, a shed of the neighboring terraced house was moved so that we have direct garden access, etc. Unfortunately, I am not a specialist here, but I also find the changes between variants 1 and 2 quite extensive for a purchase from a developer.

What is the most important/fundamental question about the floor plan summarized in 130 characters?
Do you see a possibility to realize a guest bathroom with shower and a larger work/guest room? Do you see fundamental errors in the floor plan?

Without going into detail at such a late hour: I find option 1 more likeable and see more change than improvement in option 2.

Without going into detail at such a late hour: I find variant 1 more likeable and see more change than improvement in variant 2.

I agree with that. Just a few notes: guest WC without window, upper floor hallway without a place to put things, upper floor hallway with unnecessary worm-like extension to the bedroom, ...

That surprises me a bit, but that is exactly why I am asking here. I might address a few points that bothered me about option 1.

Upper floor:
- The second children's room (room 3) is very small at 10 sqm, it might have to be used as a guest room and then room 1 on the ground floor as the second children's room. But I wouldn't find that good either.
- I find the bathroom at 6.5 sqm very small.
Do you see it differently?

Ground floor:
- I lack space for a wardrobe. Actually, the only place I can think of is under the stairs. But that would become even smaller if the door to the storage/closet room were placed towards the hallway.
- I think I lack space on the right wall in the kitchen for tall cabinets.

Only a few notes: guest toilet without window, upper floor hallway without any placement options, upper floor hallway with unnecessary worm extension to the bedroom, ...

- Right, the window is definitely missing, I would also like to have a shower added.
- The worm extension in the upper floor hallway could also be closed off (dashed wall/door). If the direction of the stairs were changed, one could even create a small storage space on the wall to the upper room. But I am unsure how the stairs would then appear on the ground floor.

Just briefly… V2: Living/DiningCooking not usefully usable. How is living supposed to be arranged there? The total sqm are okay, but the proportions do not fit. You can't fit everything into 8.6 m (as you can see).

I would first be interested in the ceiling height. In Variante 1 (Original?) the staircase has 20 steps. o_O