Can we see a layout how it will be on your land. I'm sorry but I get lost without a visual. Also note north when you do.

If you're saying that south is the top, or even the 1/2 of the right side, you don't need the south light being wasted in your bedroom. I would think you'd want it in your public rooms, your kitchen/dining/living room. Bedrooms can be north and east and ideally the garage is west or north to block winter winds and west to block the late afternoon summer sun.

Assuming south (because you weren't clear in your writing) is to the right, then that means the main rooms will be facing west, which will make the rooms hotter than needed in summer.

Additionally the kitchen will have absolutely no light, with maybe some light streaming in late afternoon in summer, making the area hotter.

There is a long hallway behind the two bedrooms and the only way to get to those two bedrooms is to walk around the island and then there is extra wasted space walking to the bedrooms. In a house this small you want to maximize every inch of space and not create wasted hallways.

Additionally the master bedroom opens up so anyone sitting in the living room can watch whoever is sleeping. A door to a bedroom really should not open to the head of the bed either and I'd think you'd want more privacy and quiet for your master retreat.

The dining area only is about 7' from the wall to the edge of the island.

There is a huge room devoted to utilities and another huge room called WIC. Why?

A home is not designed by making a square and then trying to fit boxes inside of it.

If you haven't yet read this thread, I highly suggest you do so.

Is that the only place that you can attach to the pole barn? Could you use a breezeway? I echo CP's request to see a plan of the property and the polebarn.

Here's a rough drawing of the pole barn and land. I'll try to answer all your questions next.

We decided to have the front of the house facing West as it has the best views. South facing is trees, North facing is trees. East facing is the neighbour's property - lots of ugly run down sheds.

I realize where the kitchen is there wouldn't be a lot of natural light so I thought I would put a large picture window where the table is to help with that.

The master bedroom layout was stumping me. I really didn't know where to put the door. I was trying to keep the plumbing together hence the master bath/laundry room.

The two bedrooms on the north wall are spare bedrooms (we are empty-nesters and this will be our retirement home). These bedrooms will only be used a few times each year.

The utilities room is approximately 8x7, which I didn't think was a very large room (?). It will need to house the hot water tank, a freezer, fridge and shelving (I do a lot of canning).

The walk-in closet in the mud room is to house all of our coats, jackets, etc. and will also have some shelving as extra storage. We will be leaving a 2500 sq ft house to go to this 1500 sq ft house so will be losing a lot of storage.

Hope this helps :)

Please let me know if you have more questions.

I know in Canada they have designers. I would seriously consider hiring one to get your a terrific layout and exterior so you make the most of your land and house.

If you haven't read Sarah Susanka's book The Not So Big House, I highly recommend it.

LOL, was my layout really that bad? :(

The problem is you have the issue that the best views actually face the worst direction in terms of passive solar heating and cooling. In the winter, many storms come from the north and from the west and in the summer think of the late afternoon and how the sun comes in low from the west to bake the interior of the house. Windows are better than they used to be, but they still are not 100% at blocking heat.

I am not an architect or house designer, but I'm sure there must be a way to take advantage of your views while protecting you from the cold and the sun.

Additionally, right now, so much of your layout is wasted with hallways, etc that really take away from usable space.

How large is the property?

yes, I agree there is too much wasted space. It's hard trying to draw a layout where there's really only 3 'outside' walls to work with. The property is 2.5 acres.

I am on my iPhone now but if you can find my NEW PLAN thread, you will see the new plan and link to the old. Trust me, hire an architect. Old plan was butt ugly!

Thank you, Pensacola PI

Is there a reason you need to attach the house directly to the garage? Why can't it be separated by a covered area?

And yes, go look at Pensacola's threads

Here's a link (FIRST read my OLD posted link. THEN read the NEW house plan link) The OLD plan now that I look at it was hideous LOL.

https://www.houzz.com/discussions/the-new-plan-from-the-man-doug-burke-aka-architect-runner-guy-dsvw-vd~4097196

Husband doesn't want to separate house from garage. I've read both links. Great job

Even with a covered walkway? It's really limiting you by having it attached and considering you're on more than 2 acres you have room to move it out.

