Help reconfiguring a ground floor conversion flat in London

4 years ago

Creative designers - would love your thoughts

I have a ground floor conversion flat in SW London. It is the typical layout and the side return has not been done. I got planning in 2014 but for finances did not do it but it was approved. I revisited it last year but quotes have come in top to tail (includes kitchen/bathroom etc) around £150k give or take ( London prices are breathtaking). - I know some people won;t believe it but I've done the research.

The biggest issues I have is that there is no entertaining space. When I'm home alone I sit at the sofa but with the separate kitchen it's hard to even have people round for drinks let alone dinner. Having done the sums I can;t afford the side return as as I am planning on living here for a while I'm not overly worried atm about doing changes and not reaping loads of money out of it - I want a great flat where friends can come round.

The challenge is the back "bedroom is 2.5mx2.5m and the upstairs flat has a roof terrace on it - it's theirs in the lease....

So - I have drawn out probably 20 different permutations within the available size restrictions and come up with the design below. I know the architects and designers will prob say - no, that's crazy, you should save, take a loan and do the full side return, wait and save the money but that's not a option - i need to do something now as I've been here for 7 years and not done anything.... the side return section is 7mx2m

I have a basement which is storage for my bikes.skis and kite surf kit - washer and dryer and I'm reluctant to put anything here due to expense etc.

Creative brains......

Screenshot existing - the first plans are existing. The second set my idea after multiple permutations of trying to reconfigure the current structure and I don;t want the bedroom at the back...

I could also add a garden room. I have a 38 foot garden.

I would be very interested in any creative suggestions!

(Reposted with a better layout picture)

Featured Answer

J B
Original Author

4 years ago

Totally agree and will draw out the 3 options which I have pinpointed as feasible and do cost/use analysis
Thankyou.

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Comments (19)

