Help to re-jig the layout please!

2 years ago

Purchasing a west facing first floor balcony flat and need some design inspiration. Notes - going to knock through into bedoom 2 to make one huge jawdopping room.. current kitchen has lower ceiling so can't open it up to integrate the kitchen into the room. Thinking about moving it to along the wall of the space that was bedroom 2. Bedroom 1 is too small - considering taking out the hall wall and creating a 'master suite' ....would need to add in another bathroom. Any thoughts? What else could I do? Thanks for thinking. Jude

Featured Answer

Jonathan

2 years ago

I suspect that what is now your flat was previously two large rooms in a sizeable townhouse. For this reason it would have been the case that there was a door to the back room from the landing, it may give you the opportunity of changing your front door position (with freeholders permission).
And it it were mine I would create a guest WC and keep the bathroom just for you.

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Comments (26)

Jonathan
2 years ago
Fire regs won’t allow your plan unless you can negotiate a fire suppression system or move the front door to create a new escape route . You need to check if it’s possible to move the kitchen…. the waste plumbing might be tricky as it might be too far away from a drain. You need to gain freeholder permission too.

Lastly you might want to consider if you devalue the property by turning it into a one bed and you may consider if you reduce its saleability by having the front door opening straight into the principal living space.
surfybird1
Original Author
2 years ago
Good point - thanks Jonathan - I can keep a smaller hallway to retain the fire regs doorway from the kitchen and not walk straight into the living room. Yes agreed on the price in theory of going 2 to 1 bed - but needs it to make it really wow and I want more space in the front room. Didn't consider the waste plumbing issue - thanks for highlighting that! Jude
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PRO
Proyectoszeza
2 years ago
I see that you have doubts with the distribution of your space, to begin with, it is important to define your needs, a good study will allow you to take better advantage of the space and the passageways, that everything is connected.

I invite you to look at some of my 3D.

If you are interested in continuing to deepen and you want me to help you create a space made to measure for you, and your needs, you can write to me at:

Email: zezadesign3d@gmail.com

WhatsApp: +34 653546878

Greetings and happy day.

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surfybird1 thanked Proyectoszeza
rinked
2 years ago
last modified: 2 years ago
Let's assume plumbing can't be changed, this is probably close to the best you can achieve:

Not sure if I got all measurements right, your screenshot was a bit fuzzy.

Most likely that bed2 has a structural wall, costly but if freeholder allows it can be opened up. Then you could close off the old lounge door. Kitchen from left to right: built in fridge+oven, 100cm drawers+hob, 90cm corner unit, 90cm drawer unit (centrered on bedroom wall), another 90cm unit, 45/50cm with sink, 45cm dishwasher (ours services a family of three just fine). The long block on the right could be a 'cupboard office'. Also tweaked the bathroom cupboard to make room for a washing machine. Sleek finishes like a modern shower will give it the jawdropping effect you're after.
surfybird1 thanked rinked
PRO
Ideas for Interiors
2 years ago
You could consider turning the bed in Bed 1 with either it's back to the window or back to the kitchen wall. You'd have about 600mm either side of the bed, which is adequate if not ideal. Having the wall opposite the bed further away from you (esp looking towards the window) could create the illusion of a bigger room...
surfybird1
Original Author
2 years ago
Great - huge thanks for your thoughts and ideas - I guess at the end of the day - moving the kitchen - if possible duee to plumbing will come down to costs. RInked - bedroom 2 luckily is not a structural wall...and yes bed looks better that way - more space. Thanks Jude
sirfybird1
2 years ago
Yes you are absolutely right - the original door way was actually where you have now put it! In your opinion do you think the kitchen is big enough?? If plumbing allows I would like to run it along the back wall on the left of the original bedroom 2 and create a second bathroom and storage space where you have put it. Opening up the bedroom by removing that wall makes a big difference! Thanks
PRO
Ideas for Interiors
2 years ago
I agree sirfybird1 that the kitchen looks a bit snug unless there is ever only 1 person in it and they are v tidy. If you have kettle, microwave, toaster etc etc you would use up available worktop v quickly. As you suggested, it could go on the left wall of former bed 2, maybe staying shy of the window end of the wall to leave room for the dining table parallel to the window as in Jonathan’s 1st plan, and come down in an L shape to finish behind the new door from the hall into the living space. As well as the plumbing, don’t forget about ducting for the extractor in the kitchen.
Jonathan
2 years ago
Actually it’s a very big kitchen for a one bed.

