How to make best use of space
Discussion
I'm in the process of buying my next home and as it is in need of a new roof (I knew this when offering etc), I'm considering the possibility of extending the upper floor and a little of the lower floor at the same time. it already has a large (for me) kitchen and a good sized utility room but the lounge and dining room are ok if a little small. By extending the upper floor to fit the floor plan (and extending a bit) of the lower, it will enable me to have a good sized main bedroom with en-suite and also a good sized family bathroom - currently no bath in the house, just an upstairs shower room as the main 'bathroom'.
I'm already bouncing some ideas with an architect but I'm seeking other options and ideas. The original floorplan is:
The proposed ground floor and upper floor wall outline (not room plan) is:
The garage/workshop (full length) will remain as is, though it may be rebuilt - I'm not looking to change that space. The stairs ceiling point is too low so the main bean suporting the floor will need to be moved back to give more head room when going up and down stairs. Because of this, I can 'relatively' easily move the stairs. I'll probably turn the hall/study into the lounge as it looks over the garden and have the current lounge as the dining room as it will only have one window to the front and I'll probably (possibly?) not keep the window through to the 'utility space'. As the stairs might move, I can widen the proposed lounge and steal a bit of the current lounge and still keep the entrance hall centered as it roughly is. Current thoughts are to move the main bathroom to bed 4 (or maybe bed 2?), possibly shrinking it a bit to give more space to Bed 3. Bed 2 might become the 'box room' giving more room to Bed 1, so 1 large bedroom at the rear with en-suite and walk in wardrobe, 2 larger bedrooms and one small box room.
If I'm re-roofing, I'm also considering having an attic room, stairs over the ground to first floor stair. Roof ridge curently runs left to right, any elongation of the house would need it to run front to back. It has hips both sides currently so would end up with a front hip and probably a vertical rear as it won't be seen from the main road / access / visitors etc.
So how best to configure the 2 rear spaces to give kitchen, utility, possibly snug or other room (office/study?) downstairs toilet, and upstairs to give large main bedroom with en-suite and walk in wardrobe / dressing room, main bathroom and 3 other bedrooms? I can (probably) add-in windows to the upstairs right hand wall (or at least I hope my builder can... yet to be picked) and clearly windows can be added anywhere in the extension. It doesn't overlook anyone, so sightlines are not much of a consideration, but I will have a large storage barn to the rear so there is no view to speak of and it would not make for a good lounge etc due to this.
I'm as sure as I can be that the original house (as built) was just the main square area and the kitchen / utility / bathroom have been added as time has gone on. The utility roof is flat (ish) and wriggly tin and has damp issues so again, will need to come off and be redone / removed anyway. The original house is solid walls, no cavity.
Or would you not extend as far back as the kitchen currently goes and do something different? All of this still has to go through planning etc so nothing is a given, just ideas I'm looking for please.
Edited to try and clear up that my proposed view is simply the wall outline, not a room by room plan.
I'm already bouncing some ideas with an architect but I'm seeking other options and ideas. The original floorplan is:
The proposed ground floor and upper floor wall outline (not room plan) is:
The garage/workshop (full length) will remain as is, though it may be rebuilt - I'm not looking to change that space. The stairs ceiling point is too low so the main bean suporting the floor will need to be moved back to give more head room when going up and down stairs. Because of this, I can 'relatively' easily move the stairs. I'll probably turn the hall/study into the lounge as it looks over the garden and have the current lounge as the dining room as it will only have one window to the front and I'll probably (possibly?) not keep the window through to the 'utility space'. As the stairs might move, I can widen the proposed lounge and steal a bit of the current lounge and still keep the entrance hall centered as it roughly is. Current thoughts are to move the main bathroom to bed 4 (or maybe bed 2?), possibly shrinking it a bit to give more space to Bed 3. Bed 2 might become the 'box room' giving more room to Bed 1, so 1 large bedroom at the rear with en-suite and walk in wardrobe, 2 larger bedrooms and one small box room.
If I'm re-roofing, I'm also considering having an attic room, stairs over the ground to first floor stair. Roof ridge curently runs left to right, any elongation of the house would need it to run front to back. It has hips both sides currently so would end up with a front hip and probably a vertical rear as it won't be seen from the main road / access / visitors etc.
