skip to main content
PHOTOS
STORIES
STORIES FROM HOUZZ
HOUZZ RESEARCH
ADVICE
HOUZZ DISCUSSIONS
Houzz Logo Print
Explore Discussions
Design DilemmaBefore & AfterLiving Rooms
bambi9

Open plan ideas please!

Bambi T
2 months ago
last modified: 2 months ago

Hi! Still thinking over this one from a while ago...


New spec - We are aiming to create a self contained annexe in the "workshop" with access from within the house with a new wet room.


Need more flow space in main house as it's a bit of a dead end in the lounge. Would also like to knock the stud wall between the utility and lounge at the back to create more flow space in the main house.


Need a keep a downstairs loo, debating to somehow leave this where it is or move to under the stairs instead of a pantry? There's 5 stairs going down into the garage from the utility room at the moment, these stairs need to stay where they are for costs and also the garage roof is a lot lower in that part.


Kitchen needs to stay where it is in main house for costs. (Also currently a sky light in there). Would like to keep the front 'office' used as a spare room and 'family room' as a playroom.

Thanks for your ideas in advance!

Garage/Workshop Pic:

Original floor plan:




Pic of how we are current;y using the space^

Featured Answer
  • Jonathan
    2 months ago

    I remember I suggested a plan in 2021 and I still like it

    Comments (14)

    • Lorraine
      2 months ago

      Hi, I haven’t looked at the new Annex layout. Perhaps provide some measurements and more info about the space. Are you thinking open plan bed sit, or separate bedroom and open-plan living space? Will somebody be using it permanently or is it occasional guest suite or airbnb type let? It makes good sense to me to retain the utility as the connecting room. The annex can then benefit from a shared laundry reducing what you need to provision within. This would mean moving the WC. If under the stairs is a bit tight for space, can you annex a bit of room from the office as I have shown. Best of luck with your project :)

      Bambi T thanked Lorraine
    • Jonathan
      2 months ago

      What’s the annex for? You going to make it into self contained accommodation? If so what’s it’s purpose?

      Separately- is the ceiling height in the garage high enough for accomodation? The reason for asking is that if you moved your living room or kitchen in there it would be bigger than in the main house.

      Bambi T thanked Jonathan

    • Related Discussions

      need help with open plan kitchen /living room

      Q

      Comments (11)
      I agree with everything said so far. Would suggest you get built in book shelvers on both sides of fireplace, lift tv into a slot it fits perfectly into (make sure you have power on both sides). Then it will disappear more rather than fight with fireplace as focal point. I am always disappointed with mirrors over fireplaces, they become dark, are to high to reflect much. Plus then you have three rectangles fighting for center stage. I'd say very colorful artwork instead. Wonder if you can reorient tv where the big chairs are so both tv and fireplace are addressed? Color, maybe you should decide on furniture first?
      ...See More

      Open plan Kitchen living room seating

      Q

      Comments (3)
      I don't know what colors you are using but here's one that looks nice -- It has good reviews and is on sale too - Cost Plus World Market. Sorry we don't carry any like that yet. ~Lyvonne
      ...See More

      Open plan wood effect tile

      Q

      Comments (9)
      Have you considered luxury vinyl planks? Waterproof, damp mop, easy to replace, and softer on your feet. I have tile in half of my house and wish I could replace it. It's hard on your feet, especially when you're standing for long periods of time in the kitchen. If it cracks, it's a pain to replace. You have to keep plenty of extra on hand for replacement because cracks are inevitable, either from something dropping on them or from settling. The flooring person I spoke with told me they're selling vinyl in even high end installations. He said they just installed 2300 square feet in a million dollar penthouse condo. Hope this helps!
      ...See More

      Large 1970s internal refurb to open plan, larger living spaces

      Q

      Comments (2)
      Another option that I was thinking of, knock the internal glass walls of the conservatory and make the hall smaller - this leaves a very large open plan space (9m x 6.4m) but I have no idea how best a space like this could be used?? Can anyone give me their thoughts here? Need to move if I am to make an offer
      ...See More
    • Bambi T
      Original Author
      2 months ago
      last modified: 2 months ago

      Here's my husbnd's tech drawing of the annexe layout we are thinking at the moment, just not entirely sure we are connecting it correctly to the main house...


      Will plan to make the annexe an airbnb space and also be able to use it when no guests are in. So wil need mini kitchen, bathroom. French doors out to the garden. Front of garage needs to be kept for bikes/storage.


      Current pic of garage taken from the back doors^ See the different ceiling heights. Could move the entire kitchen but we will need a kitchen in main house too if we are renting that bit out (and will need to keep it vaguely where it is for costs!). Thank you so much in advance!

    • Bambi T
      Original Author
      2 months ago

      @Lorraine that's a great idea thank you - there probably is enough room under the stairs for a little toilet but will need to also use a bit of space going into the kitchen maybe up to that arch bit of wall. Or into the office as you suggest although it's a useful guest room. Or is it crazy to keep it in the utility room? I love the simplicity of what you have suggested by just moving that wall back a bit and creating flow space... thank you!

