Help with downstairs layout and adding a utilitu

[Binibamba]

I’m looking for others' thoughts on the best layout for our downstairs following a planned side return extension. I've included the proposed floorplan, but I think we might need to redesign the layout to make the space work better for us. I’m certain there are some clever things we could be doing to maximise it and build in lots of storage etc.

We already have planning permission granted and it's not possible to extend out further. The builders are lined up for the summer.

We are a young family and in a part of the world where side returns aren’t all that common - I only say this as it’s not possible to check RightMove and see what neighbours have done. I can’t seem to find any examples with cellar access in the same place.

Essential requirements are a downstairs toilet, an open plan kitchen/diner with space for a play area/toy storage, and storage for coats, boots, bags and scooters etc.

I’d also really like to have a utility/laundry room and if it's possible to have some comfortable seating (ie an armchair) in the kitchen/diner that would be great.

I'm very happy with the location of the toilet on the plan below. However,

1. Do we take a bit more space, perhaps taking the wall to the middle of what is the existing dining room's chimney breast, to make a decent sized toilet and utility room? I don't want to end up with clothes airers up in the kitchen/diner etc. but if we do this will it not leave enough room for the kitchen/diner/play area we require? How would the layout look for the rest of the kitchen/diner?

2. If we have a utility room, do we have the toilet in it or do we make these two separate spaces?

3. Could we walk through a 'boot room/area' to get to joint/separate toilet/utility room or simply have it in a toilet/utility room?

The kitchen/dining and play area is north facing and we plan to have a flat roof side return extension with roof lights on the left hand side. We now intend to switch the position of the full height window and doors at the rear of the property and move the run of kitchen units (layout tbc) to the left under the rooflights. have a peninsular instead of an island, and the dining table on the right by the double doors. However, I'm very open to other ideas.

Thanks in advance for your wisdom!

Can you post the existing and the whole GF plan? Would make it easier to see the overall and what is changing.

Thank you, and of course, here they are. Hopefully they can each be seen in their entirety.

Hi yes I would definitely make the middle loo a bit wider and turn it into a proper lootility or add a separate utility either next to the loo or upstairs if you have space. With a young family it’s the drying of the clothes which is most hassle and even in a small utility you can fit a ceiling airer or a wall rack. I lived somewhere where side returns were very common and the below tended to be the more popular layouts.

How much space is left in what was the dining room once you put the wc in?

Do you need a separate seating/play area in the kitchen diner? Could you just get a big kitchen table and some really comfortable dining chairs/benches and built in full height cupboards to store toys in, and use the table as a play area between meals? That would give you more space to play with to create a utility/boot room.

In my experience the toys all end up on the kitchen table regardless of whether there’s another play area!

1. sounds good
2. a lootility is a good idea.
3. combine is fine

I am doing similar. My before floorplan is a lot like yours and I've attached our proposed as food for thought. I agree with what@Heronwatcher said. There are trade offs and mine isn;t perfect but I think works for us.

Have you discounted the micro loo under the stairs? Is this where your cellar access is?

For us, the front room will be compact and the new additional living space may be like another snug.

Your new extension will be lovely and bright.

I've attached a render of the kitchen which is quite compact allowing the brighter extension to be used for living space (diner and sofas / tvs, shelving). It will have feature lighting and different doors etc but just illustrates that for me the utility, loo and kitchen are all functional so in the darker centre of the house.

I think you are trying to fit too much into the new space if I'm honest. I would make the middle section bigger with seperate small loo and utility and give up the idea of a seating area in the back as you still have the lounge. How is your kitchen going to be arranged? One wall of units, with an island and a dining table? Might be tight?

I have a similar property. We put the kitchen back in the middle room where it is darker as it's easier to light.

We have a really good garden and before we couldn't see it properly so I had a big picture window with corner sofa under it so I can see kids playing. Could have opted for double doors or even bi-folds but felt it just became a big corridor (plus I live in Scotland so it's not often that warm!)

What are the dimensions of the middle sitting bit proposed? I agree it looks a bit squashed but perhaps it's wider than appears?

I think a full utility will spoil it. We took one out as it killed the light and was too small. Instead I have a full run of low units with built in washing machine and extra fridge and freezer (all integrated) with some additional cupboards for toys etc and a big wooden worktop. It's like a big sideboard with TV above but utilises the space behind back door which is glass for light and means the room feels large enough for a proper sofa. Invaluable now kids watch crap on you tube!

