it's a three bed semi with a tiny box room. the brief for the architect was to turn the box room into a double bedroom with ensuite include a utility room move the downstairs toilet so it doesn't block the hall and make a larger kitchen diner.
I I received the attached tentative plans which are for me to consider so that we are more or less agreed on what we are going for then the architect, after a call or an email from me, will go ahead and produce some detailed plans.
my biggest dilemma is where to put the ensuite bathroom. the budget is quite tight. 3k per square meter including Vat so max 130k including everything.
You can see where the architect has proposed to put the ensuite which makes sense because all of the utilities services sewer pipe etc are on that side of the house so it is very efficient and would probably help cost wise. however he has also identified an alternative position on the other side of the bedroom for the ensuite but this would require an additional soil stack and also it would need then connecting to the drains and sewers etc which are quite far away so it feels like a little bit of over-engineering and extra cost.
secondly on the ground floor the plan shows the downstairs toilet more or less in the main living space so I don't want this but at the same time because the dimensions of the house are quite small it's not possible to put the ensuite underneath the stairs so what's the best solution here?
By the way there is a 3 meter easement due to a 55cm sewer pipe that we cannot get agreement for a build near or over agreement from water company so hence why the design includes a step out of only 1.1 meter.
Plan to stay here forever.
I include plan plus current floor plans.
Any ideas welcome.