    • Jonathan
      2 months ago

      I think you should consider the cost of converting the garage into an annex and then consider how long it will take to recoup your money as a rental. You should also check the likely occupancy as the demand for an AirB&B will be much less in a residential area (which is presumably when this residential house is) than in the middle of a town or tourist hotspot. Remember while renting it you will loose privacy in your garden and you will be obligated to clean and change bedding.

      I would also be mindful that you won’t fully use the annex because the kitchen and wc will just be duplicates of what you have in the main house. This means you will be paying to install things you have no benefit from.

      So consider if it’s worth spending the money for someone else or if you could make this square footage into part of your home and then benefit from better spaces than you have in the main house.

      Bambi T thanked Jonathan
    • PRO
      i-architect
      2 months ago

      Hi!


      It sounds like you've got some interesting ideas. If you're looking to take them forward and want some design input I would be happy to help. Alongside my professional experience as an architect, I have years of experience letting parts of my property including through airbnb - I was an airbnb superhost pre-covid.


      The best way I could help you is with my Big Picture Plan. You can book and find out more about that here: https://www.i-architect.co.uk/bpp.html


      My next availability for the Big Picture Plan is February 21st. I'm fully booked for design before then. When you book you immediately get access to my complete pre-design prepbook to start to design your vision - this is my unique process that helps you get the right design for you quicker.


      You can get a taster of my signature process for free with my Design Your Home Vision Checklist here: https://www.i-architect.co.uk/dyhvchecklist.html


      Best wishes for your home design!

      Jane

      eco home architect

      www.i-architect.co.uk

    • Lorraine
      2 months ago

      Hi Bambi T, glad you like the idea although not sure it’s possible if WC stays where it is. Obviously you don’t want the WC leading directly off your kitchen or walk-through dining space but the alternative (baring in mind I don’t have the dimensions to affirmatively judge) is a tiny room within a tiny room with steps, so at best it presents as a weak resolution to the problem. Also, your new airbnb annex will increase the demand on your domestic laundry provision so it seems unwise to settle for anything less than what you already have (although my suggestion needs to be scaled to confirm whether it can work as a revised utility space). Your current plans for the annex look really smart and logical and ‘reading between the lines’ so to speak, I cannot see any obvious wins for an alternative connection to the main house, although this is a personal (non-architectural) opinion based on limited contextual evidence so I would heartily encourage you to take some professional advice for ‘peace of mind’. Wishing you the very best outcome for your project. L

    • Bambi T
      Original Author
      2 months ago

      Thanks so much for your thoughts - Jonathan I think you are right re air bnb. Lots of thinking to do for us. Is there any way you think the layout would work by keeping the kitchen where it is (for costs sake) and making the annexe into a lounge/garden-lounge? Would you put another bathroom in there for guests or have guests stay in the front bay room? (Situation has changed and we put the kids upstairs so the original post last year of needing a bedroom for us has changed but still would like a guest room with a shower-room).


      Lastly, would you knock down that wall between the lounge and old utility or leave it there? Interested to hear why you have left it, or you think too open without it? Thank you :)

    • Bambi T
      Original Author
      2 months ago

      photos below (please excuse the mess!)






    • Jonathan
      2 months ago

      Personally I think the current kitchen is undersized for the total size of the ground floor and this is exacerbated by it also having to be a hallway through to other spaces…..and it’s disconnected from the principal rooms.

      I don’t understand why you were prepared to put a kitchen in the annex for strangers but are not prepared to do it for yourselves.

      Taking down the wall between the utility and the lounge….. I don’t see the benefit…… don’t forget that taking out a wall means plasterers, new flooring and likely replacing the back door with something that looks like it belongs next to the patio door of the living room all costs money (that could go towards a new kitchen for the annex.)

      Bambi T thanked Jonathan
    • Jonathan
      2 months ago

      https://www.theusedkitchencompany.com/shop/painted-kitchen-with-island-worktops-and-appliances-used-4/

      Just to illustrate that a kitchen for the annex need not cost a fortune

      Bambi T thanked Jonathan
    • Bambi T
      Original Author
      2 months ago

      Thank you so much, that is super helpful :)

    • Bambi T
      Original Author
      2 months ago

      Hi again - so for costs sake, just playing devil’s advocate- if we absolutely had to keep the kitchen where it is, what would you do? Maybe another lounge in the garage? You have convinced us not to go ahead with airbnb, thank you for that!!

    More Discussions
    Spray Foam Insulation
    1
    Knocked walls for light - have we got it right?
    0
    How can I make the exterior look more balance?
    1
    Kitchen & LR suggestions
    1
    The article is related to interior decoration/construction
    0
    Ireland
    Tailor my experience with cookies

    Houzz uses cookies and similar technologies to personalise my experience, serve me relevant content, and improve Houzz products and services. By clicking ‘Accept’ I agree to this, as further described in the Houzz Cookie Policy. I can reject non-essential cookies by clicking ‘Manage Preferences’.