Room configuration 2 bed flat into 3 bed flat
Hi
Hope you can help. I am thinking of buying a two bed flat that has a dining area. I need 3 bedrooms and am keeping what is now the sitting room for my bedroom at the front of the house. Theres quite a lot of space but it is really badly configured and the labelled second bedroom is awful with a tiny window like a cell. How could I maximise and make the best use of the space? I will need to put in a bath in as there isn't one and as its freehold I can extend but it is a conservation area. Thank you all.
As an aside, can anyone work out the total floor space I have in square meters?
Comments (16)
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6 years agoWithout knowing any of your requirements or how far out/if you can extend it's difficult to know. But I guess something like this could work? Look up on the planning website architects who have worked on houses in your local area, as they will be clued up about what will and won't be allowed in the conservation area. Does look like there is potential to make it a 3 bed/2 bath (if kitchen becomes a bathroom) plus utility cupboard and open plan living space at the back though, so good luck with the purchase
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6 years agolast modified: 6 years agoI'd go radical - I think the kitchen, lounge diner need swapping about to make use of the garden instead of going down the side of the house. This can hopefully be done relatively easily by swapping the kitchen and bathroom over. Leaving the shower room as is and adding a small extension at the rear. All depends on drains, but didn't move things far.
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Reconfiguration of 2 bed garden flat
Comments (7)Welcome neighbours - we're also in Streatham. So, remember that Planning and Building Regs are two different things. Firstly, Planning. Permitted Development rules do not apply to flats, so things that can normally be done to houses pretty informally (loft conversions and extensions within certain maximum sizes are examples) need a full planning application for a flat. Look at the planning portal and check what you need to apply for. Lambeth is annoying as you have to do a pre-planning application if you want an opinion (they got rid of the duty planning officer advice a while back to cut costs) - a bit of a scam really, you would be better off hiring a proper planning consultant/architect used to Lambeth and getting your application right first time. We did everything under Permitted Development (house), so did not have to go down that route. Building Regulations then need to be complied with when doing the work allowed under Planning. Rather than organise site visits/inspections with the council, who are notoriously hard to get in touch with, we used a private company, London Building Control, who were excellent. It costs a bit more, but you don't spend your whole life chasing council employees who are unmotivated and useless (in Lambeth's case, anyway). Generally, internal changes (removing walls and using steels etc) do not need planning permission of any sort, but are definitely a Building Regulations issue: and you will need to show proper structural engineering drawings with calculations and steel specs etc. Good luck!...See MoreConverting 2 bed terrace house to 3 bed or 2 one bed flat.
Comments (11)I can see potential for a 3-bed by turning the downstairs reception room into a bedroom but I don’t think you’d fit a third bedroom upstairs. You could consider turning the downstairs shower room, or part of it, into a utility / laundry space. Changing to 2 separate flats could be problematic in terms of access to the first floor one - presume you’d need a shared entrance which would make accessing the ground floor front reception room more difficult. Also, I don’t know if you’d need any special permissions, plus extra fire / safety regs to turn a house into 2 flats. It seems to be potentially a lot more hassle to take that option....See MoreTurning 1 bed flat into 2 bed Extension ideas!
Comments (5)Is there a reason for a second bedroom? I ask as given your budget and the current increasing costs of materials might put a full extension out of budget. Given that, I also note that your current combined kitchen lounge area is larger than the bedroom, so it may be more within budget to think about the layout of these 2 rooms. I see that the current bedroom has an attractive outside aspect. If the kitchen is reconfigured you might be able to achieve this from this room with double doors located next to the gate. If it is possible to knock through between kitchen and lounge you could achieve an open plan or almost open plan in this area with the outside aspect. Some food for thought............See Morecould I make my 2 bed flat a 3 bed?
Comments (2)Also know this area rather well ... and have extended a flat there. Extending a leasehold flat can turn into a veritable nightmare, even if not for costs then at least for all the bureaucracy hoops you'll jump through. Not only do you need agreements from the freeholder, but also the other leaseholders, and party wall agreements with all neighbours (and that, if adjacent properties are also converted, can escalate). You also need planning permission (no permitted development for flats). Technically, anything that goes for a house goes for flats in a conversion - it "only" involves quite a lot more work, and associated cost. The Road at least isn't conservation area, nor part of the Dulwich Estate. My advice would be, before you spend money on detailed structural engineering or design, get written agreements from freeholder / other leaseholders and neighbours. It may save you from having to abandon the project after already having sunk a lot into it....See MoreMaria Mora-Blanco
6 years agolast modified: 6 years agoJonathan
6 years agoI think the above plan shows that you can’t get everything you need without extending. Given the internal renovations I think you likely have room to add a 10square meter extension. The obvious place to extend is beyond the bay window on the garden side (assuming there isn’t a lower level flat and you would be building in front of their window)
Maria Mora-Blanco
6 years agoHi Johnathan, I accept that I will be extending. There is no flat below but I attach a photograph of the back of the house because there are steps down to the garden. I am not sure can I fit in a bedroom before the new kitchen and garden?
Maria Mora-Blanco
6 years agoI also attach a photograph of the bedroom that feels all wrong. The window is too small and the space is all wrong. It feel looks like a cell.
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6 years agolast modified: 6 years ago Maria Mora-Blanco
6 years agoHi and thank you for your input. I did think your plan was great and you are right you put in some extra touches including storage and kept work to a minimum. My reservation was the front room which I want to keep as it has a stunning fire place which would be lost if I divided the room up as you suggest. I think as well that I am not a fan of the kitchen and living area in one although I'm thinking about it now. Lastly I could stretch the budget if I got it back on selling the property. Would it add that much to the value do you think? I am going to see the flat today so I will see what the neighbours have done. I am attaching a photograph of the front room so you can see what I mean about the fireplace. Thank you once again.
Jonathan
6 years agoMaria Mora-Blanco
6 years ago- PRO
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6 years agolast modified: 6 years agoHaving seen the pic of the back of the house now, i don't think putting an extension on the back is feasable. We have to bear in mind it's in a conservation area and that you would probably block next door's light. I'd have to say that I don't think it would be granted, not without a battle. So, I don't think the property is big enough to carry 3 beds. However, it could be configured a lot better as a 2 bed and swap around to get the living at the back without an extension.
It all depends really on how you want to use the space. A lot of flats in london are designed with sharers in mind, a lot not. If sharing is to be considered then you need two shower rooms or a bathroom and shower room.
I also think having seen pics, that this one may well be spoilt by changing the large living room in to a bedroom or two, and, that the space at the rear is just not sufficient.
I would say just personally, that if you need 3 beds then this is not the one, due to it requiring an extension, and that it may not be granted.
Maria Mora-Blanco
6 years ago- PRO
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6 years ago
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