So how best to configure the 2 rear spaces to give kitchen, utility, possibly snug or other room (office/study?) downstairs toilet, and upstairs to give large main bedroom with en-suite and walk in wardrobe / dressing room, main bathroom and 3 other bedrooms? I can (probably) add-in windows to the upstairs right hand wall (or at least I hope my builder can... yet to be picked) and clearly windows can be added anywhere in the extension. It doesn't overlook anyone, so sightlines are not much of a consideration, but I will have a large storage barn to the rear so there is no view to speak of and it would not make for a good lounge etc due to this.
I'm as sure as I can be that the original house (as built) was just the main square area and the kitchen / utility / bathroom have been added as time has gone on. The utility roof is flat (ish) and wriggly tin and has damp issues so again, will need to come off and be redone / removed anyway. The original house is solid walls, no cavity.
Or would you not extend as far back as the kitchen currently goes and do something different? All of this still has to go through planning etc so nothing is a given, just ideas I'm looking for please.
Edited to try and clear up that my proposed view is simply the wall outline, not a room by room plan.
Edited by S6PNJ on Thursday 25th June 19:14
You are starting with two halls, your plan leaves you with two halls. It's a lot of money and effort to still be left with twice as many halls as a house needs.
You could take the sensible approach there, move the utility into the spare hall, then use your extension to give you the kitchen space you need, then there's a big chunk there that you can merge nicely with your workshop without anyone noticing.
I reckon not only have I solved your hall problem, I've got you space for two more project cars. Two more!
You could take the sensible approach there, move the utility into the spare hall, then use your extension to give you the kitchen space you need, then there's a big chunk there that you can merge nicely with your workshop without anyone noticing.
I reckon not only have I solved your hall problem, I've got you space for two more project cars. Two more!
Thanks Paul, maybe I didn't explain my self / my pictures proper;y - the 'proposed' just shows the extra space added, not what I'm doing to the existing rooms, so anything can be added, removed, or suggested at this time.
Oh, I will already have 3 cars parked up there eventually - I don't need any more.
Oh, I will already have 3 cars parked up there eventually - I don't need any more.
Put a laundry / toilet area in the back of the workshop garage through the rearmost door from the kitchen.
Master bed needs an ensuite and dressing area on the left side replacing the current bathroom.
Bed 2 needs an ensuite utilising the window opening its going to lose
Bed 4 turns into the Family bathroom
You need to put a door straight from the kitchen to the reception room or you will never use it.
The hall and study could be reworked to make a bigger study and a larger entrance to the kitchen
Master bed needs an ensuite and dressing area on the left side replacing the current bathroom.
Bed 2 needs an ensuite utilising the window opening its going to lose
Bed 4 turns into the Family bathroom
You need to put a door straight from the kitchen to the reception room or you will never use it.
The hall and study could be reworked to make a bigger study and a larger entrance to the kitchen
Revamped lower floor layout to better try and describe thoughts:
I don't think the existing workshop / garage is warm enough to put the downstairs loo / utility room, plus, I want to keep that as workshop not 'living' space. It is very much more of a 'lean to' type affair rather than a formal (and warm) space.
I don't think the existing workshop / garage is warm enough to put the downstairs loo / utility room, plus, I want to keep that as workshop not 'living' space. It is very much more of a 'lean to' type affair rather than a formal (and warm) space.
I don't know what your garden is like .... But my house doesn't have any windows over looking it .... So I have an planning application awaiting approval to install bi-fold doors in a big kitchen and a balcony upstairs over looking my garden .. Today is the last day for local objections , so hopefully I will get the go ahead next month 
My budget is £100k for the shell .... fitting it out will be my project for the next 10 years ... I hope
At 73 years old , I'm also planning for a lift , so when I'm a real geriatric and have to sell my TVRs , I'll be able to get upstairs
My budget is £100k for the shell .... fitting it out will be my project for the next 10 years ... I hope
At 73 years old , I'm also planning for a lift , so when I'm a real geriatric and have to sell my TVRs , I'll be able to get upstairs
Edited by The Three D Mucketeer on Thursday 25th June 19:04
SonicHedgeHog said:
This is turning into a whole house renovation and extension which will therefore be extremely expensive. You need an architect who can look at the house as a whole. It makes this thread a bit boring but it s the best way forward for this size of project.
