Could you put some dimensions on?

I think it's a shame that you have just thought of this, especially when you've only just finished the little breakfast area. Sense would dictate that the kitchen goes there and that you put the bulk of the units where you have the built in cupboards and also under the window.

Now you're trying to keep that, move the kitchen to the sides and have an extra dining area beyond that to the rear.

The range could have gone in the fireplace and left plenty of room for units top and bottom on the same wall, the sink under the window with more work top etc.

So good reason to have dining area and wood burner at the front, kitchen at the back!!

I've tried, but i can't see the sense of having a wood burner in the kitchen opposite a range. ( if i've read it right - it looks like it goes both ways? ) without the dimensions of the room on the left and knowing what's above it ...........................I wouldn't have thought it was large enough to warrant a log burner. You will create more space by taking the Chimney breast out to allow for a much better kitchen. The window at the front is very easily amended to allow for a sink ( that's the least of the structural work )

I'd be mindful of the size of the planned extension - you say 2.5m, but you need structural advice first, you haven't allowed for any returns for the steel to sit on, which you probably will need. I'd have a complete re-jig for a much better kitchen diner, keep the loo, keep a utility ( all these are adding value )

Creating a corridor effect, taking away the downstairs loo, not putting in a great kitchen / diner, not so much.

Hi Gary. It's not what you asked.. but have you considered just knocking through to the living room where the sink run is and extending the living room instead to include a formal dining space? The view where the table currently is looks just as lovely! I know you'd lose the view from the sofa but maybe include a banquette or cosy chairs to look at the view, socialise etc when not watching the tv. Just a thought anyway!

Ah ok! Great job on kitchen! I might in that case consider what Jen suggested with a larder behind the stairs. I know they're recently done but could you lose the new cupboard to the right of the fire and have the snug entrance here? The cupboard looks small on the plan but not in the photo, not sure if that would be possible to be able to extend the main kitchen run (plus the size of the extension as Hugh said)?

I personally feel - and it's only my own opinion:-

That if you are thinking of selling up in a few years then whatever you do, should be adding value. You have a temporary kitchen, one, that albeit very nice, does not really give adequate cupboard or worktop in what most would consider a good sized functioning kitchen.

The kitchen is one room where a battle on price can be won or lost. If you don't want to add a full kitchen, then i'd honestly leave it as it is. It currently has a very nice layout as a kitchen / diner.

Changing it without adding more units and creating a full kitchen will leave you with one non-functioning end, no more units or workspace than you already have, and the expense of an extension to provide a dining area that you don't need.

I hear what you're saying about the room height to the left in the snug and maybe a log burner there, but again you've got the problem with the structural work as I'm presuming that room was an addition. However, it would probably look and feel very cosy.

Really like that one above - At least you don't have to ruin what you've already done, and it gives the added benefit of a good sized kitchen.

Thanks both. I have updated it a little with more detail but I think it works?!