London victorian garden flat extension help please!
Hey,
Ive just exchanged on my first flat and it’s exactly what I’ve always dreamed of - but the reality of the plans is knocking me for six!
We are looking at doing a wrap around rear and side extension to turn it from a one bedroom flat to a two bedroom with open plan living at the back.
I’m struggling with the doors to the garden and bathroom layout.
The dream is:
- flush kitchen run in the corner with and island
- sliding doors to garden
- dining bench inbuilt in the corner at the end of the kitchen units
- false fireplace with recessed book shelves either side in the opposite corner
- bathroom can be compact but I want a 1500 x 800 shower (no bath)
Does anyone have any clever ideas that I’m missing? Any help hugely appreciated! Thank you!
Comments (23)
siobhanmcgee90
2 months agoJosie Mowatt
2 months agoThanks Siobhan- I’m leaving the bedroom layout as is as it retains all of the gorgeous cornicing detail which I love and is actually quite nice to have the separation of the bedrooms.
The kitchen will be larger (haven’t got to the fun bits yet!) and have an island.
I suppose it’s more wanting other opinions of how to arrange the bathroom and windows / doors to the garden. I half love super modern half like French doors for example. I definitely want them to be white not black but am torn between the likes of these
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Advice - Rear extension north London Victorian terrace
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 MoreBefore & After: East London Garden Flat
Comments (5)Thank you very much for the positive feedback. If you would like any additional information on the project please feel free to contact us with any questions....See MoreVictoria garden flat extension advice
Comments (11)Aftenoon. I would definitely advice getting a professional of board. If you're going with an interior designer or concept planner - now is the time to get them in. They can then work alongside you throughout your project and help you get your ideas into order and help you work out what's possible and what other contractors you will need on board. I would recommend sending your initial plans/ideas so a few interior designers you are considering and start getting some prices in. Don't forget to ask what you get for the money. Will they help with lighting plans, planning permission, do you get trade discounts? It will all matter to the over all spend of your project. With projects like this it's also great to make sure you chose someone who includes 3D imagery of the designs so you see exactly what you will be getting as an end result. I have attached a few recent project 3D's so you see what I mean. There are hundreds of designers on here so I would start looking at some portfolios and get a feel for the designer - it's important you get on and that you think they will understand *you* and be able to interpret *your* ideas into the final layout / design. I hope that helps but feel free to get in touch if i can be of any further assistance....See MoreGround Floor Victorian Flat Extension Help
Comments (15)All the above posts are excellent...................however, nobody seems to have mentioned the drain position. I'm a little concerned that some of the plans above may be unachievable because you'll never get to the drainage. Can you confirm where the main drain is. If you're really lucky, then they may cut across the property and it's conceivable that you have a drain outside the kitchen or even a manhole in the garage ( we've got one in ours, as the drain makes it's way to the front ). Like this:-...See Moresiobhanmcgee90
2 months ago
PROHinton House Interiors
2 months agoJonathan
2 months ago
rinked
2 months agolast modified: 2 months agorinked
2 months agoJonathan
2 months agoI can’t see the numbers but this appears to be what you are planning and the living space seems too tight.
Josie Mowatt
2 months agorinked
2 months agolast modified: 2 months agoJonathan
2 months agoJosie Mowatt
2 months agoJonathan
2 months agolast modified: 2 months agosiobhanmcgee90
2 months agoJosie Mowatt
2 months ago
PROBespoke Glazing Design
2 months agolast modified: 2 months agoLeonie
2 months agoBit off piste, but have you considered doing it the other way and using the front rooms with all the features you love for the living space?
Something like this? There are still compromises - the second bedroom in the middle could have a roof light and will need to be thought through carefully to comply with building regs. Could also have a window through to the dining room.
Long room could either be a long galley kitchen, with the dining room and sitting area in the original rooms best for entertaining or a dining room like I've drawn below.
Bonus is you get two bathrooms, and because you lose the courtyard you get slightly more square feet, always valuable in London.
Josie Mowatt
2 months agorinked
2 months agoLeonie's floorplan has one bedroom without ANY daylight, as it's in the former kitchen and i assume there's a floor above. And check fire regulations, as the escape route of that rear bedroom goes either through the courtyard or the kitchen. Besides, if the current kitchen is 3.3m wide and the plot width is 6m, there'd be 1.85m width for the 'dining corridor'.
(i still can't clearly read the measurements in the architect's floorplan)
rinked