Yes, it's major renovations time! The house needs re-wiring, re-plumbing, it will be back to brick pretty much everywhere. An architect will be involved (I have a couple I'm working with at the moment) but I'm looking ofr alternative sugestions other than what we can come up with. Somtimes someone will come up with an absolute gem of an idea at which point we'll all go - now why didn't I think of that.. and it's that I'm hoping to find here.S6PNJ said:
Yes, it's major renovations time! The house needs re-wiring, re-plumbing, it will be back to brick pretty much everywhere. An architect will be involved (I have a couple I'm working with at the moment) but I'm looking ofr alternative sugestions other than what we can come up with. Somtimes someone will come up with an absolute gem of an idea at which point we'll all go - now why didn't I think of that.. and it's that I'm hoping to find here.
Understood. We’ve just finalised our plans and are just getting a sanity check quote before going for planning. The architect experience has been excellent. I guarantee the final plan will be nothing like what you’re thinking about at the moment. The potential is enormous.S6PNJ said:
SonicHedgeHog said:
This is turning into a whole house renovation and extension which will therefore be extremely expensive. You need an architect who can look at the house as a whole. It makes this thread a bit boring but it s the best way forward for this size of project.
Yes, it's major renovations time! The house needs re-wiring, re-plumbing, it will be back to brick pretty much everywhere. An architect will be involved (I have a couple I'm working with at the moment) but I'm looking ofr alternative sugestions other than what we can come up with. Somtimes someone will come up with an absolute gem of an idea at which point we'll all go - now why didn't I think of that.. and it's that I'm hoping to find here.I'm still looking for ideas and suggestions on alternative floor/room layouts if anyone has any. To provide more info:
In brief – I'm hoping to extend lower floor to ‘square it off’ from kitchen to garage making existing utility space bigger. Extend upper floor to mirror lower floor.
Lower floor – lounge is currently right hand side of house (wider room than left hand side). The head room going upstairs is too low so the beam needs moving back to allow more headroom, so if the main beam (and/or stairs) is moving, why not move the stairs slightly right (or totally right in the hallway) and make the left hand side of the house wider and make this the new lounge as it looks over the garden and would have 2 windows. Or potentially move the lounge to the rear smewhere? If lounge moves to the left (dining room becomes the right hand room), so kitchen, utility, downstairs toilet becomes the space to the rear – but this is quite large, so is there a layout to include a study / snug / other space? Or total layout change – lounge to rear (but rear views out of windows not great due to proximity of a storage barn and there are already 2 'open' fireplaces in 2 front rooms so I don't need a 3rd fireplace) then dining room and kitchen fit the two ‘main’ rooms? Or something else? Lounge / kitchen / larder / toilet in new space at rear, dining room to right hand side of house, left hand side becomes snug / study rooms as per current config?
Upstairs, main bedroom in new extended space, to include en-suite with window to rear or side and walk in wardrobe without window (room shapes/sizes very approx., and certainly don’t take for granted where I’ve put walls). Main bathroom then moves into (current) Bed 2 or 4 – possibly bed 4 but making it slightly smaller to increase bed 3 size. Make bed 2 smaller to become box room / study so bed 1 is larger. End result is large main with en-suite at rear, 2 bigger beds at front and one small bed at middle/back. Or put main bathroom in Bed 2 so it is more separated from main bedoom and closer t en-suite for combining plumbing etc. Part of the garage roof currently slopes up to the house and my view is this would have an apex roof across all of it (apex already at front and rear where it doesn't touch the house/utility, freeing up (house) wall space for a window in bed 2 (and maybe bed 1 if required / suggested?)
If new roof going on, option to include attic room possibly for hobbies / study / other space maybe? Current roof centre line runs left to right, new roof centreline would run front to back? Still hipped at front, maybe not at back?
Thoughts or comments on layout plans welcomed!
In brief – I'm hoping to extend lower floor to ‘square it off’ from kitchen to garage making existing utility space bigger. Extend upper floor to mirror lower floor.
