Total refurb and need help with floor plan! (going in circles here!)

7 years ago

I am having issues deciding on the best use of space and design for my new flat. Its quite a strange lay out.

Attached is current floor plan. The kitchen is VERY SMALL and skinny which isnt ideal- but what else could this space become if not a kitchen?

I was going to move the toilet into the bathroom but apparently it must stay on that side of house due to waste pipe (even joists are running wrong way)

Ive put up two photos of alternative floor plan ideas but welcome any further ideas on different lay outs and thoughts on options ive suggested.

Thanks for any advice x

Featured Answer

Jonathan

7 years ago

I think you might find you end up with a bigger reception room with this layout.
Of course you also need to take advice- the freeholder will have to approve changes, the work will be subject to building regs, this assumes the building is not listed and that the alterations are in budget.

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Comments (13)

PRO
designSTUDIO : Lopes da Silva architects
7 years ago
last modified: 7 years ago
There is no indication of where the kitchen is in the original layout, which is important to know since there should be an existing gulley where the waste pipes connect to. That said, I pressume that we are dealing with a ground floor plan and also that there is no intention of breaking any of the building perimetre walls.

In fact that long, thin space is odd, but I would not place the kitchen there. It would bring the kitchen too close to the lounging/sitting area. Also the practical issues like cooking odours, refuse, etc. I think this space would suit a large bookshelf/computer area kind of a spill over from the lounge area.

On your option 'A' you could try taking the door of the bedroom (w/baywindow) and placing it so that it faces the hallway. This would give you more space for additional kitchen modules along that wall. That would give you roughly 6 total kitchen modules + a freestanding worktop island for further storage area. Although a 6 module kitchen is a fair size kitchen ( 6 x 60cm = 3,60m). The location close to the hallway makes more sense in terms of the use of a kitchen.

I hope I have able to make it easier for you to take a decision and making that choice.
Jonathan
7 years ago
I note that this is first floor and where the kitchen currently is situated and agree it is narrow for a kitchen.
I think you can tell from the position of the chimney breasts the proportions of the original rooms and therefore which walls are newer additions and easier to remove.
I think you should knock the bathroom and back bedroom together and make this the lounge.
I think the current lounge should be split in two with the back part kitchen and the balcony end as the main bedroom.
I think the current WC should be enlarged to make this a bathroom or shower room.
This just leaves the former kitchen. I would make this an ensuite and have a Saniflo macerator to pump waste to the soil pipe on the other side of the flat. No doubt this idea will be criticised by many people who have never had one and are unaware that this is their purpose. In a previous house I had two without major problems.
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I am aware that this doesn’t tick every box but I hope this inspires you. In my opinion your current layout gives you maximum cabinet and worktop space to accommodate everything you want but you don’t like that layout as there is too much walking around. My alternative has a more compact working area. I note you wanted a sink with drainer- perhaps you could be persuaded with one big simple sink and two dishwashers and vow to never wash a pot again! I also thought that if the kitchen had insufficient space for all of the cookbooks they could go in the dining area which might help retain the clean lines of the handleless kitchen you have your eye on.
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Temporary kitchen is a must. We had a similar setup to what Martin describes, some of the old kitchen units and some worktop. We bought a combination oven/microwave which did a decent enough job ... but the absolute must have were a couple of portable induction hobs from IKEA, our architect loaned hers to us. They're around £50 and brilliant. Also, if you're upstairs think about where you're putting the fridge/freezer. The one thing you do need to have a plan for is washing up. We had to use the bath for a couple of months! Be prepared for everything to get wrecked. No matter what you do, dust will get everywhere. The builders will do their best but construction is an incredibly messy job. We took the view that anything that didn't go into storage was sacrificable. Have to say that despite it all getting very dirty, almost everything came through intact, with only a few things having minor damage. Nothing a thorough cleaning hasn't sorted. On that point, be ruthless about what you do / don't need. And I mean RUTHLESS. If there is any question about you needing a thing, you won't. Ditch it or store it. Space will be at a premium and you'll be grateful for every square inch of it. We pared to the bone, 4 plates, 4 bowls, 4 cups, etc etc and there was still stuff we ended up not using (and our build lasted 46 weeks). If living in while doing a major renovation has taught me anything, it's we fill our lives with junk. If you're having any external walls taken out, then it will get very cold at night. Even the smallest gaps in any temp walls or door frames will have a profound effect on the temperature in the rest of the house. See if you can get hold of some insulation from the builder, the fluffy earthwool kind, to stuff in all the gaps. This made a massive difference for us, especially in the winter months. I don't know how much room you have upstairs but I guess you'll only have one room that you can give up to be your makeshift kitchen / lounge. Towards the end of our build, we were getting very, very fed up of being the same four walls most of the time. Try and think ahead, are there things you can plan to do / places to go at the end stages to break up the monotony? We did this the wrong way round and did loads of things at the start but ran out of steam and ideas by the time the grumpiness really set in. My last bit of advice ... enjoy it as best you can. There will be times when you think you've made a huge mistake and there seems no end to it. Try to keep in mind the reason you started. It will be worthwhile, more than you can ever imagine. Good luck!
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PRO
Mary Leslie Interior Design
7 years ago
Well done for trying on your own but you need a professional interior designer. Most alternative plans involve structural alterations and you will need a licence from the landlord as well as to comply with building regulations. You do not mention where you are or your budget but we would be pleased to help if we can.
PRO
Oasys Property Solutions
7 years ago
Summer,

