New build plan - unsure about ensuite size
Hi all, we're hopefully going to be embarking on our first build project and have looked through many plans to find something that fits the section we like. The section is 29m x 21m and is at the end of an uphill no-exit road that runs straight from the lounge position and ends around the garage. Views to the north/north-east.
Any opinions on the plan in general would be much appreciated. With the ensuite, we're hoping to fit a shower 1.5-2m long, probably making the door sliding, and dual sink vanity would be awesome but that might be pushing it! Also, we'd like to have a sink in the WC and are thinking that 1.0m wide would be enough, giving Bed 4 a 3.02 x 3.1m size not including the wardrobe.
Thanks heaps!
Comments (8)
oklouise
3 years agostan7070
3 years agoRelated Discussions
Changing a laundry to en-suite & adding separate toilet to bathroom
Comments (30)Hi Paul In apartments, the killer for layout changes are always drains, then water supply, then load bearing walls. Before you consider doing any changes to the layout, I would advise you to locate the drains (pics would be good) as they will likely restrict you. The drains are important for obvious reasons but also important is the fall (ie downward slope) of any drain you wish to install in a separate location. It means you have to take into account more height the further away from the existing drain you go. It is likely that your existing laundry trough/basin has a drain going down to the floor, and this is going to interfere with the proposed ensuite entry location. Ditto if it is going into the wall. The big one is the new shower. It will need to have a 50mm waste (drain) in the centre of where your washing machine now is.... and the question is where is it going to go.... I would suggest swapping the vanity and shower over to access the existing trough waste if it is large enough. In a lot of these older apartment buildings, the waste sizes are down at 38mm, which is not going to drain fast enough for a shower. If your existing waste is that size, you will need to have a hob to the shower as it will fill up, and you will also need to check health regs to see if it is allowed in your state. To get the drain for the new ensuite vanity and new laundrette sorted, I would punch through the new kitchen wall and run drainage along the wall behind the new cupboards and around to the existing kitchen sink waste. This will give you plenty of fall and a place to hide the pipes. For the new basin to the existing, you will need to see if you can get it around to the existing basin waste in the bathroom adjacent by running it around and under the bath. Cheers...See MoreEnsuite Floor plan feedback please
Comments (20)To close out this conversation... we decided in the end to have a separate powder room and this is where the layout is sitting currently. No feedback needed, just thought it would be good to close the look. Thanks for all the help....See Moremaster en-suite layout
Comments (21)Thanks Margot, north is to the right of the plan above, but the master and theatre (east) face natural bushland, and the master is not to the right of the design due to cars entering on each street coming towards that corner (street to front and right). Being a corner block we wanted to keep as much privacy for the master if possibly. We plan on a full fence to enclose the back bedrooms and following that a white picket fence or other permeable fence around to the front, with trees planned on the north and east sides. It can get quite hot in summer here so not hugely worried about heat and sunshine etc. Also wanted the master to face the natural bushland. The garage could go on the boundary, though adds more cost and there is a small power dome so the driveway would need to curve around that. We have taken on board feedback for the bedrooms and powder at the back. Will have a play around and see what we can shift to make the bedrooms bigger etc. Thanks so much for the help :)...See MoreMaster En-suite Help
Comments (29)I also like oklouise plan. good insulation is the key. In your original posted plan, Maybe change where the beds are positioned in the room. I think there is some bad feng shui if your head is backing onto a toilet. Apart from the noise factor, every time the toilet is flushed....See Moreoklouise
3 years agolast modified: 3 years agostan7070
3 years agolast modified: 3 years agoThe section is in a development in New Zealand, the plot is a 'rear site' as it is down a jointly owned access lot so setback is only 1m. The climate is... well NZ is known for 4 seasons in 1 day! However, it's in the North Island so doesn't get too cold. There's a bit of fog some mornings but all round, a pretty moderate climate.
There will be 2 adults and 3 kids living here. We're planning to have garage carpet laid and while we appreciate a laundry would be very nice to have, we're thinking that the space could be better put towards bedroom and outdoor available space.
Original plan that we didn't really like is attached. We thought there should be more outdoor space to the north and the roadside would be less useful for the kids to run around etc. We also wanted the family bathroom to have a separate toilet. Also the builder's designer got the North arrow wrong, it points slightly to the left as in my attempted design. Thanks again!
stan7070
3 years agoYikes, even taking out the alfresco (I think the builder said this wouldn't be included in the calculation) still makes it 227.5sqm! I also just noticed that the zoning might actually require a 3m setback, sorry, it's hard to get actual zone info. The front and back are ok with the retaining and the garage just needs to be 6m from boundary which looks fine. The left side though may be pushing it.
And also this plan will likely be out of our price range. I'm wondering if this alternative plan the builder gave us may fit? His price for this works out just inside our budget... we didn't originally like it but have worked out we could change the garage door to the right, fence from the garage up to the north boundary and have a gate for access to front door... it's not as ideal to have the garage taking up some of the good view, but it might even work better for the driveway position. In the second picture, the road ends at the 7.0 text and (A) I think is part of the section to the right... I'm not sure if their designer realised this or if there is an allowance for my driveway to go through there.
oklouise
3 years agolast modified: 3 years agothis is a better plan to suit the 200sqm and an east entry to the garage should allow for a parking and reversing bay but, as part of the eastern front boundary is a side boundary you could potentially plan for the garage to be converted to more living areas and later add a new garage between the house and the east boundary as long as you allow for this in the original setbacks, windows and plumbing locations but, depends on your long term plans for the house and you must confirm the precise setbacks needed to make the best use of the land..i've made the ens and wiw a little bigger but not enough space for a double vanity
stan7070
3 years ago
oklouise