Victorian terrace - trying to avoid side return extension (costs!)

8 months ago

See attached floor plan, it’s the classic Victorian terrace layout. We need to bring the whole house up to date, and in doing so we will be opening up the kitchen and adjoining dining room. Although we really like the idea of the side return extension, and I’ve seen some stunning examples, the costs are so high that we’d really rather avoid it if possible. Definitely looking to reposition the kitchen to the darker side, and place the dining table / living space at the back, along with some French doors. But I’d really like to do something with a bit more oomph than the classic galley kitchen. Any thoughts? Ideally, would love to be able to keep an eye on kids in the playroom (reception 2) though appreciate without an extension that’s tricky! Also hoping to squeeze a little office / desk space in too. Has anyone seen any interesting ideas for this layout?

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Comments (4)

kazzh
8 months ago
Quick thoughts…
chloeloves
8 months ago
If you don’t extend then I don’t think there are any other options than the galley kitchen as you don’t have the width for an island. I would have tall cupboards on left wall as you enter kitchen to maximise storage - think stacked washer dryer / larder cupboard / fridge freezer and then have counter tops along the right hand wall with sink cooker and work space. You could maybe insert an opening between the kichen and playroom either glazed or open so you can see or shout into the playroom. The far end is where you will have your table and you can replace the window at that end with French doors quite cheaply I believe.
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I'm sure experts will be able to provide better guidance but we are working through the same thing at the moment and as a very rough estimate for you it's about £1500 per square meter for a single storey extension. We are knocking the existing kitchen and creating a 45m2 extension (side return and extending further out the back) and a rough estimate for that is about £60k-£80k. Loft conversions including an ensuites are generally somewhere between £35k-£50k depending on requirements and size etc. We are south west of London so prices might be slightly cheaper. Hope that helps a bit!
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As you are NE facIng I think it’s worth the extra velux as you’ll get a lot more light. Also for some reason one on its own doesn’t look quite right proportion wise. As an alternative you could consider swapping to larger rectangular rather than square veluxes, you might be able to get away with two on the side and one on the end. The cost of installation is usually per velux so may even save money this way. As regards the side return opening to the central room, I would say you need at least a window there at least. If you have an internal window (rather than door) there is still space for furniture under the window. Without a window that room is usually too dark. Having said that, I notice your two receptions are open plan and the front window is SW facing, so perhaps the central room gets enough light that way. But personally I’d still keep a window in that location for extra light and in case you ever want to separate the two receptions. You could even consider a transom window high up on the wall, that will let through lots of light as the light comes from the nearest velux anyway, but leaves plenty of room for furniture underneath. Could look a bit odd with a period look but would work with modern decor.
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Do you need to keep a downstairs bathroom, or are you happy to have only the en suite until the loft is done? (bearing in mind this may put buyers off if you end up selling before you do the loft). If you do then I agree with SpaceMaker’s idea of moving the bathroom to the dining room area if soil pipe allows. Or if soil pipe does not allow (eg if soil pipe runs back through the garden rather than under the house) then at least move the shower and sink, so as to leave only the loo carved off the kitchen. The dining room could divide into a bathroom and utility on the left hand side (using the under stairs space as well) and then a corridor through to the kitchen on the right. If you decide you don’t need the downstairs bathroom then you could have the same sort of division but make it a utility and study space. You will free up quite a lot of space if you take out the chimneybreasts - in your shoes and budget allowing I would keep the one at the front so you can have a nice fireplace/woodburner as a lounge focal point, but then take out the others. Certainly a side return extension, with glassed over side roof and glazed doors to the garden at the end, would have a big impact on the size and feel. Rooflights are cheaper than a full glass roof and have the benefit of being openable for ventilation in the summer.
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Hi @Hannah, sorry for slow reply. After discussing with builders have decided not to do full width extension at the back. Timings/builder availability/costs/drainage issues etc have meant it's far easier & cheaper to stick with much simpler add-on rear extension instead. Not what I really wanted to do but it's not going to be our forever home, so trying to be pragmatic about it! But still plan to use side return space as small courtyard / green space accessed from dining room. Good luck with yours if you do it!
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Hannah Carter
Original Author
8 months ago
Thank you, this is similar to what I was thinking. Nice idea regarding the opening. I was alternatively thinking about just putting the kitchen along one side, but running it all the way down to the end, and leaving the other side open for a couple of big windows and a dining table, something like this. But would I end up with a too small kitchen perhaps?
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chloeloves
7 months ago
If your plan is to scale which it looks like it is I think you would be creating an awkward pinch point around the table cooking area - if you have people over and they are sitting at the table and you are trying to finish off and serve dinner they will be in your way. I think you are giving up valuable space to the desk and chair and a galley would work better. I did think if you have units along the wall to where you have put your desk you could have stool tucked under the counter that you could perch on when needed to also keep an eye on the playroom. OR you could have a tiny peninsular return at one end of the cabinet run and have a couple of stools tucked under facing into the kitchen
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Victorian terrace - trying to avoid side return extension (costs!)

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Victorian terrace - trying to avoid side return extension (costs!)

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