We produced a similar design to yours for a client several years ago (albeit without the study area). Please find concept design images attached.

Regards, Simon
bookworm987
7 years ago
I think option A is your best bet. It might be a little awkward to fit the kitchen there with the fireplace, but with clever design it will work. Since the kitchen will be open to the reception room, I would try to fit the washing machine in the bathroom. Do you need a bath or could you just have a shower? Also, I'd have big built in cupboards for coats, Hoover, etc to the top right of the reception room, you won't be able to use this space for furniture anyway.
PRO
OnePlan
7 years ago
Before you get your heart set on one layout - you need to find out all the options that are possible with regard to plumbing first... Toilet plumbing, as you have already found out is the really tricky one ! But kitchen sink plumbing also needs thinking about and placing noisy items like washing machines where they can work with least impact on you and your immediate neighbours would be a good thing to consider too !
It's more complex when in a shared building !!

Also consider when you are going to be in each area at different times of the day - if you work from home then you may find a living working area in the sunshine is more pleasant . Or if you are out all day then the evening sun the balcony might be more of a priority for a living area etc ... There's lots to consider !!
PRO
Burchdaume
7 years ago
Additional to above, we'd suggest considering what you really need - what is most important to you, your budget of course and where existing services are. You have large open rooms there. What else is there about the flat that can be enhanced. If the existing kitchen is in that narrow space, it can certainly work there....check from outside where an additional soil pipe could go - that will influence the bathroom positions...do get in touch if you need further help...
Summer Preston
Original Author
7 years ago
Thanks for your help and advice- all really useful and helping me sort the confusion of what I need and want and what is and isn't possible.
The skinny space is the kitchen now. It's not ideal as of course is very small and narrow so can't house much. But I like that it's just off the reception room and. It quite in it!
The kitchen houses the boiler currently and all pipe work there for oven and sink etc so I know this can be the kitchen but just worried the space is too small.
My original plan was to keep the kitchen where it is but rehouse boiler and put washing machine in the toilet. The toilet would go in the bathroom but of course now that's not possible I need to put the boiler and washing machine somewhere and if back in the kitchen then I lose so much space.
Could such a small space work? I need to rule out this ideal by speaking to a specially that deals with very small spaces. Any recommendations please?
Summer Preston
Original Author
7 years ago
Lopes de silva- thank you for your advice. It is a first floor apartment and no room to create extra sq footage and kitchen is the strange skinny space. It's really odd and the void is the communal staircase so can't push back at all.
The space is south facing and with beautiful lancit Windows looking out to a quiet street so ideal study space! I also really like your idea about moving master bedroom door to create a bigger kitchen space. Thank you
Summer Preston
Original Author
7 years ago
Jonathan- really loving your floor plan and the new layout would mean I get a great view from my reception window too as faces beautiful local landmark but the only downside for us would be balcony off of bedroom. My smoking friends would be traipsing through my bedroom (which is often a mess haha) and could be seen as compromise for resale too. Now you have got me wondering if could build another little terrace to the rear would actually mKe this a perfect floor plan!!! Thanks for taking the time to sketch that.
Summer Preston
Original Author
7 years ago
Mary- thank you for advice. Your probably right about needing a professional especially working full time and with a toddler but I love getting involved! However I may surrender soon as very time consuming. Last time (and first time)I done some thing similar I was on maternity leave so had more time time to make decisions now with litter time to make a decision I'm afraid of making the wrong one in haste.
We are shared freehold and the other freeholders are keen for the place to be refurbished as been in a terrible condition for quite some time now.
Hopefully they won't be difficult re change of walls etc.
Is this something a professional would be able to get agreed on my behalf should I hire one?
Summer Preston
Original Author
7 years ago
Osays- love that design. Clever idea with breakfast bar and tv!!! Also like the way there is still some ceiling divide between reception and kitchen so doesn't feel too open plan.
Thank you for uploading those- thought provoking if I go the open plan way and move the kitchen!

Total refurb and need help with floor plan! (going in circles here!)

Jonathan

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Jonathan

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