If your building is listed you won’t be able to move the kitchen into the front room
sirfybird1
2 years ago
Thanks jonathan good to know - I’m not great on visualising the soace. - your plans have really helped. Not listed and I have a share of freehold. It’s in a regency building in Brighton - first floor with balcony - super high ceilings.
PRO
Nest Estimating Ltd
2 years ago
Hi Jude, once you have decided on a layout, we can provide you with a budget cost estimate. The budget cost estimate provides a detailed breakdown of works and expenses as well as highlighting potential areas where you can save money. If this is something of interest please send the plans and photos to hello@nestestimating.co.uk and we can provide you with a quote
PRO
Strata Alexopoulou
2 years ago

Just a very rough sketch, considering your preferences and a minimum inpact on plumbing.
Siglint Kessler
2 years ago
Yes, I'm with Strata. Would keep the entrance hall, though, closing the door leading into former bedroom 2, so the entire wall opposite entrance door becomes a cupboard for coats/shoes.

Guest WC and laundry divided into 2 different rooms: guest WC accessible from corridor, laundry from kitchen. Former bedroom two area is living room, while living room (upper right hand corner of the plan) is the dining area, as it is closest to the kitchen... It will be a fantastic flat!
Siglint Kessler
2 years ago
P.S. You could also consider having both guest WC and en suite (instead of laundry room) in the area of existing kitchen, and turning the bathroom into a study area!
surfybird1 thanked Siglint Kessler
Shauni
2 years ago
Hi, here is an idea for you to consider…
surfybird1
Original Author
2 years ago
oh I hadn't thought about putting the cloakroom there - that's a great idea as I really do want the 'master suite' as earlier suggested. The kitchen bit unfortauntely won't work otherwise that would have been perfect as the kitchen ceiling is much lower to conceal pipes of the flat above - so annoying!! Thank-you so much for that brillaint idea!
surfybird1
Original Author
2 years ago
Strata - just seen yours - that's also a great thought to move the kitchen more into the main room - minimum plunbing impact as you suggesed - thank-you!
surfybird1
Original Author
2 years ago
Siglint - yes - another option I hadn't thought of! Although the bathroom wall is stunning - it's a huge stained glass window so I think will make an incredible master suite. I was worried moving the kitchen into the big room will loose the big room impact but if I keep the design of the kitchen very sleek and minimalist (new vibe for me!) then that could work. In fact I like the contract of Victorian building with super contemporary decor.. mmmmm lots to think about
Wumi
2 years ago
last modified: 2 years ago
Not accurate scaling but could this work?
Siglint Kessler
2 years ago
Wumi, this is pretty much what I described earlier, but utility and WC split the other way, please: WC parallel to corridor, accessed via door in the middle of the wall, and utility behind it, between bedroom and living room walls. As I mentioned, this could also be the en suite bathroom, in order to turn the existing bathroom into a study.

The kitchen units I would have along the wall right up to the chimney, plus a semi island in front, parallel to units along the wall...
Siglint Kessler
2 years ago
On second thoughts, no, bathroom has to stay where it is, as the bedroom would be difficult to furnish if there were a door into former kitchen area...
rinked
2 years ago
All fun and games, but first find out what types of waste pipes there are in the building. If the pipe in/below the kitchen is less that 100mm, you can't put a toilet there.

https://job-prices.co.uk/waste-pipe-dimensions/
surfybird1
Original Author
2 years ago
Oh - why not? too close to the kitchen? thanks J
rinked
2 years ago
Proximity is not the issue, waste pipe diameter is.
Jonathan
2 years ago
Macerators are the solution to placing a toilet far from a soil pipe….. in fact they can be used to pump from a kitchen sink too if it’s not in the right place for the drains.

But macerators are noisy so not desirable as a solution to move the kitchen sink near the front window. They are however suitable for a guest wc that might only get used occasionally.

Help to re-jig the layout please!

Jonathan

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