Floor plan with setback - yes or no?!

  • Erstellt am 2019-06-04 23:23:03

goldmarieeeee

2019-06-04 23:23:03
  • #1
Hello everyone!

My husband and I are in the initial phase of our house planning. We had to submit a preliminary house plan to our municipality (Salzburg Land/Austria) on relatively short notice due to certain reasons. We designed it together with our planner with very little preparation time.

We have a – as we think – somewhat special floor plan with the planned recess on the ground floor and primarily wanted to know your opinions about it. Our main concern is whether we have got ourselves stuck with an absurd idea or if we can continue to build on this basic concept. Our biggest problem is that until now, we have not seen a single house with this type of floor plan (neither online nor in reality) at least in Salzburg and the surrounding area... and of course, we ask ourselves why? Does it have such significant disadvantages? Does it look somehow strange?

We are very curious about your opinions and already very grateful for your constructive criticism and above all your time to help us.

Now to the questionnaire:

Development plan/restrictions
Plot size 920 m²
Slope Plot elevated, slightly sloping on three sides

Requirements of the builders
Style, roof shape, building type rural-modern, gable roof, two-family house
Basement, floors basement, 2 full floors, attic
Number of persons, age currently three (28, 29 and 8 months) and 1-2 more children planned
Space requirements on ground floor, upper floor
Ground floor: spacious open kitchen with integrated pantry, dining area, living room, WC, bathroom, office (or later bedroom)
Upper floor: 3 children's rooms, family bathroom, WC
Attic: master bedroom with bathroom and another room (additional bedroom/hobby room)

Ground floor + upper floor approx. 200 m² + attic m² not yet finalized

Office family use and later bedroom
Kitchen
L-shaped with cooking island and wood stove
Number of dining seats 6-8, possibly with the option to extend the table to create more space
Fireplace yes – planned as a room divider between living room and “common room”
Balcony balcony on the first floor – should later be large enough for the 2nd family
Garage small garage with 1 parking space and large garage with 2 parking spaces

House design
Who designed the plan:
Planner from a construction company

What do you particularly like? Why?

    [*]“Split-level” living room – in our opinion, it creates a visual separation of kitchen/dining area and is our little “highlight”. The living room remains a living room and is not constantly “cluttered” with toys etc., as the common room still offers enough space here.
    [*]“Common room” – this refers to the area between the living room and kitchen in front of the terrace door – there is plenty of space here for the children to play and it creates an open atmosphere while the living room is still somewhat “separated.” Where a sofa is marked here, a fireplace with reading corner as a room divider might also be created.
    [*]Recess at the terrace – seating area covered and protected from the wind, privacy screen, the resulting floor plan (the living room is not, as in many other open concepts, in direct proximity to the kitchen and dining area)

What do you not like? Why?

    [*]The office should later become our bedroom, but in our opinion it is currently much too small for that?
    [*]Main entrance area in the basement – from our point of view, with this floor plan, it is not possible otherwise or the entrance would be on the back of the house which we do not like at all. However, there is definitely another front door planned on the ground floor so that groceries etc. do not have to be carried through the whole basement all the time.
    [*]Wardrobe in the basement is still too small – but can easily be expanded – just mentioning in case anyone notices


Cost estimate according to architect/planner not yet available – as this is only a preliminary draft
Personal price limit for the house, including equipment €350,000 (with lots of own work)
Preferred heating technology heat pump

If you have to do without, which details/extensions
- you can do without: possibly initially the attic expansion, but the option should definitely be available for later use
- you cannot do without: a cozy and large kitchen/dining area is very important to us

Why did the design turn out the way it is now?

The most important thing for us in our planning is that the house could become a two-family house if needed (if one of our children needs it in at least 20-25 years). With one living unit on the ground floor and a second on the 1st floor + attic.

The office planned on the ground floor is then to be used as a bedroom. The staircase would be completely separable by a wall (already marked in the plan), but should definitely remain open until then.

The attic should contain the master bedroom including bathroom. The plan shows the biggest weaknesses for us here: the bedroom is too large and the bathroom too small. This definitely needs to be changed.

Why sleep in the attic? There is too little space on the ground floor and we definitely want, looking ahead when our children get older and have friends/partners visiting, to be separated from the children's rooms so that everyone has privacy. Of course, we are aware that this could be impractical when the children are toddlers/babies and that it means additional distances, but since children's rooms 1 and 2 are relatively large, siblings can also sleep together here and children's room 3 could also function as our “emergency bedroom.” Only 2 children are planned anyway, but you never know!
If later children's rooms 1 and 2 become the kitchen/living room, there will then be one bedroom on the 1st floor and two more in the attic.

What we particularly like is the idea of the split-level living room. We are aware there are very controversial opinions about this and most advise against it. However, the height difference is only 36 cm (2 steps) and we believe it is also manageable at an older age.

