Opinions on floor plan for new build please! Help me make my mind up

[houserenohelp]

Hi everyone we are planning a new build with small annexe and I need some help with the floor plans. Its a kit house being built by a local builder and they have done the plans for me.

Budget is £250k this build cost is £280-300k so want to make some savings.
Builders plans and then my amendments attached.

Thinking to save cost to remove the utility room and although it was my idea now having doubts about having the kitchen upstairs in the sloped area as don't want it to feel cramped.

heres some other ideas

I don’t understand the plans I’m afraid. Are there 2 separate entrances? Where do the stairs come out?

Its a upside down house you can see the stairs on the 2nd pic where they come out in the open plan upstairs.

There are 2 entrances because its a annexe on the side.

Will you use an annexe? The second set of images are they for GF or 1F?

Why are you going upside down?

@BritInUS1

Why are you going upside down?

because we have a view we want to make the most of so the sitting room is upstairs to make the most of that

sorry for more info. It's a upside down house to make the most of the views. Its going to be used as a holiday let so the annexe means we get 2 lets from the one building.
We're in a tourist area and we have amazing views if the living room is upstairs it makes the most of them
I thought kitchen upstairs would make a nicer flow but now I am unsure. the other reason for kitchen upstairs is if people are walking in front to get to the annexe

Oh ok your views change everything as I was going to suggest turning it upside down
Is there a definite need for an annexe?

All my amended plans are ground floor only.
Upstairs I will probably remove the ensuite to save budget and just have a shower room

If it's for business can you borrow a bit more to make it work?

Personally I'd lose the utility of it's not a home, rarely in holiday do people want to bother with washing, abs if they do a washing machine in the kitchen or a cupboard is fine I'm sure

@custardbear

Oh ok your views change everything as I was going to suggest turning it upside down Is there a definite need for an annexe?

Yes whole idea of the annexe is we have 2 lets rather than one so getting more return for the investment. Also gives my parents a place when they visit

@custardbear

If it's for business can you borrow a bit more to make it work?

Personally I'd lose the utility of it's not a home, rarely in holiday do people want to bother with washing, abs if they do a washing machine in the kitchen or a cupboard is fine I'm sure

Yes if we really need to we can adjust the budget but I am a budget queen so its hard decision for me lol

Utility can be ditched but we do need a space for services hot water tank, boiler etc which is the 'plant' area. I think a big cupboard could it.

Happy to have a washer in each unit for guests to use

I have built a few houses
If you own the plot wait until you can build something larger on it. That house is severely compromised as a small dormer bungalow

@Tooembarrassingtomention

I have built a few houses If you own the plot wait until you can build something larger on it. That house is severely compromised as a small dormer bungalow

please explain your opinion as my builders haven't said this?

Which space is too small, what would you change would be helpful rather than just saying don't do it.

It also has to be a worthwhile investment and £280k is alot of money!

I think the original plan is the best. Enlarging the shower room for the annexe to include a big cupboard for the plant seems reasonable. Also make sure that it is (or has potential) to be wheelchair accessible. My parents did that with the ground floor of the house they e built and it was so handy when mum had an accident that severely restricted her mobility for a few months.

unless you are in Scotland or NI where domes bungalows are common it is a compromise house

What is the headspace? How much of the floor is really useable? Think that being 6ft 6 will be much more common in the future

How much of the floor space has a head height of more that 7ft? Map that out and then you see the useable space- anything else you may be able to wedge into but it will seem cramped

In the plan with 3 beds of the bedrooms has no access to the bathroom and and in another the loo is off the sitting room

What windows do those bedrooms have?

If it's a holiday let I'd say all bedrooms need to be on the same floor because parents won't want to sleep away from their young children, especially in an unfamiliar property. I don't think you need the hallway in the annexe, and I don't like the bathroom off the living area; if you can make it into an ensuite, that'd be better (or keep the hallway and access it via there). Utility room isn't necessary either.

What about a straight forward rectangular house with 2 equal upper and lower rental units which could be combined to make a whole house if people wanted a larger or more private rental?

Not sure I would rent a house with an annexe off it in that way anyway.

Both upper and lower would possibly have views then? Could you have a balcony for the upper one.

No need for dormers or reduced head heights. Simpler roof to maintain and build.

I don't like the fact the annexe bedroom is right next door to the bigger property bedroom. I'd be concerned about noise coming through. Especially as you also have the bedroom of the bigger building above you.

Other than that an upstairs main open plan living area is fine because you'd be marketing the property for let on the views. It's only for a week.

Personally I wouldn't want the kitchen on a different floor to living area and down with the 2 smaller bedrooms. If your a family of 6 staying in the property it would be great to out the kids to bed downstairs and have the upstairs to yourself the same way you would in reverse in the house wasn't an upside down style.

Last night on channel 4 there was a repeat of Phil and Kirsty love it or leave it with a dormer bungalow. Well worth a watch.

I'd definitely put plant in a large cupboard so you can lock it away together with extras like your stocks of toilet rolls spare linen, cleaning supplies etc..then paying guests can't get their thieving hands on it all!

I think the original plans are better. I don't like the loo in the living room in the second lot of plans.
One concern would be soundproofing, esp between the master bedroom upstairs over the annex downstairs.
With your plan you lose the views from the living kitchen room, which is where most of the time will be spent, and giving it to the bedrooms. Unless I have read the plans wrong.

Where is the view- from the triangular window in the annexe? Or from the main part?
What is the head height in that space?

You need big windows and open space where the view is.

The toilets and bathrooms need to be on an outer wall. Internal adds costs but also risk of blockage when they put baby wipes down them.

you can see the roof lines on the plan - the sofas etc are all under the sloped roof. There is a less than a third of the living room space with a full head height. How low does it go at the edges? It is 4375 wide- so just over 14 feet and 9400 long- so 31 feet but with limited light and low headroom it may seem like a corridor

How many rooms won't have a window?

bathrooms are expensive. I would get rid of the en suite as a full bathroom is right next to the bedroom already. have a store room/closet instead.

I think you would regret not having a separate utility.

straight stairs are less expensive than split ones. for an upsidd down layout you also need to consider that you need to carry up groceries. (butler's lift?).