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Victorian House Side Return Extention

23 July, 2016

Hi all,
I'm going around and around in circles trying to figure this one out... See attached floor plan. Looking for a cost effective way to create a kitchen with living room space suitable for children but struggling with how best to do it.
Any thoughts would be much appreciated or examples of people who have done similar. The things I'm keen to achieve, get light into the back of the house via bi folds/crittal or similar, family space so all can be together and to keep costs as effective as possible. Drains currently in side return but could be boxed.
Thank you for your time.

Comments (16)

ianthy
I have just completed a similar side return on our period home. Looking at your plans you already have a good sized kitchen. If it were my home, I would close off the sitting room at the front and then give the 2nd part of the room to the new open plan space. Create a utility room and loo in this space - you already have the plumbing near. Then the remaining part of the dining room would become part of the new open plan space with side return. Likely you will need to move the drains - usually they are located in the side return area - this is not a big job for a competent builder. You will also need a roof light or maybe 2 to let in as much light as possible via the side return roof. We opted for 2 x 1m roof light because we also have a skylight looking into the kitchen.

Due to the layout of your house e.g. the 1st floor sits full length on the ground floor - you may need a supporting column at the end of your kitchen. We got round this with 3m bi-fold doors and then a 1.4m single pane of glass the other side of the column. Think about how you want to use the new space - we preferred to have the kitchen at the back of the room with the dining and sofa space next to the doors and looking over the garden. Also consider how you will heat the area - we installed water Underfloor Heating, it was costly but we will see a reduction in the cost of running the rest of the house, because in the winter we will spend most of the time in this area. I think it will be a great project but you are right to put in as much planning as possible before applying for planning permission etc., Once you kick off you don't want to keep changing your mind on the bigger items.
23 July, 2016last modified: 23 July, 2016
Victoria Needs
I'd love to see photos and/or drawings! Is that possible?
23 July, 2016
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Ok, here's my attempt: I love the idea of a walk-in pantry, but I couldn seem to get the space to work that way, so I ditched it. Anyway it would have stolen your bathroom window. Maybe use the extra space in the bathroom for a utility closet with washer and dryer, plus storage for mops etc. Meanwhile, the kitchen seemed to make more sense in the bright part of the room, with the living area in the cosier space at the back. I would 'zone' the living area with the biggest rug you can find. To seperate the living from dining area, you could try an open bookcase which gives separation but lets light through, while providing great storage. For the dining area, I would go with a long narrow table with bench inside. The table can be pushed right in when the bench isn't in use. Finally I think the kitchen would work well as one long run and an island, with a sink in the island. There are stools in this pic but I'm not sure if they'd clutter the space too much. Looks like a lovely bright space, I hope some of these ideas help!
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Jonathan
What sort of budget is available?
24 July, 2016
Victoria Needs
a small one... trying to figure out what sort of numbers are viable. Is it possible to achieve something like this for around 25K or we looking at 75K?
24 July, 2016
PRO
Kitchenpod - Temporary Kitchen Hire (Home use)
It is possible to reconfigure your room to have a new kitchen and double doors onto the garden with circa £25k but a full side return extension + new kitchen is more £50k+. For inspiration type 'side return extension' into houzz and there will be loads of images to inspire. Your budget will be key to the extent that you can do. A side return extension will pay for itself in terms of value added to the house. Good luck Ed
24 July, 2016
Victoria Needs
thank you
24 July, 2016
PRO
Abdul
i can draw 3D if you need.
24 July, 2016
Victoria Needs
you can draw a suggested new layout?
25 July, 2016
PRO
Richard Ruddick Architecture
The configuration of the rear of your house provides an
opportunity to create a contemporary, open plan space. I would open up the side
of the house where the hob is shown and infill the outdoor space with a glazed
roof to create a large kitchen-dining area filled with light. A flat roof with skylights could be another option.

Budget permitting
you could open up the wall where the French doors are shown, or just remove
them and create a lounge/play space.
25 July, 2016last modified: 25 July, 2016
Victoria Needs
What would you say the cost difference between the two options would be?
25 July, 2016
PRO
Abdul
yes i can.
25 July, 2016
Jonathan
If you build a side extension you will likely spend £20,000 - £25000 on the building.
You may find that to build all the way to the dining room window may not be economically possible as the underground drains may be in the way.
New garden doors will likely cost £5000.
A new flooring for the room will likely be £1500.
A new kitchen will likely be £25,000 plus.
26 July, 2016
campo73
We have previously done an extension to a Victorian house with the same original layout albeit didn't have the corridor extending down the side of the stairs. You can view the plans and the house here
https://www.propertypal.com/57-south-parade-ravenhill-road-belfast/366410. In order to get light at the back of the house the architect created a 'box' in the middle of the house.
31 July, 2016
campo73
Just to add the total build cost was about £40k (not including flooring and kitchen) but that included renovating some of the rooms on the upper floors and also the whole of the ground floor was renovated including the front room. Also the work was carried out a few years ago and is in Belfast so probably cheaper than England.
31 July, 2016
Victoria Needs
That is super helpful thanks
31 July, 2016
Luciana
Hi Victoria,

I don't have any plans to show you, but some construction photos of our side extension - I think we have the same layout as you, but in the mirror :)).

We extended our kitchen 4 years ago, unfortunately I'm not able to tell you how much it cost as we'd had a complete house renovation and paid it all as a pack. However, the structural beams and glazing in the kitchen were billed separately; main beam was about £3000, the glass (including folding doors) was £15000. I remember we also asked for a quote for a roof with 3 or 4 skylights, builder said he'd do it for £9000 at the time (we live in Cardiff).

We had the same problem, wanting to maximize the use of space and get as much natural light as possible. We decided NOT to have two access points to the kitchen, but close off the middle room double door and have an internal window instead. Our thinking was that, if we keep a door there, the space is lost, as it needs to be 'free of stuff' for access :)) especially because, as with your house, we have a loo in between and the back length of that loo can't be anything but a corridor (aka dead space). By closing it, we gained a fully usable middle room and a somewhat closed corner in the kitchen, ideal for bins, feeding the cats, dumping hoover/ bikes out the way, etc. I hope I make sense (I'm a bit tired and my English seams to fail me at such times... :)) You can even have it as a play corner...

view from kitchen 2014 · More Info

There are lots of examples on Houzz for side extensions, just search http://www.houzz.co.uk/ideabooks/query/side-extension and browse the results.

I'd be happy to share my experience if you need more details, just let me know. Good luck!
1 August, 2016

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