Layout help for kitchen and upstairs master...

Pugster 2018

5 years ago

Hi everyone,

I would love to have some opinions on layout for an extension and re-jig upstairs in our new house. I think I have looked at it for too long! :)

Downstairs - add extension for kitchen/diner/living. I'd love to have some kind of walk in pantry but not sure how to incorporate that. Current kitchen to turn into the utility room.

Upstairs on first floor - knock bedroom 3 through to bathroom to create a master suite, turn bedroom 4 into bathroom and convert the loft.

The help I need is with bed 3 and the bathroom, due to the layout I am struggling to see where we would put clothes. Is there a way to get a dressing area into this space?

Would really appreciate any thoughts!

Thank you

Featured Answer

Tryphic

5 years ago

With regards to the potential master suite, does it have to be as large as it is as a family bathroom? Depending on where your bed will be, you could make use either of the wall next to the door or the wall opposite with bespoke fitted wardrobes. If you go to a decent local carpenter, you will get a lot more, for a lot less than one of the big name, so called bespoke fitted wardrobes. Instead of a walk in pantry, have you considered larder units, not quite the same, I appreciate, but you can store an awful lot very easily in them.

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Comments (17)

Jonathan
5 years ago
Have you measured the head height in the loft yet? The feasibility of extending up depends on how much room there is up there. For loft rooms to be useable they should be over 2.2m high when converted but frankly in a house as grand as yours this will feel lower in contrast to the rest of the house and perhaps to avoid criticism from future buyers you should be aiming higher. (Insulation will reduce the current ceiling height by 20cm btw.)
You can get away with some of the room being lower (1.8m) but more than half should be over 2.2m.

On a previous post you had a link to a video that suggested that the height in the loft wasn’t great. I understand it is on hubbys wish list but I am sure he will only want you to spend money that you can get back on resale.
Pugster 2018
Original Author
5 years ago
Hi Jonathan!

Thanks again for replying, the layout you suggested on my previous post gave us a lot to think about. We really liked it but when I was playing around with the measurements and furniture I don't think the kitchen area was big enough for what we want. I switched them around and tried this below...which could work, I just don't know if it's the best use of space!

With the loft - yes we measured the head height and currently it's around 2.4/2.3 in the centre. We spoke to an architect who said we can use thin, breathable insulation so not to lose too much height.

I totally understand what you are saying, but we are planning to live here forever and not re-sell and having the loft converted suits us for what we need. It will be used as an office and maybe an occasional bedroom for guests.

I am just trying to figure out how we can get dressing and bathroom into that master suite!

Thank you
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Pugster 2018
Original Author
5 years ago
Also forgot to mention that the surveyor (who is a specialist in older houses) said he is pretty sure the loft was originally servants quarters with a back staircase. Which would explain why the loft already had a good solid floor already :)
Pavan123
5 years ago
I would block off the door going into bedroom 3 currently and put the bed on that wall. Then have the access to the master suite as coming off the stairs only, then you should have more than enough space for a dressing area between the en suite and bedroom.
Pavan123
5 years ago
Rough sketch so you get an idea
Alix W
5 years ago
Hi Pugster. On the first floor, are the current loo and bathroom on the same level as bedroom 3, or are they up or down a few steps? I can’t quite make out the plan.
If they are, you’ll obviously have to take into account the level change between the bedroom and the ensuite. Or you could use current bedroom 4 as the ensuite?
Pugster 2018
Original Author
5 years ago
Thank you Pavant...I see what you mean, but unfortunately that is where the stairs to the loft will be! So it will look something like this...
Pugster 2018
Original Author
5 years ago
Alix W...yes they are on the same level as bed 3. There are a few stairs up (next to the toilet)..

Bedroom 4 will then become the house bathroom - for the kids in bed 1 and 2 basically!
Alix W
5 years ago
Aha. So I think you could prob get a small walk in wardrobe or walk thru wardrobe by either splitting the ensuite space so the window is in the bathroom bit and the other side is dressing, or creating a dressing space that you walk through to get to the bathroom. But the bathroom space won’t be huge, so it depends on your priorities. Wish I could draw what I have in my head!
Jonathan
5 years ago
I am concerned that you feel that the loft conversion suits you because are imagining a much better space than you will end up with.

Your specialist has told you that this room may have previously been used as habitable accommodation and this may have also swayed your feeling about the loft. But since there are bare rafters, no evident of any lathe and plaster, no fireplaces for heat, and no doorways that are tall enough to walk though I think his opinion may be wrong.

Your video shows that the actual height is limited so the orange area shows an estimate of where a 6’ person could stand. The yellow room shows what it might be like after the conversion and of course you will have to go through one room to get to the next. You do also have the option of adding a dormer- this won’t give you a higher ceiling but will increase the amount of standing space. Obviously there are ways of doing a dormer that are more attractive than others. Lastly you need to consider the stairs - as I can see where you intend them to start I am concerned that as they ascend they will intrude into the bedroom next door.

My concern remains that the money earmarked for a loft conversion will leave you with space that is less useable and less impressive than if you spent it on adding a second level to your ground floor extension plans. It could also be argued that converting the outbuilding could be more cost effective than the loft and again you might well end up with a better space.
Pugster 2018
Original Author
5 years ago
Thanks again Jonathan, I really do appreciate your input. I have been non stop researching! One other option would be to lower the ceilings on the rooms below? They have very high ceilings so really the only casualty would be the original in some of the bedrooms and the landing...not ideal but I think we could live with it if it meant we had proper bedrooms upstairs. I've read quite differing accounts of how much extra that costs though!

I know it's hard to understand but my husband is absolutely adamant he wants his office in the loft...it's just non-negotiable lol.
Jonathan
5 years ago
I think it’s time to turn the research over to hubby. Try suggesting he take down the ceiling in the utility room to get an idea of the dust and disruption. He should look up the cost of lowering the floor in the loft and the cost of replacing the coving, lowering the picture rail in the bedrooms, replastering where the picture rails were and redecorating.
It might be worth finding out why he likes the loft too- perhaps it is a character thing- I am sure you can give a different space such as the outbuilding some character for a lot less money than the current plan.
Pavan123
5 years ago
I see what you mean now about struggling with the bed placement. I don’t see how you can fit the bed into the master without it being very tight if you want a dressing space and en suite given the placement of the fireplace, window and doors. I think you’re going to have to compromise somewhere.
Pavan123
5 years ago
Actually I’ve had another look and I still think changing the door placement is key, as then you can place the bed in front of the fireplace and central to the room. Can you have a door off the landing before the stairs going up to your loft, then you can walk through your dressing space into the master and have the ensuite below. I’ve done a quick sketch so you get an idea.
Jonathan
5 years ago
I still think the stairs to the loft limit the options. So I have tried to show how Pavants suggestion would be.
PRO
BetterSpace: The Floor Plan Experts
5 years ago
If you really want to incorporate a dressing room, some kind of a walk-in closet, I think an option you’d consider is to remove the single toilet area and reduce the width of bathroom that will form part of master en suite, and use the remaining space for a dressing room. In that case, you would also need to move the door to the proposed en-suite bedroom to open into the dressing room area. Do let mw know if you need any assistance, I'd be more than happy to help further. You can email me to ed.rogers@betterspace.co or through out site.