Have you extended a 3 bed-semi?

[WindUpBird]

We bought the house last summer with the aim of extending. It's a standard 1930s semi with lounge, dining room and tiny kitchen downstairs. The plans for upstairs are straightforward - an extra bedroom and small bathroom above the garage. Downstairs we are in a complete dither.

We've decided to keep the lounge and dining room as they are, but we'd like a kitchen big enough for a table and also a downstairs wc. To extend the kitchen we can build to the side of the house at the back of the garage, however that will mean we lose access from the back garden to the garage (and will have to traipse through the house with garden waste etc. Also any work that needs doing in the future will mean workmen, materials etc being brought through the house). We could have a 'utility corridor' joining garage and back garden meaning all traipsing is confined to this space where we could also have a big cupboard, w/machine and tumble dryer etc. It will mean a smaller kitchen though.

Location of the wc - could either be from the existing hallway (not enough space under the stairs to fit one in there) but built into the back of the garage, if you see what I mean? Or it could be via the kitchen, but still built into the back of the garage.
My questions are:
1 - how important is it to have access to garage from back garden? Is traipsing through the house with mess really that much of a problem?
2 - is a 'utility corridor' worth sacrificing the size of the kitchen?
3 - would having a wc accessed from the kitchen, albeit via 2 doors, be a bit weird?

Does anyone know what I am talking about?! I don't think I'm making myself very clear. I keep trying to find plans online of what other people have done but I haven't found anything, is there somewhere I can find architects plans to give me ideas??

Thank you and sorry for the mammoth post!

I know what you're talking about. Will you extend kitchen out at the back as well? This could make up for reduction in space at side for passage to garden?

I find it impossible to picture things in my head but here's my tuppenny worth

We've just blocked off our side access with a shed- and becasue our floors are solid wood we figured any mess would be easily cleaned up

How many workmen are you expecting in the future btw?

Not sure about a 'utilty corridor' - also any wc off a kitchen is a no no in my book, even through 2 doors.

Have you drawn up any plans yet? Get a builder round and see what they suggest

Actually, scrap that, I've just remembered you said you're extending upstairs as well!

How much space at the side have you got?

My parents did exactly the kind of extension you describe on their 1930s semi, losing their side access. However, there is a door from the garage into the kitchen and so you literally only have to take a few steps through the kitchen from the garage to get to the back garden. And as it's a sort of less busy end of the kitchen it really doesn't seem to matter. I think it was probably worth it for the extra space.

I have tried to draw out your existing set up but to no avail!
My first thought was that the utilities and toilet could co-exist in the current kitchen; the WC being accessed from the hall, through the current kitchen door and the utility room accessed from the kitchen.
I think that most posters would not like any WC with kitchen access.
on the other hand I think a utility corridor is a great idea. I don't know any measurements so am unable to say whether it will compromise your kitchen.
Sorry

Ooh, thanks for the replies. said I guess the space at the side is very approximately 3m x 3m.
cyb, I agree, I'm really against the idea of a wc off the kitchen. Having it accessed from the hall will mean making a bigger hallway/smaller kitchen which seems a waste of space, but it feels like a better place for a toilet!! I guess I'm not expecting toooo many workmen!! - It's just if trees need to be chopped down, patios rebuilt, fences put up, windows cleaned etc etc.

We've had a few plans but we keep changing our minds about the layout and can't seem to get it right. DaisySteiner That's what we're envisaging, a door to the garage from the kitchen and back door opposite that to minimise the journey through the house.

If we had a utility corridor& wc at the end (i.e. 'in' the garage), the size of the kitchen would be approx 4.5m x 3m - I'm not sure if that is big enough for a table as well as units etc.. And I think the corridor would be approx 2m wide (wide enough for worktop and walking space, I suppose). The kitchen would be even smaller if we kept the corridor but accessed the wc from the hall.
I like the idea of noisy washing machines and crates of washing being kept out of the kitchen in a utility area, but I think I'd rather have a big kitchen...not sure though, dithering!

We have a 1930 semi .

We have loft conversion and downstairs extension as you describe so losing access to back.

We have kept the front of the hoiuse so it looks like a garge but new garage doors open up to small storage area - gets bikes in there etc . Then there is a door that leads to uiltly room then small passage way with wc off it and back door and door into extended kitchen .

We use the route from garage through passage way into garden for anything from front - window cleaner gets through with hid ladder

Avantia That's interesting that you've got rid of the garage. A friend suggested this the other day and I wasn't sure, but DH thinks it's a good idea as we are unlikely to ever put the car in the garage. So your back door goes straight from the passage way from the garage, not from the kitchen? And there is a door from the kitchen into the passage way with the wc off it?

My neighbours have extended behind their garage. They have a large rectangular kitchen there that has enough space for an everyday table and chairs. There is no side access. There is a door in the wall between the kitchen and the garage and they have a straight access line through to the garden.

My neighbour doesn't have a utility room but she had water put into the garage and she has a utility area that has a stainless steel sink unit with cupboard under and washing machine under a worktop. And a couple of shelves above. It works really well for her and it's all on the wall between the garage and kitchen. Could this work for you?

Do you have another cupboard in your hall that you could put the WC in? Or could you move the wall in the understairs cupboard to accommodate the WC?

We had the garage and then dead 'patio' space behind the garage so we used all this space to extend downstairs. There is a door from kitchen to passage way , so no back door from kitchen.

we have access to garden from house through conservatory attached to the 'dining room' - which is all open to kitchen anyway .

we kept the look of the garage at front of house as it is in keeping with the other houses and gives us storage space for bikes , wellies , dog food etc etc .

You asked about trying to find exyension plans online. Have a look at Rightmove houses for sale (click on the floorplans tab). I am getting lots of inspiration looking at floorplans of houses like the 3 bed semi we have just bought and the eventual 4 bed dream house we hope to turn it into somehow!

Good point, FannyPriceless, I will keep searching - if you see something, do share!!

I live in an (originally) 3 bed 1930s semi that has been extended upwards and sideways. The sideways extension is now a utility room, and I really love it - it never looks like my dream utility space, but it is great to have somewhere for the washing machine, gardening stuff, recycling crates, cat bowls etc. I also keep the buggy in there. It does mean we don't have access from street to garden, but I think it is a price worth paying - and increases security.

We do have a toilet and sink in the utility room (just one door into kitchen). I know for many people that would be a big no, but I think it is very useful. I don't tend to use it myself - I prefer to go to the 'proper' bathroom upstairs - but it's very handy for the children and also for an elderly relative who finds the stairs challenging.

The one thing that worries me for you is the size of your kitchen (which I'm finding hard to visualise). It would be a shame to extend and still not have a decent-sized space. Ours is easily big enough for a dining table - first time in my life I've had this, having always lived in small flats which meant eating in the sitting room, usually off our knees - and I really love it.

We have recently extended a 1930's semi. The layout, plans and before/after photos can be found here.

www.extendingmyhome.co.uk/

There are links to some of the suppliers we used.

One thing I would check before you get carried away is whether you will be allowed to go right across to your boundary (thereby losing access to your back garden if you are going double storey). Certainly where we are, our double storey side extension to the boundary was rejected. The council gave us 2 options; either abandon plans for double storey and go to boundary, or stick with 2 storey and come in from boundary (we had to leave a minimum of 1m). We went with 2nd option as we need a 4th bedroom and eventually got planning permission.