Creating 2nd bathroom and better floor plan for a Marylebone flat

10 months ago

Hello,

We have a 2Bed-1Bath flat in Marylebone, on a 3rd floor (walk-up), and we're going to start a big renovation as it really needs it and we think we can drastically improve the floor plan to make a better use of the almost 100 sqm we have. We want to create a 2nd bathroom as we think it will create the best value for the flat.

This is the current layout.

And here are 2 proposals we received:

The wall between the existing living room and kitchen is a structural wall, so we'd need to add some support to take it down in the 2 proposals.

We'd greatly appreciate feedback from the community about these 2 new floor plan ideas, and if someone has an even better idea, we'd be super grateful!!

Many thanks,

Lily

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Comments (4)

Jonathan
10 months ago
These two plans are very similar so ultimately it comes down to how many bedrooms you need now and upon resale. I suspect that because you are in one of the most expensive parts of London the three bed option will be worth more- and given the current bathroom is already in that space you might well be able to fit an additional Ensuite in that additional bedroom.

Converting apartments is very complex because of freeholder issues, insurance, fire regulations, waste water removal, access, parking for contractors etc- make sure you find a company who have experience of all these things and will take all these worries off your hands.
Jonathan
10 months ago
And you might consult an estate agent about future resale. If it is likely to be a family they might want a family bathroom and better laundry facilities, if it will be shared renters then an extra Ensuite, or short Term renters you will likely plan additional storage for spare linen and a smaller kitchen
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I would still suggest tanking/waterproofing the room prior to the installation of a standard shower tray or bath. Waterproofing membranes with the European Technical Approval will withstand normal movement within a house but the flooring and walls need to be of sound construction - a wetroom can be properly fitted in age of building. These principles apply to a standard tray or bath as the silicone beading around the edge may fail (from movement/age) and let wall bypass the tray, causing damage to the building underneath. This picture was taking after a bath with wall mounted shower was removed. The silicone had failed causing the wood to rot. This was all replaced and the below was created in its place: A bath will be easier for people with young children and if you plan to sell on, a wetroom will appeal to some where a bath will appeal more to others. Which ever path you choose (both your designs look nice) I would recommend waterproofing the room before it is installed. Kind Regards Mike
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Jonathan
10 months ago
last modified: 10 months ago
I think it might be worth you satisfying yourselves that the plans are drawn with accurately sized furniture. I estimate that the master bedroom is about 3.1mwide and so if you wanted a 1.5m wide bed you might feel disappointed with the amount of circulation space suggested by the illustration- for that reason you might move the door to the second bedroom to make the master wider.

I suspect that if you want a 150x200 bed in the guest room you won’t be able to get past the bottom of the bed. Standard double beds are 190deep and 135cm wide- that might fit better - A king size will probably have to go under the window.

If I was living here and preferred 2 bedrooms to having three then I might put the kitchen at the front to allow a minor replan to make the master bedroom bigger.
PRO
Create Perfect
10 months ago
Hello Lily,

It sounds like some exciting times ahead for you.

Can I begin by asking who created your plans/layouts for you?

Looking at them I am a little concerned as I don't think the scale is quite right on these. For example how much space is available at the base of the second bedroom? ...if this is not correct, I would worry that the kitchen space is right either and this could make all the difference.

Having enough space to use the dining table, or to open kitchen units and the space between where you sit and the TV are all really important when it comes to planning your space. This is the time you really need to get all these bits right to ensure you're happy with what the final property will actually look like and how it will function.

I am sure you have but it is also worth asking if you have also spoken to someone to ensure the drainage and waste are OK in the new location - it has moved a fair distance from the current location which main not be possible.

We usually start our projects with the layout phase and this includes investigating your needs and requirements for the property and then drawing everything up in scale for you. Once we have the plans we look at everything you can fit in and the best way to achieve it to ensure you have the best use of space. We also generally offer three different plans to ensure you have plenty to think about.

These plans can then be used to get your builders on board, to tender for the project and so on.

There are a few things you could look at - like creating a jack and jill bathroom rather than two - gaining you extra space to increase the second bedroom if needed. You could add two smaller bedrooms to make it a three-bed property or make both bedrooms ensuites (with the second bathroom jack and jill to allow access from the main house too). There are a few amount of options available.

I hope this helps and gives you somewhere to start with your project. Do keep us posted.

Best, Gina

Creating 2nd bathroom and better floor plan for a Marylebone flat

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