Layout of city villa 164 sqm solidly built on a rear plot

  • Erstellt am 2023-10-07 22:59:36

11ant

2023-10-09 17:37:05
  • #1

If you have a positive building permit decision for the waste of floor area ratio, then let's just pretend I said nothing on this point ;-)

That Pfuschertaschen have "become a common wall construction" ;-) you might actually be right about—or did you mean summing 24 cm plus 18 cm to THIRTY-THREE cm even though there is nothing in between?
I found 115 search results for the term Pfuschertaschen here in the forum (counted before your question), but I’ll gladly explain it to you once more: they are mortar pockets where none belong at all, namely in the head joints of masonry walls. They occur when thoughtless planners make up fanciful measurements of wall sections that a mason cannot properly follow. Then bricks are filled with mortar at places where a dry interlock should be, like cream puffs in a pastry shop. This leads to disturbances of the overlapping bonding length and weakens the masonry bond in its static and energetic stability. You could almost call it masonry cancer, which at least does not spread or metastasize. It is pure sloppiness (but the planner’s, not the mason’s), and there are no reasons for it, even with the fancier KfW energy standards. Builders don’t care much because the plasterer slaps a mantle of silence over it afterwards. Then you “see” them at best in high-resolution thermographies. Nevertheless, they remain avoidable rubbish. Houses will not collapse because of them—but making that a standard excuse, in my opinion, is not a moral example ;-)
At window reveals, the same fanciful measurements lead to cutting through the bricks at places where it is also not intended, thus endangering proper window installation. So at least conscientious window installers know that criticizing this defect is not a private quirk of a single member 11.

But since I basically gave you the homework to find those things yourself: simply divide each wall measurement by an eighth of a meter. Every non-integer result is a warning light.
 

Richard-MD

2023-10-10 21:47:20
  • #2

Thank you very much for the detailed explanation. Now I understand. I suspect this is because the property is a first draft meant to provide a rough cost estimate for us. Perhaps these planning sloppiness issues will be corrected in the more detailed planning. I will definitely keep an eye on it.

Based on the great tips here in the forum, I have adjusted the ground floor property again in two variants to straighten out the confusion around the entrance area. Maybe someone has an opinion on this.

In variant 1, the wardrobe was slightly adjusted.

In variant 2, the utility room was swapped with the guest room and guest WC. I find this solution not bad. However, I have not yet found a solution for the resulting poorly lit corridor.

Best regards

R.
 

11ant

2023-10-10 22:38:11
  • #3

I know the regulars around here differently. For a cost estimate, I already find the draft far too detailed. The detail-care ratio would be too unfavorable for me to trust this general contractor.

Property = floor plan of the city villa? – since you’ve added the classification of the house on the property, I think: this should be oriented completely differently. The sunk costs of a second preliminary building inquiry are too trivial to forgo a relaunch because of them. Am I right in assuming that until now the ground floor has always been started with? (unfortunately that is a very common beginner’s mistake).

Why actually the room names "Living/Dining" for "Living" and "Kitchen" for "Dining/Cooking"?
And among other things, because of the location of the utility room, I wonder: what does the planner do professionally?
I can’t shake the impression that this is an (interim) result of the homeowners’ own search for somewhat suitable floor plan ideas handed over to a general contractor and “redrawn” by their planner. What comes out of it looks like a professional plan ...
 

Richard-MD

2023-10-10 22:52:56
  • #4
That’s exactly how it was. We sent him a floor plan of a model house that we like, and he then adapted it according to our wishes.

Nothing stands in the way of a different planning. The preliminary inquiry only determines for me the depth of the building by the second row of construction. Do you have concrete ideas or existing comparable floor plans so that I know where the error is now and can restart or supplement the planning?
 

11ant

2023-10-11 01:20:59
  • #5

I was talking about a relaunch, not a patch.

My "idea" is always the same: plan professionally structured instead of gluing together snippets of ideas. Create a room program, qualify the room program, roughly plan the upper floor, roughly derive the ground floor from it, and so on. I have explained the procedure of when, how far, with whom, and when to deviate from this path more than once. Just in the past few weeks, I have linked posts here in this forum multiple times where approaches and consultants are named in a wide selection. And keywords for internal forum and further searches to be able to educate yourself from all sides.

But that sounded ...

... quite different to my ears. There you gave me the feeling that you were practically "bound" in the context of the response to the building preliminary inquiry, paved extensively to the furthest corner of the property; better options moved too far away from what was already presented as likely to be approved.


And where is this model house? — surely not on a pipehead plot!? ... that’s where it already starts to go wrong ... Unsuitable templates cannot be sensibly developed, and certainly not by a draftsman.

Name/show the model house in its "original form," and what adjustment wishes you expressed for it. And preferably also your reasons for waiving a proper architect and instead letting a draftsman mash together a collage (which costs the same enormous amount of borrowed money as if it had been cleverly planned).
 

Richard-MD

2023-10-11 20:10:11
  • #6
Attached is the model house in "pure form" Source: Origin WEISS-Musterhaus UrbanLife. That's true, I don't think it was a pipehead plot. I was so enthusiastic about the floor plan. It was already somewhat tailored to our needs. The only major change was the relocation of the entrance "further down - towards the southwest" and the spatial separation of the living area from the dining area. In my eyes, it wasn't so bad at all. I am all the more grateful for the helpful comments.

The binding of the building request to the second building line restricts me quite a bit in terms of placement. I have illustrated what I mean on the site plan with the red line. This requirement leaves me no choice but to pave half of my property for the driveway (which annoys me a lot). Or am I overlooking a possibility?

My reason why no architect: I can summarize that briefly. We liked the enclosed floor plan so much that we considered commissioning an architect unnecessary. Furthermore, this opinion was reinforced by the fact that we received a reasonable price offer from our preferred general contractor for this city villa. A local family business that enjoys an excellent reputation. 1 - 2 years ago, you would never have gotten an appointment with them before 2025.

Addendum: I would immediately spend money to hire an architect, but as someone unfamiliar with the industry, how am I supposed to find out who does a good job? What I have learned is that an architect's web presence does not indicate their competence.

Best regards

R.
 

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