Floorplan dilemma

9 years ago

Hi, I am trying to maximise the use of my floorplan for my ground floor London garden flat. The compromise on the current proposed floorplan is that the master bedroom is accessed off the kitchen. In order to have the bedrooms at the back of the house I can't find an alternative solution. Any ideas? and is this a really bad feature to have..?

I attach the new floorplan with the existing one below.

Thanks!

Featured Answer

PRO

Nicky Percival Limited

9 years ago

The second plan you shared looks like the best option to me - more open hallway and better flow between the rooms. Your first option had the sitting room too far from the other living rooms (kitchen dining etc) Double glazed windows at the front with the suggested shutters are good ideas. You have to think about how much time is spent in the bedrooms compared with living spaces and is there access to an outside space? If so you will want the living spcaes at the back and will have to keep bedrooms at the front. Hope that helps. Nicky

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Comments (24)

Jonathan
9 years ago
Alternative idea.
You might try a concept planner to see various options
gekko2670
Original Author
9 years ago
Thanks very much for this, interesting design. I like the use of the bathrooms in the space with no windows. However, I am slightly against having all the main bedrooms at the front of the house as it is not very private. I don't know if there is a way around this..Also I am trying to minimise wasted space on hallways
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I think the thing is...............in my own personal opinion, yes the Master is too small. You can fit in a bed and not a lot else, so the other things that you normally put in any bedroom, bedside tables, chest of drawers maybe..........a wardrobe........you can't fit in. Here's the layout for your bedroom:- Above with the bed under the window so that you can have a couple of bedside tables.................but as you see a wardrobe wouldn't fit because there is insufficient room at the end of the bed. Bed in front of you as you come in, no bedside tables, but a wardrobe either side of the window. Clearly the person on the right of the bed as you look at has to climb over the other person to get out. Same as above but with the bed top left as you enter, with one larger wardrobe. Clearly, none of these are what you'd want from a a Master Bedroom. The single bedroom is ok, because of the width 1990 - you can fit the bed under the window lengthwise, so that leaves enough room for a wardrobe and a chest of drawers , or wardrobe and a desk May I suggest that you could possibly move the wall to the bedroom below that of the master? This would make that a good size double, but make the Master a better size. At least you'd be able to get wardrobes and possibly bedside tables in too. Something like this:-
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kiwimills
9 years ago
mmmm, fascinated to see some ideas ( I have none !)
A B
9 years ago
If you keep it really simple you have the flexibility of choosing how to use the rooms. I've kept the 2 bathrooms as the windowless rooms. I would use the large hall as a study area, or you could build in some storage
Jonathan
9 years ago
Shutters are great for privacy
gekko2670
Original Author
9 years ago
Thanks for the further comments, yes shutters are a good idea. Do you think this layout is optimal? or any further improvements that could be made to it?
PRO
Create Perfect
9 years ago
Hi, I think you need to start by prioritising what's most important to you. Only one can be at the front or back of the house.

Would you mind having your kitchen and living space at the front of the house to enable bedrooms at the back?

I would suggest asking a concept planner to draw up a few ideas which you can then used to get your building/contractors quotes.

We offer 3/4 design options with our layout package and it's a great price to ensure you get the best from your space taking into account not only the property but your personal requirements. Best of luck. Gina
kiwimills
9 years ago
Gekko, do you have a garden at the back? Or views? Then I would ( IMO!) Have bedrooms where you have put them and the kitchen / family room at the back. Just as you have done above.

I like what you have drawn.

Get a good exhaust fan in the bathroom ( if you are ground floor have it exiting via floor somehow) , and amazing lights, as if it is daylight...all the time in there !!

Shutters are expensive, wide Venetians also give the same look from outside. Maybe thick drapes for extra privacy at night. Cosier than just Venetians . but you might want contemporary...

Swap dining room and lounge./ family room

You use table at night when its dark anyway and have fab chandelier over table.

Have couches/ chairs opp kitchen so you are near view. I love snuggling on the couch looking out ..with my iPad!

You could have a breakfast bar for some seating in lounge area. Which can be used in the morning .

But good job!

Love it
PRO
OnePlan
9 years ago
Good sound insulation can even secondary glazing inside can help if you keep bedrooms at the front ( if it's noisier at the front of the house )

I'd suggest you move the bathroom door to be on the bathroom itself on your (Gekko) layout it's a bit odd waking through the family bathroom to get to that other bedroom ! But otherwise it looked good ( speaking as a concept designer !) nice work !
PRO
OnePlan
9 years ago
Nb . Before you get your heart set on anything though - check there's no pipework concealed within areas you wish to change for the flats above ! As this might be why your surveyor placed bathrooms where they did ?!
PRO
PWJ Architects Ltd
9 years ago
Hi,

We'd recommend obtaining a survey of this property and taking onboard a RIBA registered architectural designer. Most practices offer an initial free consultation and will be able to assist you in terms of what you really need.

