Browse Forums Building A New House 1 Jun 11, 2010 4:24 pm Hi fellow homebuilders We've had some prelim sketches done for our new house and now I need some feedback. Can anyone see any issues with this floor plan? We're quite restricted on size - we have a 570Sqm sloping block which we can only build based on 40% floor space ratio (is that the correct terminology... it's still early days for us and we're trying to get our head around the build-process). This means we can't build any bigger than 230sqm. Coz it feels quite small, Im now concerned that our bedrooms and bathroom/ensuite are too small - we are only Mum & Dad & 8yr old daughter so we don't need too much space but really wanted nice spacious bedrooms. Hubby works from home so we need the study downstairs. Also really want to keep my upstairs living room - it will be the cosiest spot as it faces north and the other side of the house has a big gum tree shading it so it will be the best place to sit in Winter. So, do I keep my little upstairs retreat - or do I make the top floor just bedrooms & bathrooms/ensuite? Or am I being precious - are the rooms OK size-wise? And can anyone see any other issues?- please tell me now before we finalise these plans. thanks http://i787.photobucket.com/albums/yy156/ballenja1/Groundfloor001.jpg Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Need advise on my floor plans .... Pleeeeeeaaase!!! 2Jun 11, 2010 4:38 pm Your bedrooms look fine. Our main bedroom is 4.5x4.5m and it is huge. We have massive furniture in it as well as our baby cradle and there is more then enough room. Our minor rooms are all 3.5 x 3.5 - and again they are a really good size. Some things are worth waiting for. Re: Need advise on my floor plans .... Pleeeeeeaaase!!! 3Jun 11, 2010 5:01 pm I thought that the 40% was based on footprint of the house - ie, you can build 400m2 if you want to provided you don't go over 230m2 for the ground level. Correct me if I'm wrong, but this was my impression of how it works! Your plan looks pretty nice to me. Many homes have an upstairs lounge or landing area, I don't think it is unusual or precious at all. I think it probably won't be used often in summer (downstairs will be much cooler), but it will be glorious in winter! I wouldn't change much - the entry looks a little squishy, so I might be tempted to move the door to the left and have it opening the other way - into your lounge room - and put a hole in the wall between the entry and lounge. I'd also do my standard thing and extend slightly to allow the laundry a little extra width - enough to put a wall length linen cupboard in. Re: Need advise on my floor plans .... Pleeeeeeaaase!!! 4Jun 11, 2010 5:24 pm I think your bedrooms look to be quite a good size also. Would you consider swapping the powder room and dining area? I just like the family and dining all one open space, as when people are at the table, you can still see and talk to them when you're in the kitchen. You'd still retain a smaller formal lounge at the front, just gain more living space at the back. Re: Need advise on my floor plans .... Pleeeeeeaaase!!! 5Jun 11, 2010 6:15 pm Hey bignewadventure, Absolutely love the plan... the only things that I would look at changing (if it were my home) would be: - Adding a shower to the powder room (then the study could be used as a guest bedroom). - Remove the cupboards in the entry, making the space larger... if you need a cloak cupboard, I would just make the robe to the study smaller (if this isn't an option, and you need the storage, I'd look at setting the cupboard back just a little so it finishes inline with the wall/opening to the living space). - Move the wall and doorway to bed one, so that the 'nook' is part of the upstairs hallway (this would add more light, and allow for better cross ventilation). As mentioned, this is just what I would do - but overall I think the plan is awesome! I love that you have defined your living areas so that each may be utilised at the same time without causing interruption to the others... Yes open plan designs look great on paper, but (IMO) I don't think they're very practical for day-to-day living. A+ Re: Need advise on my floor plans .... Pleeeeeeaaase!!! 6Jun 11, 2010 6:29 pm P.s. I think somewoman is quite right re: site coverage Here is an example of site coverage looking at built vs. unbuilt area (ground floor area). It's important to note that many councils include things like driveways, paths, utility areas etc. (unless porous surfaces are utilised such as paving). http://i480.photobucket.com/albums/rr170/Ikon_Interiors/sitecoverage.jpg The hashed area is what is taken into consideration Re: Need advise on my floor plans .... Pleeeeeeaaase!!! 7Jun 12, 2010 4:46 pm Thanks for your responses everyone... very helpful! I'm much happier about the size of my bedrooms now - just spent the afternoon measuring my existing rooms and they are all slightly bigger then my tiny red-brick rooms so that's a relief. Thanks for all the tips - I esp. like the one about making the entrance a bit bigger - we probably don't really need those cupboards. And I'll put the cupboard in the laundry - thanks somewoman! I agree, Ikon, I actually wanted the separate dining/lounge - I'm not that keen on my guests having to watch me cook (or deal with my messy kitchen). And in summer we'll use the alfresco for entertaining. And the 40% thing... we're under Sutherland council, who I believe are quite strict. Our Architect spoke to them when our plans were 238sqm and he was told he had to reduce it. He thought they may not take the stair void into consideration, but apparently they do. Bit of a shame really as I reckon another couple of metres would solve all my little issues. thanks again everyone - waiting on elevation designs next so I'll get your comments on those too. Re: Need advise on my floor plans .... Pleeeeeeaaase!!! 8Jun 12, 2010 5:44 pm eeewwwww... I just looked up the 'Sutherland Shire Local Environmental Plan 2006' which outlines the legislation pertaining to building within the Sutherland Shire - and you're right, Sutho use a 'floor space ratio' (this is totally different to 'site coverage' that my local council use Lake Macquarie). It states that the maximum floor space ratio permissible is 0.45:1. in Zone 4 (which is the most common). Quote: Definition of “floor space ratio” For the purposes of this plan: floor space ratio means the ratio of the gross floor area of all buildings on a site to the area of the site. The below two links will take you to a fact sheet the first is Zone 4 the second is Zone 3 (just double check which you are in) http://www.sutherland.nsw.gov.au/ssc/rw ... 010809.pdf or http://www.sutherland.nsw.gov.au/ssc/rw ... 010809.pdf Re: Need advise on my floor plans .... Pleeeeeeaaase!!! 9Jun 13, 2010 4:42 pm eeewwww indeed Ikon.... and we're Zone 2 which means we're 0.40:1 Re: Need advise on my floor plans .... Pleeeeeeaaase!!! 10Jun 13, 2010 5:23 pm bignewadventure eeewwww indeed Ikon.... and we're Zone 2 which means we're 0.40:1 Look on the plus side... I lurvvvv you layout as it is now anyway Re: Need advise on my floor plans .... Pleeeeeeaaase!!! 11Jun 15, 2010 12:31 pm id say make the shower in the main a double and put in twin basins. might need to jiggle the layout slightly. and make the loo separate. also can you have those nice consitina doors that will go to your alfresco...would look amazing. and does the top level have a balcony (not sure on that plan)? looking forward to seeing your plans come along When times get tough build a house...Our second build Re: Need advise on my floor plans .... Pleeeeeeaaase!!! 12Jun 15, 2010 1:40 pm I think the proportions of your house are lovely. I'd definitely keep the upstairs living. As your daughter grows an additional living space will be more valuable than a bigger bedroom - and the bedrooms are already a nice size. Beautiful! I am looking for someone who might have tackled a similar issue as me. I have a few rendered interior walls, the surface condition is hardly flat. I can see all the bumps… 0 7950 6 55311 CDC Housing Code 3 When to apply Floor Area external face of wall vs Gross Floor Area internal face of wall. Reading thru CDC Housing Code 3, lets take a lot 915sqm.… 0 16535 |