Victorian flat kitchen renovation on a budget- advice in London
Hi all!
Looking for some advice on my first kitchen refurb on a budget!
I bought my first flat 4 months ago. It's in a listed Victorian block of flats in Central London so quite small and in a need of some TLC. See floorplan attached. I had initially planned to knock through the kitchen and living area, but since living there decided not to as the wall is load-bearing, and I prefer to separate my cooking and relaxing spaces.
Now I'm planning to replace the kitchen and just knock through the kitchen and the inner the hall walls to create a bit of an L-Shape (they are not load-bearing. I'll leave the long entrance hall in place).
I'll want to replace everything (except the washing machine), including the massive boiler with a combi which will free up some space. I'll also want to take up the floor, probably re-tile one wall, and paint.
I'm not a great cook and live alone so don't need to go upscale with appliances- my main priorities are creating a nice space that makes the most of the fab natural light in the kitchen, and adding resale value.
I don't mind getting heavily involved in the process myself. But I of course need a builder, and ideally I want someone to help with (or at least cast a second eye over) the design/plan before I go about choosing the components. I seem to only be able to find companies that do extraordinarily expensive A-Z refurbs in London. Any ideas of how I can go about finding a designer+builder combo? I'm not trying to cut corners, but am thinking there must be another way!
Thanks!
Bobbie
Comments (31)
minipie
5 years ago
Sam Potter
5 years agoRelated 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 MoreVictorian Renovation in London Part 3 - Finish line?
Comments (240)Thanks - I have already fitted a horizontal column radiator in the hall: I have done this in most common areas. It's out of shot in the photo. In terms of off-whites, we have not used any. Either pure brilliant white (kitchen, window woodwork etc), or F&B Ammonite (the grey on the staircase etc) are the neutrals. I looking at something for the kitchen as the pure white is a bit harsh....See MoreVictorian house renovation - advice for a newbie :)
Comments (3)Congratulations on your new home, it sounds like you have a healthy budget if spent wisely....! I would look at using a Howdens kitchen, very good prices, (need a builder/interior designer with a trade account to use them) they have great kitchen styles & colours, they now have a range of kitchen doors which are ready for you to paint in your own paint choice....Spend your money on good worktop surfaces & the appliances to make it look like a V expensive kitchen and longevity! When doing your shower room and bathroom spend money on the taps/shower & bath mixer valves and good toilet cisterns as this will see you through for the next 10 years versus using cheap no name brands..The rest of your listed renovation work can be done relatively cheaply with having a good eye for your finishes. A good decorator will always be the icing on the cake, its definitely worth spending your money on a good plasterer and decorator. Good luck with your project. If you would like any further assistance please get in touch as I offer consultations which provide lots of advice & tips........See MoreChalleging Victorian Flat Floor Plan Advice
Comments (16)I wonder if the above is possible….. to make your second bedroom a double size room steal some space from your main bedroom for a shared shower room, the window in the current bathroom would cast light into the hallway, if the bedroom door is left open during the day. if you dont move the kitchen into the sitting room then maybe have it open plan to the hall and if the area behind the current sink was originally a door, perhaps put a frosted glass panel in to get difused light from the 2nd bedroom into the kitchen area. I would change the lighting in the hall to maybe soft glow wall lights. i would maximise the potential for storage space in your large hall I hope this gives you some more ideas to take to the architect...See MoreBobbie M
5 years agoBobbie M
5 years ago- PRO
User
5 years ago Sam Potter
5 years agoBobbie M
5 years ago
E D
5 years agoSam Potter
5 years agoJonathan
5 years agoPutting a hole in an original wall (shown in red) is more complicated as the freeholder will have to give permission and they may want assurances that you are doing it properly (although they might just be happy with building regs). To be fair you may only have to knock through where I have shown the bathroom door as there is already an opening in the other two positions.
Walls that partition up what would have originally been a single room probably won’t concern the freeholder as much but since this is to do with kitchens and bathrooms you will need building regs.
As far as costs go- your plan involves moving a small section of partition wall and the cost of moving a larger section won’t actually be much different because the main part of the expense is all the finishing jobs like skirtings, hanging doors, moving light switches, relaying floors - all of which have to be done which ever plan you choose.
Another poster questioned the kitchen window being lost- I moved the kitchen closer to the lounge and the bathroom closer to the bedroom but you don’t have to do that. Having rooms with no windows seems to be commonplace in conversions of period buildings so it shouldn’t put you off. Additionally you may be surprised about how little it adds to the cost to swap the rooms over.
andrewbooton
5 years agoJonathan
5 years ago
Karen
5 years ago- PRO
User
5 years agoJonathan's plan is indeed excellent. If you're at all worried about lack of light in the kitchen. Open straight in to the kitchen, making it larger widthwise, then have an opening in to the lounge.
rinked
5 years agoJonathan
5 years agoBobbie M
5 years agoYes I'm going to have to keep that little hall from the bedroom (unless I can make an exit from the bedroom to the main hallway through the cupboard?!). I think moving the bathroom is going to be too costly and I do want to keep a window in each room. It's so tempting to move the loo into the ensuite bathroom but I just wonder if not having a separate loo would impact resale? If I don't move it, I'm thinking I'll make the loo smaller and take out the huge boiler cupboard then redesign the kitchen. The other thing is that the window in the kitchen is actually full length but currently blocked by the units (honestly I don't know what the previous owners were thinking!). I definitely want that exposed (or put a mini table in front of it) so I'll probably just do units down the left side of the kitchen. Thanks so much everyone for your feedback so far!!
Jonathan
5 years agoBobbie M
5 years agorinked
5 years agoSmall changes with big effect. Making the toilet smaller didn't create extra space, but moving it's door and the boiler did. Closed off the kitchen door, boiler goes where the toilet door was. New kitchen door, because of possible fire regulations (I'm from the Netherlands, so have no idea whal you'll need/must in London). Kitchen L-shape is now 270x200cm, which is a nice size.
Bobbie M
5 years agorinked
5 years agoBobbie M
5 years agorinked
5 years agoDownsizing the toilet would create some space to put an extra cabinet or fridge.
I've created a niche for a small sink, just like I did in my own home (since our wc is just 103x94cm).
rinked
5 years agoBow Sward
5 years agoBobbie M
5 years agoJonathan
5 years agoGood news that a builder is coming over. I suspect all the green walls I have drawn are originals and can’t be changed without permission- you can probably tell by their thickness relative to thinner partition walls but it would be good to check.
As Bobby said you need to know where the buildings soil pipes are because this will dictate where you can put a wc. There may however be more than one- I suspect your wc pipes go under the kitchen and exit near the kitchen window.
1- get the builder to tell you if there is any extra bit to the left of your kitchen window that has been hidden behind boxing- extra square footage is nearly always useful.
Are there original doorways (2 & 3) that could be reinstated- look for telltale signs in the skirting board, flooring, hollow walls where an opening has just been boarded over, door shaped cracks in the decorating etc.
Jonathan