And really I'd rather fold my washing on the sofa watching telly than squashed in a tiny room where I hit my arse on the wall every time I bend down!

Unless you can fit a proper utility with drying space I'm not sure how valuable they are, especially if they don't have direct access from outside for pets etc.

Really think about how you will use it. The answers as to whether big utility or second sitting space is more valuable depends on how you live and your other options for drying washing etc (I am a line dryer in all weather and we have a wood burner in the front room).

Thanks very much for your helpful comments and thoughts everyone. I really appreciate them and it's definitely given me food for thought. Nice to know I'm not mad in thinking there is value in taking away living space for a utility room/lootility.

@Heronwatcher, thanks for sharing those layouts. I so wish we were able to put a downstairs WC under the stairs as seems to be standard. Unfortunately, we can't as that's where our stairway is down to the cellar. I'd really prefer to have the toilet and utility separate but given this constraint, perhaps a lootility makes the most sense....

@TheMagicDeckchair I've had a tape measure out this evening, and if I extend the wall out by 70cm (60cm for depth of appliance plus 10cm for a stud wall) t/to roughly the middle of the fireplace, it leaves about 170cm up to the old dining room wall. I'm not after a large play area, just enough space for our playmat which is about 125cm x 185cm, so perhaps it might suffice.

@RichmondMumof2 your plans look wonderful! I love the idea and location for your cloakroom - definitely something I'll bear in mind, as is having the kitchen towards the middle of the house. It's lovely that your island will be facing outwards towards the snug and garden. Yes, unfortunately the micro loo isn't possible under our stairs as it's our access down to the cellar. I think we'll therefore have to do the lootility where your utility is.

@Sanch1 yes, I think you're right that there's too much and we should give up the seating area. Maybe it can become a smaller space for the playmat and toys. I'd just quite like for the sitting room to be a toy free space! We currently intend to have a run of kitchen units to the left under the rooflights (this is the opposite to the drawing), then what I think is a peninsular to the right of it instead of an island. The dining table would then go on the right by the double doors leading to the garden.

@Calmdown14 it's really interesting to hear you took a utility room out and how you accommodated the appliances elsewhere. I think we need to give some serious thought as to which will bring us the most benefit. I bet it's so lovely now being able to look out onto your garden as I currently find that for half the year I forget entirely what our garden looks like. I'm really excited to finally feel a bit more connected to it!

Have you thought about taking the chimney breast out of what is the existing dining room?

I’d move the door to the end of the loo space and make it a loo-tility with drying racks etc.

id then put your kitchen in the snug middle bit as a PP suggested.
but maybe instead Of an island, have a peninsula across the gap into the new bit. Keep the table roughly where it is and have a more casual seating area combined with toy storage / play area where your kitchen is on the plan now.

it will be much nicer to be able to look out into the garden especially in the summer and watch the kids play from there.

Hi Binibamba
we are thinking of doing a similar thing but was told the side extension would cost just £20k for the shell so thought maybe knock through the back room to kitchen instead and create a Utility at bottom of house.
How much were you quoted for the side extension?
( photos are current layout and proposed with extension and just a knock through moving kitchen to middle of house instead)

Do you definitely need a dining table?

My friend has a u shape kitchen in the middle room with a large peninsula and four seats, then a small sofa area at the end near the garden.

How old are your children now? We have definitely appreciated another TV/ sitting area as ours have grown and they have friends round (or are watching Minecraft nonsense)

It's hard when you can't quite have everything you'd like.

@Binibamba just to say that I have seen people fit a downstairs loo in even where there are cellars, I think they used one of those toilets with a basin on the top so you don’t block the door to the cellar. Or you could easily fit a loo in the utility room in one of the layouts above as they are still big enough. Also I agree with a re jig of the kitchen area to have the seating/ dining area at the back.

Or if you don’t want a loo-tility you could do 2 narrow rooms- something like this. Still worth it in my opinion.

I have to say lootitilys give me the ick! Each to their own. I have my washing machine and drier upstairs which everyone seems to think is madness but suits us. Have a look at goodboneslondon on insta. She has the cellar door issue and her house is a beaut. There are full floor plans on her stories. Good luck! X

Thanks again for the ongoing ideas and suggestions - they're all so valuable.

@Sanch1 for various structural reasons I don't think it's possible to remove the chimney breast. It's a shame, especially as I'm seriously starting to consider moving the kitchen further back into part of the old dining room and having an L-shaped layout with peninsula or island as @MimiSunshine has suggested. Not sure how it would affect this sort of layout if part of it falls into the new kitchen.

