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)
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
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
Need advice on kitchen extension and loft conversion
Comments (16)I would slightly disagree with comments above. I'm coming to the end of a renovation project that has taken 3 years from concept to reality. We initially contacted a local building contractor who put us in contact with his recommended architect. We all sat down together and worked out a design/plan and budget for our renovations. If you don't consult a contractor at the beginning you could find the beautiful architects drawings you have - and have planning permission for, are completely unaffordable! I agree at the design stage a contractor will not be able to give you detailed costs - but they can at least advise what design elements would come within your budget. Also we found good reputable builders can be booked up anything up to a year in advance - so yes if you want to start next spring you need to get started with plans/budgets etc. As for moving out - that would depend on the existing and new layout of your house - and if the building work can be done in stages minimising disruption to your living accommodation. With our project we were left with no choice really but to move out. For us it's made for a much less stressful process and probably a considerably quicker build time. Most of all good luck with your project. I've enjoyed our ours so try to enjoy the process!...See MoreSmall mid terrace extension
Comments (6)Hi Tanya, It may be possible to add a 4th bedroom upstairs but it would be dependant on several factors such as whether or not the property has full permitted development rights or whether it is situated on designated land (conservation area etc...). Even if it did have full permitted development rights to create a two-storey rear extension the depth of the extension (measured from the original rear wall of the property) would be limited to a maximum of 3m. Also you wouldn't be able to build within 2m of the side boundaries if you were building up to two-storey as there is a 3m height limit on the eaves height if you're within 2m of the boundary. Given its a mid-terrace house this would really limit the width of the extension. See link below for more guidance on this..... https://interactive.planningportal.co.uk/mini-guide/extensions-two-storey/0 Have you thought about adding a bedroom via a loft conversion? Do you have any idea how headroom there is in the loft?...See MoreAdvice on layout for 1930s kitchen/diner/snug extension.
Comments (5)Hi, If i may I would like to ask about the extension first: Why are you not building over the boundary with your neighbour. This would allow you to build the extension in line with the existing party wall. As you are building within 3M of the neighbours property you still need a party wall agreement. Judging by the single roof light can I assume the roof is pitched from existing rear wall to new rear extension wall. If the side wall moved over then it would help to make the shape of the room more uniformed. The return nib could also be removed with the inclusion of a post of approx size 90mm x 90mm. Will the extension roof be vaulted or will the existing ceiling run through into the extension? Will the new support beams be inserted into the ceiling void or will they sit down under the ceiling? It looks to me as though the brushes steel cooker hood does not suit either of the kitchen styles. The separation of the hood also breaks up the flow of the wall units which I find a bit distracting. The island seating seems to be facing the wrong direction especially as you have removed the posts now. If I was designing the kitchen I would want the space to work for me. Currently there seems to be a lot of circulation space which could be better managed with a smarter kitchen layout. I would look at the island and write down what I want it to bring to the kitchen. Is is a focal point, where will my guests be looking from the stools, will I be cooking or prepping food on the island, how does the kitchen triangle rule work with this layout. It may be worth considering removing all of the kitchen units on the wall adjacent to the lounge and moving the island up by 600mm. Then I would looking at the position of the kitchen units on the other wall and consider only having only wall and floor units to stylise the design. The american fridge would need to be found a space. Not much help but something to chew on....See MoreIs this small mid-terrace extension even possible?
Comments (3)I’m inclined to agree with tamp75. This house is too narrow to accommodate extra hallways and a side return extension, and they would be hugely expensive with little benefit. If your heart is set on this house (and I can understand the appeal), then it may be best to simply extend into the loft, depending on the sleeping accommodation you need for your family, and the pitch and structure of the roof. I would convert bedroom 2 into a study/playroom/circulation space, to allow access to bedroom 3, and it may also be possible to steal a corner (perhaps replacing the hot water tank?) for a toilet/washroom. I’d also leave the current staircase where it is, and put new stairs into the loft directly above it, entering from the study/playroom. You will need to check buildings regs concerning firedoors etc....See More- 7 years ago
- PRO7 years ago
- 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?
- PRO7 years ago
- 7 years ago
- PRO7 years agolast modified: 7 years ago
I 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.
- 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.
- PRO7 years agolast modified: 7 years ago
Been 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!
- 7 years ago
- 7 years ago
- 7 years ago
- PRO7 years agolast modified: 7 years ago
Hiya. 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.
- 7 years ago
User