Floor plans of a single-family house with a granny flat, 280 m2 on a pleasantly small 320 m2 plot

What is wrong with planning a granny flat to benefit financially?

The usefulness of a granny flat has been discussed multiple times in the forum. Please use the search function. In the end, it is always an individual decision depending on location, suitability of the plot, family necessities, and so on. In your case, I mainly see disadvantages regarding land use because it is far too small for that, usability as an apartment due to lack of light, double and triple use also regarding separation into 3 parties, and the now additional use as a clubhouse.

How it is used in the end doesn’t matter.

The usage significantly determines the plan.

Unfortunately, I scared off the dogs unnecessarily here. Of course, it is open who goes in there and the room layout is not yet fixed either. We will do that once the shell, to which we are bound, is approved.

Sorry, but I find it hard to read such nonsense when an investment of 1 million is involved.

What speaks against putting the kitchen in the basement bottom right in the dead corners?

Lack of light. All windows next to the entrance stairs will only provide weak dim light. You keep forgetting that this is a basement with a wall and stairs in front of it. Also, cars or bikes will be parked upstairs – or whatever will be stored there – simply because there is a lack of alternative storage spaces.

We find the kitchen on the ground floor large enough. Of course, a large pantry cabinet will still be added there,

Where exactly? Just to clarify, you are planning a so-called open kitchen – meaning a kitchen that directly integrates the dining area – in a house with well over 200 sqm. No offense to open kitchens – I also find them cozy. But space-wise, you’re at a level comparable to a 120 sqm house here.

You can already see that everyone expresses their own preferences here. Women will always recommend a walk-in closet, a separate laundry room, and a big bathroom, while men care more about the big screen :)

I haven’t read anything about a walk-in closet. If you want to counter the weak points with personal preferences – it’s not my million being sunk there after all.

Of course, you can plan a light well in the hallway, etc., but how often do you spend time in the hallway? ... We also don’t really mind the toilet upstairs that much.

To my knowledge, nobody complained about the upper floor. Why do you bring this up now?

I agree that you don’t plan a bathroom next to the dining table, I agree to that. But I don’t see the nasty odor cloud following you. The diapers of the children stink much more.

That is confusing and incoherent.

The ground floor staircase on the outside wall fits, only the bathroom is not optimal. Of course, we would like an additional room on the ground floor later, but do you have to already plan that now at the expense of the light? Probably not.

What are you trying to tell us?

Variant bedroom above kitchen ground floor. But no one will be happy if the dishwasher runs upstairs in the evening

I thought you wanted to invest extra in soundproofing? Or am I confusing you right now?

Sorry, but you don’t zone: it makes houses and apartment designs bad if you have the longest possible route between bedroom and bathroom. Or if you have to cross a common room. And why is that bad and not just an opinion? … because an apartment is meant to serve as a retreat for its residents, so they can freely unfold and have privacy. Not only with the view through windows into different apartments, but also an ancillary apartment perceivable from the main apartment is a hindrance. Additionally, there is a retreat for the family, which is not just done with a single piece of furniture like a sofa, but there should be a retreat area. So before you deal with the purpose of rooms, you deal with common utility lines (which nowadays can be laid flexibly, it doesn’t always have to be just a shaft like before) and the multifunction of levels. But that the actual need, purpose, and benefit usually suffer under multifunction (everything not 80 or 100%, but rather 40-50%), you don’t see. 50% is missing the point.

The problem is simply that your planning somehow seems vague, but at the same time you appear to have a plan that serves to finance the whole project. After all, you have been planning for over two years. Naturally, there is a lot of passion invested in it. However, much of it lies in a grey area, which contradicts common experience. For example, the parking space situation, to name just one point. In our region, there are now 2 parking spaces per housing unit, and you cannot always buy your way out of it. And here, some people wonder whether there is a lot of naivety involved or if tricks are being sought to wiggle out of requirements while maximizing one's own benefit. People are not very keen to help with that.

You are planning a granny flat for rental, but actually, it is supposed to be your wife’s club office and rented out to the club. These are already two completely different things in terms of planning. Not to mention the approval side. One is a privileged form of uncomplicated rental, the other is a commercial matter. Is the latter officially approvable? The granny flat is unattractive as an apartment due to the basement situation and minimal natural lighting, except for the location, which causes a tense housing market. What can you realistically ask for 100 sqm of basement apartment without a dedicated parking space in the region? And what remains after tax? How long do you have to have continuous rental income without losses until the basement apartment pays off? Or is the club charged rent that is above local market rents? Commercial rentals are a different matter. That is only one tax audit away from problems—and you should not base financing on that.

On top of that, there are simply unattractive floor plans that are not really dream homes, but compromises upon compromises to build the structure. But somehow not even that, because the inside will be built and furnished quite differently… Do you understand what I mean? You have no possibility to make concrete suggestions or immerse yourself in the planning. For example, I find the kitchen and bathroom planning neither attractive nor somehow generous. Not even practical. Upstairs, one also meanders from bedroom to bathroom.

The basement apartment with the light wells will surely swallow around 250,000 euros. Is that really a sensible calculation or would a build without a basement be the better option? Then the ground floor floor plan could also move more towards a dream home.
If you really want to build such a combo, then you need an architect so that the concept will work and really have a monetary added value in the long term. This is not an amateur task that one puts together with Sweet Home.

Actually, different plans would have to be made for the three options.

[*]Basement is not available because separate apartment with tenant consisting of 1-2 persons. All residential units must be usable and separable.
[*]Basement is not available because the basement floor is used as a commercial unit by the association with an open-plan office.
[*]Basement is available because only part of the premises is used for temporary home office activity.

Each of the variants requires different layouts in the basement, as well as on the ground floor. It is possible to combine the requirements, but for that you need a specialist planner. Not one who only checks if it is buildable.

One should actually make different plans for the three options.

[*]Basement is not available because it is a separate apartment with a tenant consisting of 1-2 persons. All residential units must be usable and separable. [*]Basement is not available because the basement floor is used as a commercial unit by the association with an open-plan office. [*]Basement is available because only part of the premises is used for temporary home office work.

Each of the variants requires different layouts in the basement floor as well as in the ground floor. Combining the requirements is possible, but you will need a specialist planner for that. Not someone who just checks if it is buildable.

In addition: - Ground floor and upper floor as one residential unit - Ground floor and upper floor with 2 residential units - respective suitable outdoor facilities Combining these requirements inevitably leads to an accumulation of compromises. It then has little or actually nothing to do with a dream house. Presumably, for this reason, it will be sold as a 3-party house or fully rented out within a few years.