Lower floor – lounge is currently right hand side of house (wider room than left hand side). The head room going upstairs is too low so the beam needs moving back to allow more headroom, so if the main beam (and/or stairs) is moving, why not move the stairs slightly right (or totally right in the hallway) and make the left hand side of the house wider and make this the new lounge as it looks over the garden and would have 2 windows. Or potentially move the lounge to the rear smewhere? If lounge moves to the left (dining room becomes the right hand room), so kitchen, utility, downstairs toilet becomes the space to the rear – but this is quite large, so is there a layout to include a study / snug / other space? Or total layout change – lounge to rear (but rear views out of windows not great due to proximity of a storage barn and there are already 2 'open' fireplaces in 2 front rooms so I don't need a 3rd fireplace) then dining room and kitchen fit the two ‘main’ rooms? Or something else? Lounge / kitchen / larder / toilet in new space at rear, dining room to right hand side of house, left hand side becomes snug / study rooms as per current config?
Upstairs, main bedroom in new extended space, to include en-suite with window to rear or side and walk in wardrobe without window (room shapes/sizes very approx., and certainly don’t take for granted where I’ve put walls). Main bathroom then moves into (current) Bed 2 or 4 – possibly bed 4 but making it slightly smaller to increase bed 3 size. Make bed 2 smaller to become box room / study so bed 1 is larger. End result is large main with en-suite at rear, 2 bigger beds at front and one small bed at middle/back. Or put main bathroom in Bed 2 so it is more separated from main bedoom and closer t en-suite for combining plumbing etc. Part of the garage roof currently slopes up to the house and my view is this would have an apex roof across all of it (apex already at front and rear where it doesn't touch the house/utility, freeing up (house) wall space for a window in bed 2 (and maybe bed 1 if required / suggested?)
If new roof going on, option to include attic room possibly for hobbies / study / other space maybe? Current roof centre line runs left to right, new roof centreline would run front to back? Still hipped at front, maybe not at back?
Thoughts or comments on layout plans welcomed!
What age/era is the house? It appears to have an unusual configuration.
Would one (rather than two) lounge/reception room and a large kitchen/dining/lounge area be desired? We quite like having that arrangement as it quite flexible.
The bedrooms appear all to be quite small for a reasonably sized house. How many bedrooms do you want/need? If you combine two of the bedrooms, it may be that you wouldn't benefit much from extending upstairs.
A bigger workshop is always a good thing. Yours appears to be a decent size, though.
NB. We have two "studies" in our house, one is my wife's home office that doubles up as a guest bedroom. The other is my office/library. They are quite useful
Would one (rather than two) lounge/reception room and a large kitchen/dining/lounge area be desired? We quite like having that arrangement as it quite flexible.
The bedrooms appear all to be quite small for a reasonably sized house. How many bedrooms do you want/need? If you combine two of the bedrooms, it may be that you wouldn't benefit much from extending upstairs.
A bigger workshop is always a good thing. Yours appears to be a decent size, though.
NB. We have two "studies" in our house, one is my wife's home office that doubles up as a guest bedroom. The other is my office/library. They are quite useful
The house is pre 1930s and was probably just the 'square' bit as evidenced by the upstairs bedroom layout. The kitchen has been added on at some point and the upstairs bathroom over the top. It probably used to have an outside privvy and a tin bath in front of the fire! It has a mix and match of roofs currently - pitched stone tile, lean to, flat, wriggly tin, so extending gives me the opportunity to unify the roof styles and materials (and also wall materials!) and 'clean' the property up a bit stylewise.
I'm not a fan of open plan living and refer rooms in their own spaces. Ref bedrooms, I'd like to keep it at the 4 it has, 3 would be an absolute minimum, one main and 2 guest rooms, but if I then didn't extend into the roof (attic room) then I'd lose a hobby room / study room which I'd also like to (need to!) keep/have. TLDR - 4 bedrooms!
I don't need more workshop space, the house has a barn to the rear which is currently partly open to the elements and I'll be looking to enclose this, so I'll have more than enough car / mower / equipment storage but don't want to lose any of the garage space attached to the house or use it for living space. Structure wise, the attached garage is not suited to accomodation uses.
I'm not a fan of open plan living and refer rooms in their own spaces. Ref bedrooms, I'd like to keep it at the 4 it has, 3 would be an absolute minimum, one main and 2 guest rooms, but if I then didn't extend into the roof (attic room) then I'd lose a hobby room / study room which I'd also like to (need to!) keep/have. TLDR - 4 bedrooms!
I don't need more workshop space, the house has a barn to the rear which is currently partly open to the elements and I'll be looking to enclose this, so I'll have more than enough car / mower / equipment storage but don't want to lose any of the garage space attached to the house or use it for living space. Structure wise, the attached garage is not suited to accomodation uses.
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