Open plan layout help

[Pmmoks]

I just bought a new flat and I'm having some difficulty deciding where to put the boiler and appliances. It's got an open plan living room/kitchen, and the boiler is kind of in-between the two (I'll post a picture of the floorpan if I figure out how).

I want to move the boiler from where it is now to either the kitchen, above the draining board, or to the utility/storage room. If I move it to the utility room, then I'll likely put the washing machine in the utility room too (below the boiler).
The other option is to put the boiler in the kitchen above the draining board, and put the washing machine under the counter (my main worry is noise since it's open plan).
I then have to consider where to put the fridge. I could have an under counter fridge if I put the boiler and washing machine in the utility room, but I feel like an under counter fridge may be a bit small/annoying. I could probably remove some cabinet space (although I need to measure this), and have a proper fridge freezer, but I may need to get a builder in to help with that.

What do you think I should go for? Any experiences/thoughts on the concerns I had (noisy washing machine, under counter fridge being too small)?

What are the rules on your leasehold with moving and installing a new boiler?

Can you have washing machine and fridge freezer in utility?

How much space is there?

A diagram would help?

Put washing machine and the boiler in the utility room if you have one and it's practical to move them there. There's rules about where boilers have to vent to. I replaced one in a flat and had to move it slightly because the vent was too close to an opening window under current regs (although it would apparently have been fine when originally installed).

It seems like I can't post images cause I'm a new user, so here is a link to the floor plan instead...

imgur.com/a/sTswzZO

Looks like a decent sized bathroom. Can you put the boiler in there?

Does your flat have loft space? A friend with a small house has her boiler in the loft. Bit of a pain to service it but it’s not caused too much of an issue.

@JackyinaTracky

Looks like a decent sized bathroom. Can you put the boiler in there?

I'm planning to split the bathroom in two (to have an ensuite into the second bedroom) - so it won't be so large then. It also doesn't have a feed to an external wall, so I'm not sure if I could put the boiler there even if I wanted to.

Thanks for the suggestion though. Keep em coming!

@RoseMartha

What are the rules on your leasehold with moving and installing a new boiler?

Can you have washing machine and fridge freezer in utility?

How much space is there?

A diagram would help?

Here is a link to the floor plan: imgur.com/a/sTswzZO

No restrictions in leasehold for moving boiler. Landlord is very nice.

The plan should answer the other questions.

I'd avoid having the washing machine in the living room/kitchen if it's open plan. We live a terraced house without a utility room, and the kitchen opens on to the living/dining room (not quite open plan, just a wide doorway without a door on it). The washing machine is in the kitchen and the noise is a pain in the arse when you're trying to watch TV or relax of an evening/weekend, especially once the bloody spin cycle starts. We're going to put a door on as soon as we can.

It looks like it would work in the utility space with washing machine. Do you use a dryer as well? It would free up kitchen space for you.

I have a semi open plan flat and have a small separate utility area for washing machine which I prefer, as to having it in the open plan bit.

(My boiler unfortunately is stuck in a ventilated bedroom cupboard with no where better to move it to. Was designed this way).

Moving a boiler is often a massively expensive and complex job because you have to move all the gas pipes and water pipes and fix ventilation etc. It is not just a case of moving a box like with a fridge.

The kitchen option might be feasible but I think anything else will cost you ££££££

I'd do all you can to move it and washing machine to utility. The kitchen isn't very big so moving them will give you better space, plus I think washing machines in kitchens is a weird!
It is an expensive job though, so cost it out.

@parietal

Moving a boiler is often a massively expensive and complex job because you have to move all the gas pipes and water pipes and fix ventilation etc. It is not just a case of moving a box like with a fridge.

The kitchen option might be feasible but I think anything else will cost you ££££££

I'm quite fortunate in that the storage room has the gas/water pipes just behind it, so while it still is a fairly difficult job, it's primarily due to the height, not the room. Sounds like you also think it should be in that room (just concerned about the difficulty)

Is your storage room/potential utility entirely within the flat or is it across a communal hall - I’m not clear from the floor plan? Just thinking security/practicality of taking washing to/from if it’s across communal space.

Otherwise washing machine in bathroom could make more sense than kitchen. 2 bathrooms for a 2 bed flat seems somewhat excessive, unless maybe designed for a lodger?

I’d get a full size tall fridge/freezer if possible, and maximise cupboard space by having the upper cupboards all the way to the ceiling, look for clever storage furniture solutions, and having full height shelving/cupboards in the storage room/utility, high level shelving above doorways etc (unless that would block light, there’s only one small window in the kitchen/living room so space above the bedroom doors may be better used as internal windows to bring more light in).

@LemonViolet

Is your storage room/potential utility entirely within the flat or is it across a communal hall - I’m not clear from the floor plan? Just thinking security/practicality of taking washing to/from if it’s across communal space.

Otherwise washing machine in bathroom could make more sense than kitchen. 2 bathrooms for a 2 bed flat seems somewhat excessive, unless maybe designed for a lodger?

I’d get a full size tall fridge/freezer if possible, and maximise cupboard space by having the upper cupboards all the way to the ceiling, look for clever storage furniture solutions, and having full height shelving/cupboards in the storage room/utility, high level shelving above doorways etc (unless that would block light, there’s only one small window in the kitchen/living room so space above the bedroom doors may be better used as internal windows to bring more light in).

It's across a communal hall, but there's only one flat above mine (it's a converted house), so only one other person will ever use it. Does that affect your opinion/recommendations at all?

I am planning to have a flatmate/lodger...hence the two separate bathrooms, so the washing machine couldn't fit in there unfortunately.

I think just personally, I wouldn’t want to have to be fully dressed & faff with unlocking doors every time I wanted to go the washing machine. But YMMV.

But having the WM away from the living room would be good, especially with 2 separate people needing to use it at different times

@LemonViolet

But having the WM away from the living room would be good, especially with 2 separate people needing to use it at different times

Thanks...which do you think is the better of the two? Having the washing machine in the open plan (where it will be noisy but easily accessible) ,or having it in the storage/utility room (where it'll be less easily accessible but less noisy)