@Betsyboop1 ooh good luck with the work! Your plans look great but I think my husband is only sold on the idea of building work if we open everything up to look fully out on the garden. I'm not quite sure I could convince him otherwise! With the increasing cost of materials it's difficult to get a firm idea, but unfortunately, I think we're likely looking at quite a bit more than 20k to extend into the side return and remove the existing structural walls.

@Calmdown14 oh I know. so hard when you can't have it all and need to prioritise. But yes, I think we definitely need a table. I wasn't planning on anything big (a four seater that extends out if needed) but we have a baby and a two year old so three times a day I'm sat between them at the dining table with them in their high chairs. I'm not sure I can manage meal times with them at a peninsula or island.Will definitely bear in mind though that comfy seating spaces will become more important as they get older.

@Heronwatcher Ihanks so much. I'm going to investigate again if we can have a loo under the stairs but I think it's unlikely and unfortunately I'm not sure I'm sold on a lootility for various reasons. I think I'll keep exploring ideas to have them separate. I know the loo doesn't need to be big, but I wonder how small the utility room can realistically be - I definitely need a stacked washer/dryer, storage for cleaning products and a hoover, plus a drying rack but could live without another sink. I'm definitely won over by the idea of rejigging the position of the kitchen though.

@Onekidnoclue thank you and ha - I think lootilities might give me the ick too! I took a quick look and her downstairs loo is lovely - that marble basin is gorgeous. I'm a bit of a luddite so haven't managed to find the floorplans but she did give the measurements in one of her posts which is super helpful.

My husband has now suggested creating a utility/laundry room in the cellar. While it would be great because of the space, I'm not sure about taking loads of washing up and down another set of stairs each day, plus, being down in the cellar sorting washing when the children are small. I also have thought that long-term the cellar would make a great snug/cinema room once the children are old enough to watch tv on their own unsupervised.

Will keep thinking and get the tape measure out this weekend!

So many trade offs. You guys will make a great decision.

@Binibamba it's always possible just depends on your budget!

how's this?

take just 60cm of space to make a larger cloak&utility room. I've slightly changed the position of the loo and added a line which indicates a screen or divider next to the loo because I would be more comfortable with that personally (I have a friend who has a loo just there in a cluttered utility&cloak room and I don't like using it much, all the stuff makes me feel self conscious about using the loo, so having it screened away a little (no need for a door if the main door bolted obviously) would be more comfortable.

the blue indicates your w/machine & drier, with folding space over, and tye purple lines can be airer racks for things that can't tumble. yellow indicates the coat and boot racks

Thanks again for everyone's thoughts and suggestions.

We're currently thinking a big laundry and utility room in the cellar is the way to go, with a small loo and space for a few coats in the existing alcove on the ground floor. Just waiting for quotes and confirmation it's feasible from the various tradesmen.

@FeinCuroxiVooz thanks so much for giving it such thought and sketching out a layout. This is exactly the sort of compromise/hybrid I'd been thinking we might need to go for but hadn't been able to visualise. If things aren't viable with the cellar then I will definitely return to your idea.

Now just the layout of the kitchen and new living space to crack....

Wish me luck!

We have our washer and dryer in the cellar in the space below the sitting room and I find it noisy . But we do only have sanded floorboards and insulation separating the rooms. We are in the process of renovating our garage to make a utility room and separate toilet. Looking forward to not having to go up and down stairs to the cellar numerous times a day.
But saying all that, lucky to have a cellar to have the option and at least all the washing is out of sight

Just to add. We had our washer & dryer in the cellar originally when we moved in. It was fine when just DH and I, but it was a huge inconvenience when I had little ones. The cellar is a bit damp too and liable to puddling so wouldn’t be suitable for drying. It might not be too bad if your children are older and can be left unsupervised whilst you deal with laundry.

Our kitchen was in a small extension on the back. We had two big reception rooms, one which wasn’t used. We put a new kitchen diner in one of the reception rooms and turned the old kitchen into a wc, broom cupboard and big utility area with room for 3 machines and a big airer. This layout for us works perfectly (there are 5 of us, inc 3 young children), except I have to keep my toddlers out of the utility as they play with the machines! But I can fold laundry whilst they play in the next room. The original room was about 9ft x 10ft. I may be able to repurpose it as a small study area if the laundry ever reduces!

We spent a while mulling over different options, and didn’t go with the first idea we had. That was to take a chunk out of one reception room for wc/ utility. But obviously putting in a new, bigger kitchen upped our budget a lot.