Two storey extension or single storey plus loft conversion

[needsleepz]

This is a few years away as we have some saving to do but need to decide which direction to go in. We're in a standard 1930s 3 bed semi. Two good size rooms on both floors but tiny kitchen and 3rd bedroom. We can't extend to the side. I'm happy with my downstairs plan - converting the existing kitchen into WC accessed from the hall and small utility accessed from new kitchen and then move the living room to the front room.

I have attached a sketch of my thoughts for upstairs - move the bathroom into the front (box room), make half of the existing bathroom into a shower room and the other half is access to the extension which will be the master bedroom. To get a decent size new bedroom we would need to cut the bay off the back bedroom and extend into where the bay was.

The alternative would be to just do the downstairs extension which we could do much sooner. We could then convert the loft but would need hip to gable extension and dormer. The advantages of this option are keeping the box room for an office and having bigger bedrooms. On the down side it would involve 2 separate major projects / associated disruption and I think it would be a lot more expensive. I am also a bit meh about the thought of having my bedroom in the loft and think the 2 storey option would look more ugly from the garden, but I guess so would the dormer!

Does anyone have any thoughts on pro and cons of either option that I might not have thought of? Thanks.

Are you attached to your neighbour on the left or the right of your picture? The challenge with moving the bathroom is that you'll need pipework down to the sewer on the front of your house (I'm assuming there's a house on the right?) - taking it back to meet up with the current drains won't be straight forward due to stairs (plus you don't normally run pipe work for toilets inside - probably against building regs which I know nothing of). As dull as it is, it's normally easier to keep the kitchen and bathroom pipework to the sewers where it is.

But an architect/decent builder will know better than me.

I think that as the previous poster has said moving the bathroom to the front may not be simple depending on where your sewers run (you need the soil pipe from the loo to run from the bathroom). For that reason a loft conversion might be better as then you could site an en suite above the current bathroom. I also prefer a bedroom on a different floor to my kids. Also you may not need planning permission for a loft conversion and single story extension but you probably will for a double storey (check the regs where you are). Also have a look on Zoopla/ right move at what other (sold) houses in your street have done.

The adjoining neighbours are on the left and they have moved their bathroom to the front although it was done some time ago before the current occupants lived there. My dad (who it not a builder but very handy) suggested moving the bathroom so have just assumed it would be straight forward. It's certainly possible, if not easy! Also now wondering if being in the loft (away from the kids) is a good move in the long term...

We did a loft conversion which I’m so happy with, the bedroom is huge and there was minimal impact to the first floor. Now having plans for single storey extension downstairs. We originally had plans for a 2 storey but they were rejected because it would have blocked the light for neighbours. I’m glad it’s like this. But you could always do both!

I think I would need planning for both options as the extension is longer than 3m. Karwoman I just imagine a loft room would feel flimsy somehow and have sloping roof space but it's good to hear you're happy with yours. We would definitely do the downstairs extension first as the DC are very little and can share a room for a while and we'd get a lot of benefit from a downstairs loo and nice kitchen.

Thanks all for comments so far.

No one not the road with the same style house has done a two story extension so maybe it wouldn't be allowed which would make the decision for me!

We had a very similar layout prior tothe extension. We went for a double extension. The head height for the loft was OK, but not brilliant (just above the threshold to make it viable as I recall).

Have a similar layout downstairs but different upstairs. We moved the bedroom wall of the 2nd bedroom (the one with the built in wardrobes in your pic) inwards by about 90cm to create the corridor to the (new) 4th bedrooom. That meant we didnt move the bathroom. We actually carved off a portion of the main bathroom for a small ensuite. That bedroom is still a good sized double. Not sure from your drawing whether its the length or width is 9'5" so whether thats an option? If you want to message me, would be happy to send you our plans.

Africa 9'5" is the width to the wardrobes - including the bay it's currently quite a big room. I will definitely go back to the plans and see if that would work, although I don't think we'd be able to fit an en-suite in unless the whole extension was longer and would therefore be more expensive. This would mean we could keep an office space in the box room or convert to a large shower room - ooh lots to think about!

The loft conversion doesn’t feel flimsy at all, we’ve got a dormer on the back with French doors and a Juliet balcony and sloping roof at the front. No creaking and solid wood work, stairway and new doors to match throughout. It’s got upvc window frames though whereas the rest is original wood which I like but only visible from the back and high up and all white.