Turn beautiful second reception room into mediocre kitchen / diner?

[OrangeCrushes]

We have a great house, but the current kitchen and dining space is really lacking. We are considering converting our beautiful but little-used second reception into a kitchen / diner and making the current kitchen into a kitchen mess overflow/utility (we already have a laundry room).

The issue is that the space is very narrow and we don't want to go through the expense or hassle of an extension or much structural work. The best we could do would probably be a large room with units on two walls and the dining table in the opposite corner.

Really welcome any opinions or advice!!

Diagrams / examples forthcoming!

I'd always choose the nicest room for a kitchen diner, with the best light and view, and keep original period features.

I know the loo absolutely won't fit in the old laundry, I had a similar issue years ago when I wanted to have a bathroom with bath and walk in shower but that didn't leave room for a loo (or would have been very squashed) and someone told me about corner loos (prob won't work but just in case!)

Orlando Close Coupled Corner Toilet | Soft Close Seat

@OldieButBaddie I did not know these existed. Indeed it still won't work 😅 but I appreciate the info!!!

@OldieButBaddie did you put in a corner toilet???

Yes! It was great space saving

People here have said to get an architect. Is that the right kind of designer to help with aesthetic and practical decisions for layout, including minor floorplan changes?

Do you have an idea of budget for the whole project?

@Gymbunny2025 not sure. I suppose ideally under £50k

Personally for 50 k then yes I would involve a local architect (with recommendations). They will be able to advise on local builders, building Regs, and have solutions that you won’t even have thought of.

You could try an architectural technician as they tend to be cheaper. It sounds as if you want to do it all as cheaply as possible. But it will be a false economy not to get a professional to do the plans. You can't just make a plan off a Mumsnet thread and then give it to a builder. Changing internal layouts is complicated and if you want to get it right you should use a professional.

I’m an architect and I’d say

its a very personal thing
theres not a great deal to design
i wouldn't take a job on like this because it wouldn’t pay me to do so
you'd be shocked by my bill as all you’ll see is some drawings and as you’ve never used an architect before won’t see the knowledge and thought behind it

Lastly
Please don’t take offence
Domestic clients very often don’t pay their bills. They pay the builders and we end up having to spend money and time taking them to court. That’s one of the reasons we charge extra

The judge on one client of ours awarded us £20 a month and it took them nearly 30 years to pay up because Aparently they couldn’t afford it despite paying the builders £150,000 on time

Sorry about the rant

So No. it’s not worth it but mainly in-terms of your expense.

You know what you want

( I bet I sound like a right cow now)

NB. If however you do decide on an architect
Make sure they actually are one
You can check on the ARB ( architects registration board ) website. All architects must be registered with the ARB. Not registered, not allowed to practice.
The title of architect is protected in law

An architectural technician isn’t trained to design any more than anyone else

If you’re knocking down and rebuilding or building new then yes you’ll need an architect. If it’s just internal jigging about then why go to the expense

Just get everything you want the builders to go tightly sewn up and definately in writing.

That’s fair- but lots of architects do take on small projects like this. And I think a good architect could make this small space amazing it has huge potential

Thanks for this perspective.

No offence taken. I always pay my bills, but I imagine many don't.

I'm a lawyer and I do appreciate the value of expertise though 😊

However I should add for me the most important aspects of my home are light, flow and maximising space. I think these are areas an architect really can add value. Maybe for people that aren’t as obsessed with that as me then just getting a decent builder is fine

I'm with you on that. And I don't think you should just skip to a builder if you're spending £50k, not unless there is a very obvious solution - even so you still need plans drawn up for the builder to follow and for building regs.

And in response to another PP:
"If it’s just internal jigging about then why go to the expense"
Ive watched loads of home renovation shows (your home made perfect and others) in which an architect absolutely transforms a space with "just internal jigging about".

Ok so with the budget you’ve got, I think you should rebuild the side bit. It’s clearly stopping you using the space sensibly and a loo opening off the main kitchen area is always going to be undesirable. I’ve suggested a plan below which keeps the loo more or less where it is (I agree that this is the best idea), but rejigs the inner area to be a corridor with access to the outside. Separate utility and pantry type cupboard in the kitchen. No need for expensive beams for external walls (just a doorway). As above I think it probably would mean heavily remodelling/ rebuilding the side rooms but I think that’s affordable as it’s small and single storey. You could also have the loo-tility as one long room from the lobby if you wanted to save space in the kitchen.

@Heronwatcher thanks for these ideas.

My mum is now encouraging me to eliminate the ground floor loo so we can use the current WC as a pantry????

Definitely have a ground floor WC.
They are so useful and expected these days by a lot of buyers

There have been a few threads on here about losing a downstairs loo and most have advised against it, both in case someone in your own family needs it (elderly/ someone on crutches/ having had an operation) and for resale. I suspect that in a house which is a nice size with a fancy kitchen ( 🤞 ) most people would expect a downstairs loo, probably over a pantry.

Isn’t this still just falling into the trap of having the dodgy side extension govern some pretty major decisions when, in fact, you could just get it rebuilt much better?

@Heronwatcher I really think that rebuilding the side extensions would be extremely costly. They are two separate crappy structures. The more I think about it, the more I am inclined to go with essentially my original basic conversion plan roughly following the existing footprint (but with kitchen / diner moved to second reception) or to replace the conservatory with a larger dining area.

"Isn’t this still just falling into the trap of having the dodgy side extension govern some pretty major decisions when, in fact, you could just get it rebuilt much better?"

This. OP has decided it'll be too expensive based on one quote from one builder. No inclination to revisit the plans and get other quotes.

I thought building Reg’s don’t allow us to get rid of downstairs loo anyway?

@AnotherEmma
It's pretty clear from looking at the structures that it would be very costly to modify them, particularly in the way that posters are suggesting. They are two separate crappy structures and they would have to be fully rebuilt to make these types of changes.

Like, I literally don't need to even get a quote to know this based on common sense and having overseen fairly extensive renovations previously.