Critic my plans?

[buildingmyplace]

I've had plans drawn up for a wrap around single storey extension, plus a studio in the bottom of my garden (knocking down an old brick garden that is currently there).

Because I have 2 manhole/inspection chambers in my garden the plans have to work around these. I have spoke to the water company who own these, they have very strict rules when moving these, the foundations must be 50cm away and there must be a new MH every single change of direction.

This is why the plans don't make the best use of the space as I've had to make the plans adapted to these rules.

Other than that, anyone interested in casing their eyes over my plans for way suggestions or to confirm they are good?

I don't want to knock through from the kitchen diner into the 'family room' as I want to keep the rooms separate - I don't like open plan living much.

I also wanted to reduce cost/disruption by not knocking down that wall at present.

Thanks!

[workit]

I would put the cloakroom under the stairs and I would use the cloakroom door to lead into the utility/laundry so it's nearer the bedrooms (no need to go through the house with laundry) and then go from the utility to the shower room.

[buildingmyplace]

Thanks workit there isn't the head height/space under the stairs for a door unfortunately

[PragmaticWench]

Is there a reason for only building single storey? If you need the extra space that the studio gives, would it not be better to build two storey on the house?

It seems a waste of money on the studio, which won't last for ever or increase your house price as much as a double height extension. You also have to put in foundations these days on a single storey extension that can support two storeys anyway.

[buildingmyplace]

I don't think I would get planning permission for double storey, plus I really want a studio - so I can work from home which will save me renting my current studio which is a few miles away.

Because of the creative business:work I do involves paint/work working tools etc I don't want them in my house - the studio isn't for extra living space - it will be an office/workshop/painting studio.

My current studio is very small, fairly expensive and I can't just pop there like I could if I had one at home.

[Peony9876]

I understand you don't want open plan but the new kitchen looks like it will be quite dark to me. Is there anyway of getting more light into it? For example could you put the kitchen where the utility is and have a glass roof on the side return to let more light in?

[Africa2go]

I may be missing something but how do you get into the family room? What width are you getting at the side? How much garden will you have left? It looks like the studio will take a very large part of it, would there still be enough room for children to play etc (my concern would be limiting the property to a very niche market when you come to sell)

[Heronwatcher]

I would definitely put the kitchen at the back and the family room in the middle (sorry if I have misunderstood if that is what you were doing already). This way it will appeal to many more buyers- not just families. The middle room will also be really quite dark- have you considered using sliding glass doors between it and the back room, otherwise I suspect it won’t get used much. I would also consider not having the cloakroom and shower room separate, but instead one larger room. If you do want them separate then definitely use a pocket door on the wall between the two. And as others have said I would at least try to go 2 storey (you won’t know whether you’ll get planning unless you try) especially as it looks as though you have a downstairs bedroom- the money would be better spent on that if possible. Good luck!

[Rollercoaster1920]

You are planning to fill in your garden access, that would put off future buyers if there isn't an alternate access from the rear.

Also there is no flow through the house to the garden.

[Rollercoaster1920]

Ah, I see from the studio plan that you have rear access. So no issue there! Sorry.

[Canyousewcushions]

I'd also put the kitchen in the extension and keep the family room in the middle of the house. Better flow and it makes so much more sense for the utility room to be off the kitchen.

I was also wondering about light to the kitchen/diner shown in the plan; you seem to be losing a lot of window space and it could end up really gloomy in there (another reason I'd be looking to make it a cosy family room rather than the kitchen)

[WhereDoesThisToiletGo]

I would definitely put kitchen dining in extension, closer to utility. And have existing part as family room. You may need to reduce glazing in extension to provide enough walls to put units against ht this can be offset by a roof velux or similar.
The kitchen footprint in your plan looks tiny, I can't see how 2 people could use it at the same time.
One reason to avoid living areas in highly glazed areas is that watching TV can be difficult. We've had to install blinds in our west facing extension as setting sun hits the TV.
Is the only external door to garden in the area with table? I'd have that as a floor to ceiling window, and access garden from the extension

[Porridgeoat]

What about this

[Porridgeoat]

Your way the kitchen could be dark. Go for light and open

[hgaj]

I would worry that the kitchen diner would be:
a) dark (with one external N/E? facing window)
b) a corridor
If you don't want open plan then I wonder about reducing the size of the extension so you keep more light.
Maybe something like the one attached. Although it would require more steel to take down the external wall, I do think it would make the narrow side extension more useable.

[optimisticpessimist01]

You really need access to the utility from the kitchen, I would also agree with the poster above me regarding swapping the family room and kitchen around. It seems like quite a strange layout in terms of practicality. I think the storage in the corridor will really close it off and make it feel dark and enclosed

Or possibly more simpler, swapping the kitchen with the dining area and then having access to the utility. I think the biggest and easily solvable problem for me would be not having access to a utility room from the kitchen

[nancyjuice7]

My sketch it horrendous but I would have the kitchen diner at the back and make the central room which looks like it has a fireplace, the living room.
Also put large glass windows or doors along the kitchen and block off that door from the living room to outside.
You really need to access the utility from the kitchen too.

[buildingmyplace]

Thanks everyone, I agree about making the kitchen/diner very dark....that's my major concern.

A few a reasons I don't want to remove walls to the existing house, money, disruption and I don't have the funds for a new kitchen for a few years (am mortgage maxed out too, so that's not an option either).

In answer to a few questions:

There's loads of garden left, the studio replaces an existing old garage so I don't lose much space. There is still loads of room for lawn/planting/patio etc.

There will be a back gate for access once the side return is filled in.

The house has 3 double bedrooms upstairs, fully occupied, only one bathroom upstairs.

The kitchen is a bit small, it's a 3 bed semi, but I don't like huge sprawling kitchens, I don't spend much time in the kitchen and never would - unless I got an aga - then I would probably sleep there!

I'm not bothered about the utility room being separate and a faff to get to, it's a compromise to do with my points above.
My fit bit will thank me for all the extra steps although at the moment I trudge down the the bottom of the garden to my washing machine in the garage, so this will be better than that.

I have a dog and a cat who both use a cat flap, so that needs to go in the design somewhere too.

But in mind with everyone's comments would the plan below be better in terms of light?

I can create a little tiled courtyard/sitting area, it would mean more light?

Plus I wouldn't have to move the drain which would save a bit of £££

My main objectives are: more space (obvs), as much light as poss & good views of my garden which is lovely and green and natural.

[buildingmyplace]

A new buyer could knock through to the utility space from the existing kitchen, or switch it with the 'family room' if they wished - I think my current plans would allow for that.

I personally would prefer to enjoy the view of the garden when sitting and relaxing, not while I'm cooking -but I know that the fashion is huge kitchens and bi-folds so this could be put in if I ever did sell up.

[Peony9876]

I don't think this plan looks any lighter as I can't see any windows in the kitchen area?

What it does mean though is that it would be easier to knock through to the new family room in the future so may help with resale or if your plans change.

You may also find knocking through is not as expensive as you anticipate. We paid £1k for the steel beam and £1k to fit it. There will be plastering, electrics and decorating costs on top though.