Help me with small extension/layout

[ihadtochangemynameforthis]

Looking to add a small single storey extension to my 3 bed 1920s semi to allow us to get the downstairs layout we want. Looking for ideas/wisdom from others. The end result we are looking for is:

• a social kitchen/diner space with room to sit at a table/seating ideally also with a utility area
• retain separate cosy lounge space
• a downstairs office space
• definitely not one big open plan space

Currently the dining room is not used other than one corner I use as my office space so is a wasted space.
The current living room has a wood burner on the right hand wall.
The patio area outside the living room is our best sunny and sheltered space to sit outside.
We are attached down the right hand side.
There is potentially space on the driveway to extend on the left hand side although would need to retain side access to garden for bikes.
The ceiling price on our road is approx 40k above our current value so budget matters but willing to go to 50k to achieve what we need.

Would love to know what others would do - we have a couple of ideas but always think we might be missing something obvious.

Thank you!

The cost effective way would be small kitchen becomes utility. Open bigger Kitchen area into living room to create your kitchen/diner/loafing space.
Use dining room as separate living room / office space.

You could French Door to outside if it isn't already and put a canopy over, for a summer space, or even a solid roof and doors but make it more an unheated summer room.

I agree with @Tortephant but i would get a beautiful fold away desk for working from home and put it in the current dining room/ new lounge. You wont be working from home at the same time as relaxing in the evenings so it is a perfect dual use of the space.
Alternatively you could build something similar into the kitchen diner?
You wont get an extension and a new kitchen for £50,000 i dont think.

Make the back kitchen your office, dining room your lounge, kitchen/diner across the back of you really want a separate office.

Personally I'd turn the back kitchen into a utility space and use the front room as lounge with an office space.

Wouldn't bother with an extension.

I agree with the other posters. Apart from once (about fourteen years ago when prices for labour and materials were much lower and even then we did the majority ourselves), we've always tried to avoid extending, usually by reconfiguring instead.

I think you can achieve what you want without an extension...which would undoubtedly cost more than your 50k budget. Not sure where you're located but a new neighbour here on the south coast just had several quotes between 80-100k for a 3m x 3m extension (not a kitchen but a snug).

I’d move the loo into the current small kitchen making it a (dreadful word) lootility, turn the bigger kitchen/current loo/dining room into a kitchen diner and the current dining room into a living room, possibly with doors through to the new kitchen/diner.

If you definitely want a separate office, I’d claw it from space upstairs if possible.

edited to add: or put the office where the loo and adjacent hall currently are, and pop a small window in the wall there.

Interesting reading your responses thank you. Great to have fresh eyes looking at it.

Would definitely be up for working with what we have rather than extending if possible but unsure it is. We have talked about knocking the kitchen through to the living room before but unsure how workable the space would actually be as there's a chimney breast on the right hand wall of the living room so that combined with doorways and windows in both rooms it is hard to see where we would fit decent run of worktops/cupboards. Open to exploring though .The living room has large patio doors currently, yes.

The DIY Kitchens Planner is useful for testing ideas - you can put in odd shaped rooms, doors, windows, obstructions, and more, and see what works.

https://planner.diy-kitchens.com/

S = study
U = utility in a small extension. Possibly with an extra garden door.
K = kitchen
D = dining room
and a separate living room or snug too.

You can remove a chimney breast; if only removing it on the ground floor and leaving in the room above then there are supports that can be put into the ground floor ceiling.

There's no way you can extend much on £50k unless you're doing most of it yourself or live a million miles away from London.

I'd turn the small kitchen into a utility, open up across the back to make the kitchen and living room into a kitchen-diner. Then the current dining room becomes a living room.

Can you upload a plan with the fireplace on? Thanks

I had a similar layout. Did 3m rear extension, moved the wall between dining and lounge so that lounge door became entry to that room and made it the kitchen/diner.

You need to take some off the kitchen to allow you entry to the lounge but then the little corner of old kitchen can become a closet and the remaining kitchen and extension a study or family room or utility.

Fireplaces marked in blue very roughly! Also probably worth saying in response to some of the suggestions re the downstairs toilet - it doesn't show well on the layout but the toilet is in the under stairs space.

I would block the door leasing into current living room. Knock down wall between living room and kitchen. Put kitchen units on wall between current living room and dining room. Put island in, facing garden. Current kitchen becomes dining space, back kitchen office or utility/pantry. Current dining is lounge (with office)

Block up door to kitchen, knock down wall between kitchen and back reception and that becomes kitchen diner. Sliding door to back kitchen to be a utility. Look on Rightmove at your neighbours houses and see what other people have done. It's a very common layout.