Actually can't move it unless we put in a new floor. It already has a concrete slab.

"It already has a concrete slab."

Existing? How old? Why do you have to use it, budget?

An existing concrete slab will not work to build a home on. There won't be sufficient footing depth, and there will not be the required plumbing in place. In your location, you'll need at least a 48" footing, if not more. That generally means basement, a the costs to go just bit deeper are minimal. I think you are in over your head. A pole barn does not satisfy any residential construction requirements. The insulation levels especially cannot be achieved without an interior wall being built. Building a whole home inside the barn negates the entire economy of a pole barn.

Sophie went exactly where I was going.

Sophie, it's been approved by an engineer and an inspector. The existing build already has 10" of insulation. There are interior walls along the perimeter and also a ceiling (fully insulated as well). I'm not asking if we can build inside this building as we already know we can. I was just asking if someone could give me some help with my layout. I've looked at numerous posts where people ask for thoughts and help on their layout and was amazed at the amount of help they received. Maybe I'm reading all of the above posts incorrectly but truly feel let down :(

Kelsie, if you also look at lots more posts you'll see many where the OP's ideas didn't really work for what they wanted to do and it was suggested they instead get help from someone with design talent, including two recent threads, one being PI's.

If I have a toothache, I don't try and diagnose and fill my own tooth. Same with building a house. It's a lot more involved than putting boxes together and there's just so much that needs to be worked on with what you posted that honestly, I don't know where to start. Maybe someone else with the skills will be able to help you. (I'm just an artist.)

Personally, I can't even understand why you'd want to build a house on over 2 acres where one whole side gets absolutely no light or cross breezes. It's like tying one hand behind your back before even beginning. If I recall your original thoughts on the larger house were to build upstairs in the pole barn where you'd get light and views from all 4 sides?

Thank you cpartist. I will look into some pro help.

Have you considered rotating the open living space so that it connects from the corner all the way to the wall shared with the shop? Since you mentioned you had planned a larger build, perhaps when your finances adjust a bit you can 'add on' finished space into the shop/garage more easily?

The door outside to the left is awkward. 1, the hall is only large enough for a 30" wide door (even less assuming there is a large pole/column in the corner.) 2, it makes for a zig zag foot path to get there which makes your dining table feel like it's in the way. I wouldn't waste a prime corner spot on a skinny hallway with the door. If you are in a rural area, I would put the master in that corner, that way you notice if a car pulls in your drive in the middle of the night. If your slab is already poured, try to group plumbing together as much as possible.

Place the kitchen along the wall dividing shop and house with dining table between it and living space. Place bathrooms and utlities in central core.

Best of luck and definitely let us know how it goes for you. The truth is if you find someone good, the money you pay them will actually save you money in the long run.

And I am LIVING proof of that, Doug aka ARG did just that for us and we are SO thankful.

Disregard my comments if you truly are seeking a pro to help!

Thank you stephja007. The hallway is actually 42". We were thinking of putting a deck on that side, hence the door close to the kitchen. I would love to have the master in that spot! The only way to do that is to put one of the spare bedrooms in a different area - most likely where the master is now. It needs a window, so can't go along the back part of the house with other rooms on either side. If I put the kitchen at the back of the house, it will get even less natural light (unless it's going where the master bedroom was, then it will get southern exposure. Is that what you meant? Then the spare bedroom doesn't work again lol

Oh and yes, we are moving from a small city to farm country. You can hear yourself think!! So different from where we are now!

You really are hamstringed by not having windows on all four sides. You would have so many more options if you could have windows along the back.

Think resale and think about that hard. FWIW, personally I think that it would be a difficult sell. Planned or not, one day it'll be for sale and I'd think hard before you spend that kind of money.

Yes, resale has to be considered too. So many decisions *sigh*

With all due respect, you don't want to end up with a white elephant. Just consider everything carefully.

PI you truly are making me laugh. Talk about being converted. LOL.

Talk it over with your DH, and see if you'd be willing to change directions so you can have windows bringing in light from all directions. And please order Sarah Susanka's book.

Thank you. All taken under advisement!