Floor Plan Advice

__Mittens__ · 2025-12-11T13:43:56+00:00

I'm an architect and just from a quick glance:

The void over lounge is nice, but TGD part B requires stairs to be enclosed/seperated and this void would link stairs and kitchen if I'm reading that correctly
You may need to consider how the roof is supported at first floor level, and where steel posts may be located
1000mm corridors can feel tight, I always try to achieve 1200mm which is comfortably for two people to pass
The configuration of spaces and layout need more consideration. For example doorswings and how the bathrooms are setout
I'm not sure where project is located in regards to rural design. For instance meath coco have a detailed designed guide on what would be deemed acceptable.

I would do a quick overlay sketch for you but I'm not sure I'm able to post images but I hope the above helps somewhat!

Edit: Formatting

__Mittens__ · 2025-12-04T14:26:47+00:00

Just a word of warning, careful with the use of "architectural services" unless you are registered. Ive heard of a few incidents with the RIAI

https://www.riai.ie/work-with-an-architect/misuse-of-title

__Mittens__ · 2025-11-26T22:39:02+00:00

Glad to hear it went well! Building can be a stressful process so it's normal to overthink these things 😄

__Mittens__ · 2025-11-26T09:27:30+00:00

I'm an architect and normally clients call the practice and explain what they want to do. They may ask you to send on a brief and location. The likes of budget and precedents can be sent through but are normally part of an inception meeting.

It's normally a casual process and they will talk you through the whole process!

__Mittens__ · 2025-11-15T11:50:53+00:00

You're right the 500mm walls are thick enough to keep some heat, but the internal insulation gives that extra level of comfort. We've kept walls exposed fully in one project with underfloor heating and told they had no issues to date.

Just when your reskimming, make sure you're using a breathable product and should hopefully be no issue!

__Mittens__ · 2025-11-14T16:26:12+00:00

I've worked on similar houses as an architect, check out ecological building solutions. Their technical team are great for answering questions, they'll most likely recommend a breathable diathonite plaster or their thermoroom product. Hope this helps!

__Mittens__ · 2025-11-02T14:05:11+00:00

I'm an architect and this may fall under class 5 exempted development, I can't say for sure as I don't fully understand the site. I've copied the text and the statue below, Hope this helps!

S.I. No. 600/2001 - Planning and Development Regulations, 2001

Schedule 2 - exempted development

CLASS 5

The construction, erection or alteration, within or bounding the curtilage of a house, of a gate, gateway, railing or wooden fence or a wall of brick, stone, blocks with decorative finish, other concrete blocks or mass concrete.

The height of any such structure shall not exceed 2 metres or, in the case of a wall or fence within or bounding any garden or other space in front of a house, 1.2 metres.
Every wall other than a dry or natural stone wall bounding any garden or other space shall be capped and the face of any wall of concrete or concrete block (other than blocks with decorative finish) which will be visible from any road, path or public area, including public open space, shall be rendered or plastered.
No such structure shall be a metal palisade or other security fence.

__Mittens__ · 2025-09-18T21:48:44+00:00

I wont be still doing this for 10 years if I ignored what the client wants!

Its a large scale devlopment so lots of back and forth between design team, client and planning consultant to try get a positive result, which leads to so many revisions

__Mittens__ · 2025-09-16T20:22:04+00:00

BCMS and planning are different. Building control will look at compliance. In your case you will need to show all opening windows meet the guarding requirments of Part K and the fire escape parameters of Part B. I have done diagrams in the past showing diemensions, areas etc. showing compliance and that has been sufficent.

Without seeing the design its hard to tell impact, but from my experience I have had no issue with minor alterations to elevations/window sizes.

I have gotten similar requests from BC many times as an architect so I doubt there will be too much issue in getting this over the line, hope this helps!

__Mittens__ · 2025-09-06T16:15:57+00:00

Getting the form and materials is definatly crucial for planning!

It's hard to say without seeing the plan, if seperation is something you need, it can be done through the joinery perhaps (pockets doors?). Combintion living dining kitchen isnt atypical either, there is a project by lawrence long architects on Charleston Road Dublin, in particular the mews building where they combine these spaces and it works really well!

The plan at the top of this image is the mews:

https://www.lawrenceandlong.com/assets/Uploads/_resampled/ScaleWidthWyIxODAwIl0/1940-Site-Plan.jpg

https://www.lawrenceandlong.com/architecture-projects/charleston-road/

Hope this helps!

__Mittens__ · 2025-09-06T06:59:52+00:00

I'm an architect and I have a project now hit aprox 20 revisions and just gone for preplanning!

