Floor plan single-family house 140 sqm, experiences

Oh dear, this is not a property situation that allows an amateur floor plan, because every incorrectly used and missing square meter elsewhere hurts. Incidentally, also check your service agreements regarding the home office. According to our agreements, I am not allowed to officially work in the upper office, as it is too small.

Somehow the north arrows are not correct.

The plot is somehow NW SE, so the house cannot face N.

Regarding the plot (approx. 350 sqm): it is located in the second row with a driveway to the plot in the third row. About 50m in a straight line, DB long-distance trains as well as S-Bahn trains run.

Where is the railway line? Is there noise protection?

For me, these are already deal-breakers.

71cm clearance width in the kitchen would be unacceptable for me,

... to me they were too tedious to discern, as in the ground floor plan the upper floor interior walls are additionally copied in and bustling around and even visually dominant.

I have little to say except: move the front door out of the driving lane, otherwise it can become a life-threatening matter.

Maybe can chime in on that?

Oh dear, this is not a property situation that allows a layman’s floor plan, because every misused and missing square meter elsewhere hurts.

I fully agree with the second part, and actually also the first—but I still want to commend that this draft seems much clearer to me than usual from laymen (especially in SH3D).

I still recommend the classic approach and to start working the drawing level on graph paper first.

Has the separation already been completed? I would have said Orange has to give up another 50m², otherwise it won’t work. Or there has to be a possibility of extension (either directly a semi-detached house or with garage-to-garage/house). Regarding the access path, 3.30m is actually okay, but having the front door directly on it is not really possible. You wouldn’t even be able to place a small platform there. We have a 3m right of way, 2.50m of which is paved, but the house is another 1.50m away from the pavement, and I would see that as the minimum. You also need the space during the construction phase because the scaffolding has to be placed somewhere. Otherwise, the houses cannot be built simultaneously.

First of all, thank you very much for all the suggestions and comments!

About the property:
It is located in Hamburg (outskirts) and we know that it is not a prime piece. However, we would buy it from distant relatives, so there would be no company involved that would want to make a profit - although we are still in price negotiations and want to reduce the price through the right of way. The final division of the property has not yet been completed.

The access from Orange also runs over blue and we have to grant Orange a utility and right of way, just as white must grant both of us a utility and right of way. We would only buy the blue portion in green.

Whether the access will remain 3.3 m wide forever is another question. This was initially important for the general contractor to know approximately how wide the construction road could be. I can also imagine that in the end the access will only be 2.5 - 2.8 m wide. The house can also be shifted a bit further back.

The railway is marked with dashed lines on the cadastral map (on the right side) and there is currently no noise barrier. I also don’t know if one is planned for the future.

The incorrect orientation of the north arrows is mainly due to my amateur knowledge (for me it was easier to draw a straight line in SW3D than to align it exactly).

About the house:
I used a catalog floor plan as a guideline; however, it did not include an office on the ground floor (instead it had a huge living/dining area) and the technical room was on the right side (where I drew the terrace) and not on the left. However, most of the sun is on the right side of the house, which is why I would like to have the dining/living room there.

Regarding the bathroom on the upper floor, I am still undecided about whether to swap the shower and WC (I have probably moved them back and forth at least 10 times). The washing machine and dryer are supposed to be in the technical room on the ground floor. Where exactly they will be placed is not yet decided.

About the passage in the kitchen: there was also a lot of discussion with my wife. Originally, I left about one meter of free space, but she definitely wanted a wider kitchen island. I guess I have to talk to her about it again.

The "office" on the upper floor was just an idea. Actually, I had planned it as an additional storage room and left it relatively small accordingly.
In the original floor plan, it was a dressing room. But we both think that we do not really need that and storage space is more important.

Except for the kitchen and the desks in the children's rooms, all furniture is drawn to currently existing dimensions (sofa, TV cabinet, dining table, bed, wardrobe is even doubled, children's beds).

Regarding the guest bathroom, I am also unsure whether a shower is really needed. On the one hand, I have two daughters and the "battle for the bathroom" could become interesting later and an additional shower might ease the situation somewhat; on the other hand, it could be helpful in old age if you can no longer climb the stairs. The original floor plan only provided a tiny guest WC without a shower.

We also gratefully take the hint about the front door. I will try to change the floor plan somewhat in that direction.

I hope I didn’t forget to mention anything.

The railway is marked on the cadastral map with dashed lines (on the right side)

Where? Are you building in Hamburg or an adjacent federal state (Lower Saxony, Schleswig-Holstein)?

Regarding the bathroom on the upper floor, I am also wavering whether to swap shower/toilet (I have certainly moved this back and forth 10 times).

It reads as if the design is no longer open for discussion. In any case, I have the wording in mind when I read this: Fine-tuning only after the floor plan is finalized. Currently, I don’t see any wall absolutely built there as you have drawn it. If your wife wants a long island (I want what I find great everywhere – the Fisherman and his wife), then it has to be done differently. You don’t plan 70 cm as a passageway.

Apart from the kitchen and the desks in the children’s rooms, all furniture is drawn in with currently existing dimensions (sofa, TV cabinet, dining table, bed, wardrobe has even been doubled already, children's beds).

And because you don’t have a wardrobe closet, you don’t need one either?! Just fill out the questionnaire here https://www.hausbau-forum.de/threads/grundriss-planung-unbedingt-vor-beitrag-erstellung-lesen.11714/ And then the matter with or without a development plan: insert a screenshot from Google Maps here, the existing houses should be visible nearby. Or was there already a building inquiry? Because I see it the same way as , that too much is being built on the entire area. I don’t want to stir things up now, but you have already seen from the critical responses that without known rules it will be a very tight squeeze. And some rule will regulate you or the property, and in my opinion not necessarily favourably. Who is the builder? Team Massiv?