Virginia de La Hamayde
4 years ago
Hi have you got a permutation where you flip the kitchen and bathroom positions. You would end up with an option for an open plan kitchen and dining/entertaining area that leads into the garden. Depending on your decorating style and preference you may even have bifold doors to the current back bedroom when a kitchen brining in more light and extending the entertainment area depending on how you furnish the garden or put up a gazebo type shelter. Would be great in summer and cozy in winter with heat lamps or chimera
Your drawing suggests the walls between kitchen bathroom and back bedroom are not retaining walls? May cost you less financially. Bathroom would be closer to reception.
You’ve not said why the challenge of back bedroom is as relates to neighbours and terrace?
J B
Original Author
4 years ago
Thanks for this Virginia
The structural walls are between lounge and kitchen, kitchen and bathroom and bathroom and back bedroom.
The back bedroom is just an issue in terms of size as 2.5x2.5 and I can’t knock the wall down between bathroom and back bedroom without sig expense. I agree would be nice to have the kitchen diner looking into garden. I’ll try some drawings for this and see if it could figures.
Do you mean instead of doing a small aide return off the lounge, move it to next to the back bedroom?
I like the idea of the gazebo.
Thanks
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i would: move kitchen to reception room, but explore other options in terms of layout of this space and where the kitchen is within it (there is a fireplace indicated on the wall you want to knock down so likely that wall is structural). knock through toilet and bathroom to make one larger space, but as last comment, think about where the door is carefully the storage area within bathroom area - could that be accessed from the hallway? a good place for jackets and shoes (and you will find having a large storage area invaluable for suitcases, sports gear, hoovers etc) convert the existing kitchen into your study - you can always have this as multi- functional by putting a sofa bed in it also so it can be a space for occaisional guests shorten the very long corridor, so that you can join the last bedroom to the reception room and form an L shaped living space. you could keep a screen or have double doors between reception and the ex-bedroom space, so making it more of a snug...and again this could be multi functional if you had a sofa bed in it....close it off from the reception room you can have 2 sets of guests staying without giving up your own room at all. when you are preparing to sell in the future and you still want to sell it as a 3 bed (check with an estate agent first, having 3 beds and a small reception space with a kitchen somewhere in it doesn’t automatically mean more money), all you would need to do is close off this ex-bedroom space from the reception area by reinstalling a stud wall and put a door through at the end of the hall. this wouldn’t be a massive job to do and means you can live in the space the way you want to while you are there
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Virginia de La Hamayde
4 years ago
Yes to instead of aide return. If you reconfigure the interior space and decorate creatively you’ll have a nice flow from front to back and retain valuable exterior space. Cost up difference of knocking down walls v your original options. I think you’d proposed moving the bathroom to the other side so that expense would still be there.
Jonathan
4 years ago
Is there anything above bedroom 2? Could you take that down and replace it with something bigger?
J B
Original Author
4 years ago
Hi Jonathon
The 2nd bedroom (2.5x2.5) has a roof terrace in it belonging to the flat upstairs so I can’t do anything with it. Really annoying as they did not have planning but it’s been there over 15 years and is on their lease
J B
Original Author
4 years ago
Thanks Virginia
Yes I like the idea of the back bedroom becoming the kitchen - I just need to really look at configuration- although I could put a box window on it out into the side alley....
PRO
OnePlan
4 years ago
Most people pop onto Houzz to turn a one bed into a two bed ! Your second bedroom at 2.44x 2.44 is (small but) fine for a single bedroom. Set it up as a study if that suits you - but don’t dismiss it as a bedroom if this is a shorter term home .
Jonathan
4 years ago
Sounds like you need to negotiate with upstairs.
In order to build what you want they might agree if they end up with a bigger roof terrace
J B
Original Author
4 years ago
Yes that’s a good point. Thankyou
J B
Original Author
4 years ago
Hi One Plan...I know, and I agree that it seems strange but here’s the thought process. I’m 52, recently single and so it might well be my long term home and what’s important right now and what I can afford. I could extend the mortgage to do a full side return but that would make my monthly payments strangling as I also need to think about how long I’m going to keep working. What’s important is having entertainment space - which I can’t create currently so this was my next. Thought ( or move to something already suited to me but with stamp duty etc that works out just as expensive unless I move much further out and I’ve pretty much ruled that out.
It’s a amazing flat loads of storage ( basement) and huge garden and prime location so I’m trying to make it perfect for me ( not necessarily resale atm).
Virginia de La Hamayde
4 years ago
JB has a thought last night about your London costs- consider getting quotations from other non London companies and negotiating the costs to within a reasonable range. Also do you have builder friends in your network who would be willing to do some of the work once you decide the layout for a fraction of the cost - after all they’ll hang with you in your new digs.
Main idea- source for workers outside London spread the economic love. Best
J B
Original Author
4 years ago
Funnily enough I asked the question to my brother in laws builder contacts and they said it’s too expensive to come to London to work by the time they’ve paid accommodation ( even if I paid it) etc. But..... you don’t know till you ask - was even thinking I could ask apprentices and they could do it as a project.... you never know.
J B
Original Author
4 years ago
It’s about creative thinking outside the box ( or outside the side return haha).
PRO
OnePlan
4 years ago
For an entertaining apartment for 1 or 2 people this might fit the bill if it’s feasible ? Obviously talk to builders and SE if required etc ... as a starting idea ...
J B
Original Author
4 years ago
One Plan - Thankyou. So... here’s my idea... similar concept but I’d rather the kitchen diner into the garden not the bedroom.
So... bedroom 1 in bay. Bedroom 2 ( but I would use it as a snug or office) in lounge
Bathroom
Kitchen diner in the rest but I make the back room wider with a box window...... same principle- still have to remove 2 structural walls but worth getting quotes
Thankyou.
PRO
OnePlan
4 years ago
Which end of house is busier - ie is the front near a road ? As that might be noisy at night ? If you live in it for a while first you will get more of a feel for the best sunny spots and less noisy areas etc
J B
Original Author
4 years ago
Hi One Plan- sorry - I wasn’t clear - I’ve owned it for 7 years. Lived in it for 3 ( but i was away every weekend so only used it when working in London) Rented it out for 3.5 and been back in it ( but full time) for a year. My bedroom is at the front and it’s a super quiet street so no issues having the bedroom at the front and I’ve got cool shutters for privacy.
PRO
OnePlan
4 years ago
I think if you have 9 pals over for dinner there’s more space to have some sitting at table and some on sofas (after the meal) and all still able to all chat in the way I set it up - and if it’s a sunny day they can go out to garden easily ... you bedroom remains private and could be set up with dressing room or study area too if you want maybe ? Worth thinking about how each layout would work with different scenarios before you start knocking out walls.

Help reconfiguring a ground floor conversion flat in London

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