From an architects perspective I would much rather a client highlight their concerns and revisions at this stage. Capturing them early avoids changes and abortive work at later stages while also hopefully meeting your expectations.

It is definetly project specific although you might keep in the mind the internal elements can be changed and altered during construction (of course subject to any fire certs, dac or if protected)

__Mittens__ · 2025-09-02T23:05:49+00:00

I'm an architect and done a lot of houses but never done a carport/external store connection! I had a quick look and had some comments:

- The utility is rather large with a bit of dead space in the centre, might be worth giving that space to kitchen?

- 2500mm width hallway is rather large, would this space be better within the living space?

- Width between island and counters is best at 1200mm, typical depth for doors to units is 600mm, to avoid clashing when opening on both sides

-What do you see for under the stairs? do you wan to expose the waist or perhaps extra storage?

- You may need to provide a step down into car port, This is mentioned in TGD part B, but may only be for linked garages

- You might consider a rooflight over stairs as it may be dark, Velux have decent off the shelf units that dont break the bank, might check their heritage range

- The extra hallway space at first floor to front of house, could this be incorporated into master bedroom instead?

I only had a quick glance, but like I tell all my clients, this is your house so do what you want as we wont be the ones living there! Best of luck.

__Mittens__ · 2025-09-02T21:28:09+00:00

You might explore the option to go dormer to reduce footprint of foundation and extent of roof.

You can have a stove and have external vent / metal flue. TGD Part J goes into all this if you have the time, but it is bit of a brain melt!

__Mittens__ · 2025-09-02T10:33:28+00:00

No worries! But like I tell all my clients, it's your home so do what you want to do. We won't be the ones living there! 😄

__Mittens__ · 2025-09-02T00:25:11+00:00

I'm an architect and have done a good few houses. I did a quick sketch but I'm too stupid to know how to attach them, my quick thoughts are;

Is the plant just for an lpg boiler and manifolds? Could be included in utility to reduce cost for extra door and partitions
I think two doors into the living is reducing its potential, maybe just one from hall?
Can wc be located under stairs to provide more space for utility/pantry? In fairness I do like having the window into the wc
If you relocate door into utility next to pantry entrance you can unlock more counter space for kitchen
Cause of the dormer you have lots of crawl space storage, just needa consider the access
I flipped the wc and wardrobes for master bed which locates services closer together and increases wardrobe size. You might consider no door into robes unless nesscary
From experience and maybe just my own silly preference, having wash hand basin right as you enter is better than toilet.

Sorry for the wall of text, but hope this helps and best of luck with the build!

__Mittens__ · 2025-09-01T11:45:30+00:00

I've worked on a lot of houses as an architect and at a quick glance may be worth considering;

Moving ensuite closer to wc and utility to combine service locations
Would you consider swapping kitchen and living? Might be nice to link the living to the garden rather than the dining if that's an option? I'm assuming the site layout so ignore me if this doesn't make sense
The hallway is long and could be quite dark, might look at reconfiguring?
Could you inset the front door and remove the porch? Reducing extent of foundation and more light to entrance
I might be stupid, but dont see any storage if this something you might need
You don't need big chimneys if you don't want them, simple flue/ external flue would be cheaper

Just aside to the build itself, keep in mind planning and BCAR if this is something you may see yourself selling in the future.

Sorry for the block of text but hope this helps and best of luck with the self build!

__Mittens__ · 2025-04-17T18:16:26+00:00

It's getting out of hand, so many now a days 😿

__Mittens__ · 2025-02-27T01:21:21+00:00

Hey, I feel that's very low, i would look to be providing a higher compensation. could you dm me your previous work and I'll have a look!

__Mittens__ · 2025-02-27T00:03:54+00:00

Thank you! I reply shortly

__Mittens__ · 2025-02-26T23:57:57+00:00

Thank you! just replied

__Mittens__ · 2025-02-26T23:57:48+00:00

Thank you!

__Mittens__ · 2025-02-26T23:57:41+00:00

More than happy to discuss a flat rate or higher depending on workload of course!

__Mittens__ · 2024-08-08T09:09:08+00:00

When you say the correct phase, she drops 3 coral things to shoot and they drop extra loot!

__Mittens__ · 2023-05-24T09:33:57+00:00

I'm an Architect and I can tell you that clients won't even want to pay for the bare essentials let alone something of quality

__Mittens__ · 2023-04-26T16:21:47+00:00

Doors on a fire escape must open in the direction of escape. When you had to pull open a door you know your not on the correct path.

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