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Renovating Polls Design Dilemma

Extension dilemma: Larger dressing room or ensuite bathroom?

5 years ago

Happy new year all.
We’ve recently purchased a family Victorian house and would like to do some immediate renovation and extension work. The current layout is a bit messy and doesn’t make the most of the space, partial floorplan attached.

On the second floor (loft), we want to create a new dormer extension at the rear to house a new room and a small roof terrace / large balcony. We want this floor to be one large master bedroom suite with a dressing room, balcony and an ensuite bathroom.

We’ve narrowed down the design options to just two:
1) new dormer extension at the rear to be a dressing room with fitted wardrobes and storage, with bifold doors leading to a large balcony. The current bedroom will be reconfigured to move the shower room to the front of the house, to become a small ensuite bathroom. The built in wardrobe will also be removed, and the landing from stairs scaled back; or

2) new dormer extension at the rear to be a large bathroom suite, with a door to the balcony. Current bedroom to be reconfigured to remove the shower room, landing and wardrobe, and install new built in storage along left hand side wall, either side of the staircase.

Your thoughts on which option works best would be hugely appreciated. We are a young family so don’t intend to sell for a number of years, but future resale value is of course a consideration too.

Thanks in advance!
Rich

larger ensuite bathroom with no dressing room

larger dressing room, with smaller ensuite

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Comments (5)

Jonathan
5 years ago
I think this loft room will feel smaller than the front room on the floor below. By my calculations the loft room is nearly 20% bigger but the obvious place to put a bed is narrow, the sloping ceiling limits where you can put wardrobes and I think the room below will feel bigger and grander.

If it were me I would have the loft space as an extra reception room with access to the roof terrace or consider putting two bedrooms up there to increase the value of the house.
Richard T83
Original Author
5 years ago
Thanks Jonathan, appreciate the comments and suggestions. Indeed we had initially wanted to convert two of the bedrooms on the first floor into a larger master bedroom suite with dressing room and ensuite.

But felt the loss of the middle bedroom would be too much, and the 3rd bedroom on the first floor is tiny.

It probably wasn’t clear in my original post, but our plan is to add a new rear extension on the loft floor (directly above the tiny 3rd bedroom and bathroom on the first floor), so the overall floor space will increase.

The intention for the new rear extension will be to become a flowing extension of the current loft bedroom, and be either a bathroom or dressing room, together with a roof terrace.

I attach a partial floorplan of one of the neighbouring properties who have already done a similar extension...but without the terrace which I have crudely added in!

Our dilemma is whether the new room should be either a dressing room or large bathroom? I am inching towards a dressing room as any future owner could convert it into a standard bedroom fairly easily (and would retain the en suite in the current loft bedroom) if and when we come to sell.

Thanks
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Richard T83
Original Author
5 years ago
For the avoidance of doubt, the two options we are deciding over for the loft floor are something along the lines of the below (apologies for the poor quality!)
Jonathan
5 years ago
I now better understand and if the upstairs is going to be a bit bigger then I’m preference is now to have the master on the top floor.

My thoughts are that putting a dressing area or shower room over the current bathroom limits access to the terrace and you are likely building the terrace as outside space is at a premium. So I would put a modest sitting area at the top of the stairs and bifold doors so that you can open up the space to the terrace.

I would also consider turning the modest third bedroom below into the family bathroom as I think it would make a better bathroom than putting one at the front of the house over the front door. (As it will be smaller and I imagine it has a deep window that limits placement of sanitary-ware.). You could then either keep the existing bathroom or my preference would be to convert it into a laundry room.
Hester Malin
3 years ago
hello! I am trying to plan my bathroom and was wondering what you used in terms of the digital layout tools for your project? Is it a website or an app? thanks

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