By taking this approach, you'll be guaranteed viability for the project, as well as liability for design decisions.

We have a portfolio of work on our Houzz profile if you require ideas.

www.pwjarchitects.com
gekko2670
Original Author
9 years ago
Thanks for the further comments. I am now thinking a good sized family bathroom would be more functional and desirable. Please see the attached floorplan. However, is this going over the top? Also, is the en-suite in the front master bedroom positioned appropriately and would it need to be that size or is there a better layout? Thanks!
Jonathan
9 years ago
Alternative idea- perhaps you could have two good bedrooms and one occasional bedroom that is formed with folding walls and a pull down bed.
gekko2670
Original Author
9 years ago
That wouldn't work for me. Quite an American design I feel and it wouldn't suit the Victorian property. I want to keep 3 bedrooms and the front right one is not really big enough as a master
gekko2670
Original Author
9 years ago
Thank you vm for the in put though
gekko2670
Original Author
9 years ago
Hi, thanks for the comment Nicky, that is what I think too. Just to be sure, out of these 2 options, which one do you think is best? I would like a big main bathroom with separate shower, but is that a waste of space and not necessary in your opinion? Do you think there are any further improvements that could be made to the layout? Thank you!
kiwimills
9 years ago
im no designer !!!
in oz and nz we often have a vanity outside the bathroom
I know weird..but there you go

in the dining room banquettes seating which you can lift the lid up and store camping stuff Christmas stuff toys even linen

I've given you a hers walk in wardrobe and a his... that is just a wardrobe!

the main bathroom has a bath.. free standing with a shower next to it and then a piece of glass between the toilet and the shower

made the master bed bigger.
that shower room can be tweaked ! even come out more into dining ...
Suzie Dolan
9 years ago
I like your last altered design.

speaking from experience, I would say it's not a good idea to have your bedroom coming off your kitchen. so the adjustments you have made seem the best option. still keeping 2 toilets but having a large family room and moving the sofa to the back of the house to get the best views of your garden.

using this layout you may have sacrificed a smaller master as a result but it will be a much better useable space overall and a bay in the bedroom is always nice regardless of how busy it may be outside.

good luck and hope you take many pictures
gekko2670 thanked Suzie Dolan
Liz
9 years ago
I like the option with the smaller bathroom and the lounge in the middle of the house. I think if you tuck the dining table in the middle of the house in the dark you won't really use it. But a lounge that has poor light can be made to look cosy and is better for watching television. Also the fireplace in the lounge could be a lovely feature.

Could a shower over a bath be used for the family bathroom to save space.

Best of luck
gekko2670 thanked Liz
PRO
Nicky Percival Limited
9 years ago
Hi Gekko - these latest plans are so alike - the question to ask yourself is: how important it is for you to have a bath? Estate agents and teeenagers like them but it is completely up to you whether you want to use the extra room to accomodate one. I would also suggest that you use a limited colour palette for hall, dining, kitchen and living areas so you increase the impression of space and connectivity. You can then add individuality to the more private bedrooms.

Have fun

Nicky
gekko2670 thanked Nicky Percival Limited
User
9 years ago
Hi, I would suggest (based upon my own experience) the following changes:
1. put the kitchen in the front and keep the leaving room where it is nowadays. You could even make that open to the dinning room either with a big classic door or in american style.
2. make an en-suite bedroom in the rear(where you wanted to biuld the kitchen).
3. transform the corridor bathroom in a powder room by removing the bath. That way you can increase the space in the dinning room.
You will remain with a 3 bedrooms apartment then, encreasing confort and property value.
User
9 years ago
I have a correction to make: my suggestions are made based on the Alternative plan you presented. So where the leaving room is also at the front of the house.
minnie101
9 years ago
I like the original architects plan (?) but just the bit with the bathrooms in the middle as I'm not sure how expensive or feasible it would be to get plumbing into the existing master bedroom. Could the bathrooms be made the same size but just as shower rooms? Looks tight but it might be doable (obviously swapping shower and basin in what is the ensuite!). Could the master bedroom door be moved so you can have wardrobes all along the wall opposite the bay as there isn't much storage space. I'd then float the bed in the bay facing the wardrobes. I'd then have the kitchen as you have it in your latest plans, dining in what is currently the living and living in the extension but with the sofa facing the kitchen so a tv if you have one would go in either corner at the end of the kitchen runs.