Advice needed - kitchen and living layout w extension, mid-terrace
Hi all,
I'm planning a refurbishment and extension of a basement flat in London.
The first issue we're facing are some hefty supporting walls at the back so we've had a structural engineer in to do the calculations and had a draft plan drawn up of the new layout.
The kitchen was suggested there for ease due existing bathroom plumbing being in this area, however I don't love the proposed layout and the fridge on the other side.
I was also hoping for an island - do you think there is space?
Welcome any thoughts - we are aiming to speak to kitchen designer and source a builder in the coming months once planning approved.
Existing and proposed drawings attached.
Best
Steph
Comments (18)
Jonathan
7 years agoPersonally I think that the living space is not big enough but your main bedroom looks generous.
Consider using some of the main bedroom space for an ensuite to get a better kitchen.
Steph Au thanked Jonathan
Claire Nicholson
7 years agoI'd be inclined to agree with the previous comment about the comparative size of the bedroom to living space.
I'd also be less keen on the main entrance to the living space being right through the kitchen.
Do you definitely want the living area next to the garden rather than the kitchen?
Would you consider an island that incorporated a 4 seater table?
Or a peninsular that backs onto a sofa?
Have you considered getting a designer to help with the layout?
We have recently undergone a major refurbishment and reconfiguration of our new house and hate to think what mistakes we would have made without the help of our designer and all of her 3D layout models and 'walk around' videos.
Our designer (Gina from Create Perfect) came up with 5 different layouts (at least 2 of which we had never even considered despite hours of looking at floorplans and walking around the space!)
My experience is that a few hundred pounds is a tiny fraction of what you're about to spend on building works and renovation and could prevent you from making big mistakes on layout.
We used the designer for our top and bottom floors and I've attached a few pics that show the quality of the images you could expect to get from a designer- worth noting that this downstairs space was previously three separate rooms and upstairs was also three separate rooms, so needed a lot of vision from the designer!
Steph Au thanked Claire NicholsonRelated Discussions
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Comments (15)We live in North London, N6 and nearing the end of a side return and kitchen extension. Our first task was to ask our builder for a rough estimate, then we were sure that we could actually afford the job. Most of the areas around North London are conservation areas, so it pays to consult with the council first regarding your outline plans. We booked as pre-application meeting with Haringey Council and they visited and confirmed that our plans would not qualify under permitted development but the project that we wished to complete was fine and we should submit a planning application. In our case we knew what we wanted, so I was happy to pay for an initial meeting only with an architect to test out a few ideas and check that I hadn't missed anything. After that we used a local small co to draw the plans, manage the planning application, party wall notices, building control application and structural calculations. I have managed the job directly with the builder, using the services of the small local company for 2 visits only - removing of main wall and inserting steels. Really this depends on how happy/confident you are with the builder and acting almost as project manager. I know our builder well and I was very lucky in that I was at home full time, so able to keep an eye on things and avoid any mistakes on the job. Had I been working, I would have used either an architect or project manager to oversee the build. Sometimes you have to spend money to save money....See MoreLayout advice pls: Wraparound extension - Victorian end terrace house
Comments (1)Kitchen space looks great, Ground floor living/dining as seaprate rooms - do you need a separate dining room? Do the rooms marked living/dining need a dividing wall - or would they be more useful as a larger room with flexiblilty over furniture/use? I guess its the island in the kitchen eating up the space. Issue with Islands is they are single purpose blobs in the middle of the room....See MoreVictorian Mid Terrace Extension Advice & Creative Ideas Needed
Comments (6)Thank you for your comments @drpepe101 and @rosemonde. The kitchen on the new plan is how our kitchen is now, the new plan only includes a small extension to the rear. The kitchen is not actually that dark, the back of the house and garden is SW facing so luckily we do get a good amount of light. It also does not feel cramped but that is due to the fact that it has been badly designed with hardly any cupboards - the fridge/freezer and our food is currently in the 'office' behind the kitchen! So I definitely agree that in order to create a kitchen in that space with all the cupboards we need - it will end feeling cramped. I did really want to take out the wall and chimney stack that separates the current kitchen from the office room behind it. We have had three different architects to view the property and they all felt that whilst not impossible it would be a very difficult job. The wall (which is the original exterior wall) is 2 feet thick and is built from large blocks of local stone, as well as having the chimney stack running through the centre all the way up to the roof. I am now thinking the best solution would be a side return extension either for just the width of the kitchen (sketch attached) which would not require planning i believe as it would be under 6m or possibly a longer side return. I wouldn't necessarily need a separate utility if we are widening the kitchen as i could incorporate a washing machine etc in to the kitchen. I would like a downstairs WC somewhere though. Currently our shoes/costs are stored in the cupboard under the stairs. If we went with this layout i would like to create a better opening between the kitchen and existing dining area and put pocket doors or similar in between the lounge and dining room so we can close off the lounge to make it feel cosier when we want to. Will check out the George Clarke shows! Thank you for the recommendation....See MoreWhat can I do with this Victoria terrace (layout revamp or extension)
Comments (12)Hiya, I would very much want to get a bathroom in upstairs and as that is not easy to do, would strongly recommend you engage a professional. If you could make your budget stretch, it would totally be worth it to demolish the existing ugly extension and replace with with a full width, single storey fully glazed structure. It would not need to be as deep which would give you more garden, and roof lights would bring light deeper into the house. Use the under-stairs space for a downstairs loo (and laundry?) and depending on who lives there or might in the future, consider dividing off the sitting room to make a cosy, quieter space. This could be done with double or pocket doors if you expect to want to keep the space open most of the time. Could the porch area house the storage currently shown at the end of the hall? Taking the hall to the end would be the obvious route into the kitchen diner and with a glass heavy front door and a glazed door into the kitchen, more light would be pulled through. I hope this is helpful!...See MoreSteph Au
7 years ago- PRO
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7 years ago Claire Nicholson
7 years agoYou could do a nice high level internal window that was long and thin to the living space with a blind for evenings / night when you wanted to block light out?