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

We would very much like to know from you:

    [*]if there is a name for our floor plan (like L-shape, U-shape)?
    [*]what do you generally think of the idea with the recess? We like the idea of having a covered terrace spot right away or the floor plan resulting from the recess. Unfortunately, we have not yet found houses or floor plans in this form (if at all only in bungalows) and naturally ask why? Does nobody like it or does it have disadvantages we blindly overlook? Do you have experience with light incidence – will that be a problem since the recess from the balcony front edge to the terrace door is 3.5 m?
    [*]even though we are so in love with the idea – gladly experiences and opinions about the split-level living room.
    [*]would you extend the wall in the common room to the living room (which is marked at 1.20 m in the plan) up to the ceiling?
    [*]suggestions and ideas for the office/bedroom on the ground floor – how could the floor plan be changed so that the room becomes at least 5 m² larger?










 

haydee

2019-06-04 23:59:25
  • #2
The house and the budget do not fit. Not even if the entire interior construction is done by oneself

What do you want to do yourself?

A lot does not fit in the floor plan.

The setback is expensive, the area inside becomes darker
 

ypg

2019-06-04 23:59:58
  • #3
Hello,
So you are planning the jack of all trades and are ready to live your whole life with makeshift solutions?!
That is much too small to serve as a bedroom for two people in old age.

36 cm is even difficult to overcome on crutches in your mid-20s after a fall...

At least your nickname promises enough money for this project
It seems to me you are already planning a multi-family house
What I noticed:
On the one hand, a patio door and the room in front of it are not suitable for play areas, on the other hand, I do not see any generous space for a dining table with you.

Why a bathroom on the ground floor in addition to the toilet?
And in the upper floor (with attic) three more... you have 5! Wet rooms ... wow!

I definitely don’t see 350,000!
5 wet rooms, three balconies, basement... 600,000?
 

goldmarieeeee

2019-06-05 00:14:09
  • #4


In this very first draft, all our wishes, ideas, and dreams have been incorporated, and of course, there will still be some deletions here and there. We can also imagine not doing the attic conversion for now, but as mentioned, the possibility should definitely be there.

This is our desired floor plan, and we are in the process of optimizing it, and only when we definitely know what we want can we also take care of the financial implementation. Could you please, Vorlauf, share your biggest concerns about the floor plan with us? That would really be a great help!
 

goldmarieeeee

2019-06-05 00:31:12
  • #5


Thank you very much for your feedback!

- Sure, the bedroom is too small - that’s why I also asked for your tips on how to solve this.

- We are fully aware of the split-level problem. I would especially be interested in the opinions of those who have experience with this construction type themselves and whether they regret this decision.

- Yes, that’s true, if a house is planned as a two-family house, it is simply huge :-( We just want to plan ahead so that our children might also have the opportunity to live affordably someday. We ourselves currently live on the first floor in the house of my parents-in-law and are very, very grateful for that.

- Your comments about the play area and dining table are convincing – we will think more about this.

- A bathroom is planned on the ground floor because it will one day be our “only” bathroom in old age if the first floor and attic are occupied by someone else.

- There is one bathroom planned on each floor – so only 3 in total

- A balcony is drawn in the attic on the plan – we don’t want that anyway, I forgot to mention that.

- Thanks for your cost estimate. We have not dealt with financing at all yet, since we are still stuck on the basic idea of our house.
 

face26

2019-06-05 06:22:14
  • #6


That won’t work like that. You have a finished design, which is more than just the basic idea. Right now is the latest time to deal with the budget. You can’t just wish for something and build a design on that, then realize it costs 600k instead of 350k and say you’ll start cutting back. You can’t just remove or make parts smaller on a floor plan. Then the rest won’t work anymore. Not many people will put a lot of brainpower into planning that has no chance of being realized.

So try this:

Total budget

- Fixtures, furniture, moving etc. - Outdoor facilities, garage etc. - Ancillary building costs, architect, extra costs for earthworks, slope etc. - Purchase incidental costs etc. - @all please add what I forgot

= Budget for the house

Now, I don’t know the building prices in the Salzburg area. On the forum, 2,000€/sqm is often assumed for good standard. I can’t really estimate how much self-work means, but you still need materials and tend to overestimate self-work.

So subtract 50-100k EUR for the basement from the house budget. What remains you divide by, say, 1,800€/sqm.

Then you have a rough figure of how big your house can be. Depending on what is included in the budget statement, that will rather be 130-140 sqm without an additional attic than 200 sqm + attic.

No offense, but this way you are running into a plan that will never be implemented and worse would be to try to then shrink it to your budget.

Edit: The point “fixtures” obviously also includes things like kitchen, lights, etc.
 

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