Single-family house with staggered floor, southwest location in Bonn

Hello everyone,

we have bought one of three plots that were divided from a larger plot and still need to be developed. Access is via a private road and all three owners share the traffic area equally, one third each. The plot is very well connected and centrally located for us in Bonn and is perhaps somewhat larger than we would have needed, but it's not as if there are constantly free plots in similar locations.

Since there was a longer legal dispute between the seller and the residents beforehand, we can only build a partial storey with some restrictions. For this reason, the plot was probably only interesting for private individuals. A separate apartment is not possible, and we don’t want that anyway.

The planning so far has been on a greenfield site, without any thoughts about costs or practical aspects. At least on our side.
The architect apparently likes to draw, which I can actually understand at this stage and has a bit of an artistic touch.
We are generally open to all suggestions and ideas on what should be done differently. Especially where costs could easily be saved.

Our next step would be an architect contract phases 1-5 plus general contractor/contractor.

Development plan/restrictions
Plot size: >800 sqm, no slope, building window etc. See plan.
Number of parking spaces: 1 on traffic area and 1 garage
Number of storeys: Only 1 full storey plus partial storey
Roof type: Flat roof; architectural style: rather Bauhaus
Orientation: House front facing southwest
Maximum heights/limits: 7-8m

Client requirements
We actually have no requirements regarding the style. Flat roof arises somewhat because of the partial roof and the height restriction, which probably does not allow a pitched roof.
We want a basement with excavation and two daylight rooms (idea came rather from the architect). Currently we are three, but there could be four someday. Early 30s and baby.
We had planned well over 100 sqm on the ground floor and then 75% of that upstairs. Currently it is about 230 sqm ground/floor plus terraces etc. and basement.
Office: occasionally, but not so important.
Guest nights per year: don’t know, but a guest room is planned.
Open kitchen, cooking island: We definitely want a separate room for the kitchen and like the proposal with the extended island.
Number of dining seats: 4 in the kitchen, rather 8 in the dining room.
Fireplace: not so important, rather no.
Music/stereo wall: 5.1 system around the TV.
Balcony, roof terrace: terrace definitely, balcony above kitchen arises from the partial storey.
Garage, carport: garage is now with b=4.5m not so standard and probably more expensive because of that.

House design by architect
What do you particularly like? Why? Use of the sunny side is good, and otherwise all our wishes are taken into account.
Upper floor: 3 bedrooms, 2 bathrooms. For parents en suite bathroom and walk-in closet.
What do you dislike? Why? I could imagine the staircase prettier. Maybe more elongated and open. Generally the hallway is a bit large.
Terrace on the upper floor somewhat oversized. We wonder if the overhang casts too much shadow on the ground floor.
Price estimate according to architect/planner: with general contractor and all ancillary costs >900,000€
Personal price limit for the house, including fittings: rather below that.
Preferred heating technology: no opinion so far

Why did the design turn out as it is now? For example:
There was a first meeting with the architect where our wishes were written down.
Ground floor: kitchen separated, living/dining room together. Another separate room as office/guest room (and possibly bedroom if needed).
Passage from garage into the house. Passage possibly as utility room.
Upper floor: 3 rooms plus 2 bathrooms, one en suite.
Initial draft in the second meeting and in the third meeting this final design was presented.

Finally, a hand drawer who has learned it and does not just fall back on conservative standard drawings. With the functionality, the sight lines are very important in an aesthetic house – and if you have space, then you can also realize it.

I really can’t get along with the site plan... did you scribble the north orientation in on the floor plans?

I would save on the basement. I don’t see that a basement is needed. Also, the space requirements regarding hobbies, a second office, etc., were not mentioned. You can very nicely realize spacious utility rooms on a large house area on both floors. Realizing extra excavations and daylight rooms on a flat plot costs a lot of money without needing it. Therefore, enlarge the utility room a bit on the ground floor, mediate WC and office, make the wardrobe bigger and add a few tall cabinets in the kitchen with a window to the front. The living room will still be spacious and appear so even with one meter less in width. The same applies to the upper floor; plan the utility room there as a laundry room. The roof terrace will probably not be used with a garden and just consumes building costs. Basically, just mentioned that too little for children stands in misbalance with too much for parents.

Thanks for the feedback

Finally, a draftsman who has learned it and doesn't just rely on conservative standard drawings. With functionality, the sight lines are very important in an aesthetic house – and if you have the space, you can realize it.

We're glad to hear that. What do you mean by sight lines?

I can't really make sense of the site plan... did you scribble the north orientation into the floor plans?

Uh yes, sorry, I knew I had forgotten something. The upper right corner is north. That should be represented by my arrow ;D The building plan is a bit confusing and the property boundaries are missing. The letters refer to the 3 building plots. Ours is the one with the letter C

I would save on the basement. I don't see that a basement is necessary. Also, the space requirements for hobbies, second office, etc. were not mentioned. You can realize very nice, spacious utility rooms on a large house area on both floors. Creating additional excavations and daylight rooms on flat land is very expensive without it being necessary.

That's true, we didn't mention it directly. Even if one of the daylight rooms was intended as a play hobby room. For model trains or table tennis. The excavation didn't sound that expensive. But no exact amount was given, or it sounded like otherwise it wouldn't make the basement much more expensive.

We already have a lot of stuff and I can hardly imagine it without a basement, without storage. Ok, then you could probably do a double garage and, like Americans, just fill half of it. But we wanted to make the garage rather smaller so that the otherwise rather dead square meters to the north could be better utilized with the garage.

Therefore, enlarge the utility room a bit on the ground floor, mediate WC and office, make the cloakroom larger and add a few tall cabinets in the kitchen with a window facing the front. The living room will still be spacious and appear generous even with a meter less in width.
Similarly upstairs, plan the utility room as a laundry room.

Mediate?

The roof terrace will probably not be used with a garden and only eats construction costs.

We wonder about that too, but at least the terrace over the kitchen could make sense because it faces the evening sun exactly. Otherwise, it would just be a roof. I rather think that the walkway could be designed smaller.

Basically, just mentioned that too little for children stands in a disproportion to too much for parents.

You think our parents' area is too big? We thought 15 sqm children's rooms are sufficient and well, eventually, they leave and then the rooms become dead space.

Where can you find something like that in the Bonn city center?

Godesberg and Immoscout

Ah, Godesberg. I understood central even more centrally. Poppelsdorf, Weststadt, Südstadt and co.