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7 years ago Steph Au
7 years ago- PRO
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7 years agolast modified: 7 years agoI had a quick play and a guess at the dimensions. I believe that if you can have the second bedroom with the eye level windows then you get a much better layout, a better sized bedroom ( 3.5 x 3m ). You also get a longer run of kitchen units and a separate cupboard opposite by the second bedroom.
However, you do still need to use the courtyard.
The space is just not big enough without it, and I think it will turn a very spacious 1 bed flat in to a small cramped looking 2 bed.
I also agree with the comments above, either get the architect to have another look, or employ a great concept planner, worth every penny as they'll think of everything.
Jonathan
7 years agoI agree that for resale bed two needs an outside window. Perhaps you can have a fold away partition between this bedroom and the living room so that you don't always feel that the space is divided. An image search for "sliding wall" brings up lots of inspiration.
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7 years agolast modified: 7 years agoBeen thinking about this one overnight:- ( i have a sad life! all say ahh )
You do not have to have a window to call it a habitable room, however, I believe there is a building control requirement for the room to be vented through another, check that out. So, in short, yes the bedroom could be moved and not have 'windows' .
I don't know the arrangement of the wall top left that goes in to the garden area, but bear with me. ............ would it be better to have a separate Galley kitchen? I would prefer so. Is there a possibility of a window far top left? A stud wall only takes up 4" so not a great deal of space, plus it would make the lounge / diner look a lot nicer without seeing the kitchen on view permanently & of course you get a longer kitchen run. ( I think the proposed one is too small ). Plus you gain a wall to the lounge area, always handy for furniture placement, as this is what is lost in an open plan arrangement.
I also changed the bathrooms round as previously suggested, and had the entrance in the hallway for the second one.
Please bear in mind as a said before:- Not to scale - don't have dimensions as had to guess, but on the face of it, likely do'able.
I like running plans through estate agents...........ones that I know well and trust as I know they'll give me their honest opinion on what would infinitely give a better price on re-sale.
Contained living and dining with separate kitchens, good sized bedrooms etc.
So do ask one. Estate agents are handy, they will want you to get more for the property because, if they smell a sale, they get more commission!
Roughly where i was going with this after some sleep!
Of course, if you still want to go open plan with the living / dining/ kitchen, then lose the top wall and maybe consider a door system to open and close for entertaining purposes -
No doors, fully open plan .
with doors!
A B
7 years agoSteph Au
7 years agoJonathan
7 years ago- PRO
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7 years agolast modified: 7 years agoHiya. No problem at all. the only thing wrong really with the first plan, is that it does restrict the bedroom width. In an ideal world it would be a double bedroom, plain and simple worth more, easier to sell with or without the natural light.
Secondly, the kitchen space on the original is just far too small.
Unless you use the patio for the glass extension and put a table out there to make the room look larger and add a peninsula for the kitchen you're going to struggle with cabinet space.
That said, of course it's do'able and it's your house, so have what you want.
If you ensure that the bedroom wall is sound proofed well, then there's no reason why you can't have your bedroom with the window as you wanted.
It is definitely not my job to sway one way or the other, however, I would take both plans to a local estate agent and ask them which one commands the most monies for a future re-sale. Perhaps, this may sway you one way or another?
It's so hard trying to imagine things laid out, and I would always enlist the opinion of an expert in the local area before commencing any plans, as you always need to way up cost against value. Who doesn't want to maximise their investment?
It really is extremely important .
In fact, I have never done a build without doing so, it's one of the fundamentals of property development. If what you have planned does not maximise potential and appeal to the local market, then you're on the wrong track.
Love to hear how you get on.
Jonathan
6 years ago
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