Floor plan single-family house 9.60m x 10.40m

Hello everyone,

my husband and I have now purchased our plot and are currently working on a possible floor plan for our little house. Here are the details so far:

Development plan/restrictions
Plot size: 500m²
Slope: yes, approx. 2.5m over the length of the plot
Floor space index: 0.4
Floor area ratio:
Building window, building line and boundary
Number of parking spaces: 1.5 (carport + driveway)
Number of floors: 2 full floors
Roof shape: gable roof
Maximum heights/limits: eaves height GR 6m, building height 8m
Additional specifications

Builders’ requirements
Basement, floors: basement yes, +2 full floors
Number of people, ages: 2 people, 34/37 + dog (later 1 child, option for 2nd children's room on the upper floor, otherwise it is planned as an office)
Space requirements on the ground floor, upper floor: total approx. 160m² without basement
Office: family use or home office? HO
Overnight guests per year: 2, approx. 4 weeks per year
Open or closed architecture: open
Conservative or modern style: it should be nice
Open kitchen, kitchen island: yes
Number of dining seats: 6
Fireplace: actually yes, but we haven’t found a suitable place
Music/stereo wall -
Balcony, roof terrace: no
Garage, carport: yes, driveway to the plot on the west side of the plot. Carport then on the west side of the house
Utility garden, greenhouse: no
Further wishes/special features/daily routine, also reasons why this or that should or should not be:

[*]The basement should protrude completely out of the ground on the north side. The office and guest room will be built normally.
[*]So far somewhat problematic (due to stairwell planning): in the basement the north side is the "good" side, on the ground floor the south side.
[*]Entrance to the house on the west side

House design
Who designed the plan: my husband
What do you particularly like? Why? Ground floor, nicely open and airy. View of the garden and the terrace
What do you not like? Why? Hallway upstairs possibly too small and cramped? Office in the basement relatively narrow.
Price estimation according to architect/planner: -
Personal price limit for the house, incl. fittings: 450k€ (turnkey)
Preferred heating technology: air-water heat pump + photovoltaics

If you have to do without, which details/extensions
-can you do without: fireplace
-can you not do without: exit from the basement to the garden, open living/dining area

Why is the design the way it is now? For example:
The design has been revised several times by us by now. The dimensions (especially the width) that we now have are, combined with the total height of the house, almost the maximum allowed by distance regulations.

[*]Ground floor: south side is used, many windows, living and dining area with a view of the garden
[*]Upper floor: children's room and office on the south side, bedroom in the N/E
[*]Basement: spare office and guest room are on the exposed north of the house, on the south side is supposed to be the utility/storage room and our fitness room.

What is the most important/basic question about the floor plan summarized in 130 characters?

Do you find the house cozy? Or does it seem too tight upstairs due to the small hallway? Are there any improvement ideas from experienced builders here?

Thanks in advance for your feedback

Best regards,
Rennratte

In the site plan, almost nothing is recognizable - the elevation points are illegible. I also do not see any basis for the external dimensions.

I'll throw in the classic right away: 450k is pretty ambitious for the project.

I also can't deal with the property (photo/screenshot), but with the house, which, as said, might be a bit more expensive than 450k. There are quite a few things I don't like. The house could be airy, but instead, they try to minimize all the interesting aspects and possibilities by putting a catalog house on it. It starts with the staircase, which turns opposite to the slope. The kitchen has more of a row house layout and you have to look for it from the entrance, and it turns away from the terrace. Upstairs, the savings hallway is also quite daring. From 160sqm on the ground and upper floors, you can get much more added value. You also still have the basement... Does it really have to be a block like a city villa?

You can hardly see anything on the property plan – the elevation points are illegible. I also don’t see any reason for the exterior dimensions.

Sorry, I did not consider the elevation points that important at the time, but I have now uploaded the file again in a readable format.

Regarding the exterior dimensions:

Within the building envelope, the plot is 16.50m wide at the northernmost edge. Since we want the garden on the south side, we will push the house completely to the north within the building envelope. West of the house will be the driveway including the carport. The width for the carport is about 3.5m.

The distance calculation was done according to the State Building Code BW §5. However, we have already been told several times that ultimately the actual ground surface before construction will be used for the calculation of the clearance distances.

In the attached image, the red numbers represent the elevations relative to the current ground level, the black numbers relative to the planned level (after excavation and filling).

In the worst case:
(7.10 + 8.50) / 2 = 7.8m
2m x 0.25 = 50cm
(0.5 + 7.8m) * 0.4 = 3.32m distance

House width: 9.60m
Distance to the east: 3.32m
-> Thus, for a plot width of 16.5m, the maximum width for the carport remains 3.58m.

Of course, this still needs to be planned more precisely with the general contractor! So it certainly won’t be accurate down to the last centimeter.

I also don’t get along with the plot (photo/screenshot), but with the house, which, as said, may be a bit more expensive than 450k. There are quite a few things I don’t like. The house could be airy, but instead one tries to minimize all the interesting aspects and possibilities by putting a catalog house on it. It starts with the staircase that turns opposite to the slope. The kitchen rather has a row house layout and you have to look for it from the entrance, and it turns away from the terrace. Upstairs, the economical hallway is also very tight. You can get much more added value out of 160 sqm on the ground floor and upper floor. You also still have the basement additionally... Does it really have to be a block of a city villa?

Hi,

Thanks for your feedback.

The 450k are planned for the house, without the plot and without additional building costs. We will probably do the painting ourselves as well. For the basement, we will only have plastering done; laying the floor and painting will also be done by us. What would you consider a more realistic price?

Staircase: What do you mean by opposite? The staircase runs parallel to the slope. The land slopes from south to north. You enter the basement from south to north and the upper floor from north to south. How should a staircase run and why? I haven’t given it much thought so far.

Kitchen: Row house layout = narrow kitchen? Because per se the kitchen with a width of 3.2m is not extremely narrow. Would it look better if it weren’t so deep?

Hallway: I agree with you… that was also my point which I mentioned directly in the initial post.

Do you have any ideas or orientation aids? Any floor plans that you think would be more sensible? Feel free to just sketch something and we’ll try to work it out.

Thanks!
Best regards
Rennratte