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Design Dilemma Renovating

Floor Plan Advice

Aimee Malin-sexton

3 years ago

Hi I have an 1890s federation style home and wanting some advice on floor plan. Ideally we would like to have two bathrooms. Any idea while still keeping original footprint and 3 bedrooms?

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Comments (14)

oklouise
3 years ago
last modified: 3 years ago
depending on what you need to do with the chimney and careful selection of fixtures something like this could work with a ventilating skylight in the original lounge bedroom
Kate
3 years ago
I would turn existing lounge intro master using the existing bath as ensuite with new access. Add a family bath in front lounge. Use one of other bedrooms as the lounge
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before making any realistic suggestions we need to understand the existing spaces but your plan shows bed 2 and 3 as projecting out further than bed 1 but the roof doesn't show a corresponding change of shape?...assuming that the roof is correct you need to add dimensions for width of kitchen, laundry, toilet, bathroom and width of original bed 3 and can you please show locations of windows and external doors and what is space beyond the existing living? ... pending confirmation of details my suggestions would be to build new kids bedrooms and bathroom at the back with part of bed 3 as the rumpus, have a master suite at the front with part of bed 3 as wiw and original bathroom as ens and powder room and rearrange the old laundry or add a new extra laundry with the new kids rooms and use original laundry for a pantry...the biggest challenge will be the new roof but maybe the extension could have a skillion roof tucked under the original eaves but that depends on available ceiling heights
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Hello there, I am assuming the bed, rumpus, bed is the facade of the house, but which way is north? I like the tweaks OK Louise has made: but half and half robe for the minor bedrooms would be good. I like the ensuite off the robe and 4 m long is huge!Maybe that side as long and half hanging and narrower boxes or shelves backing the ensuite. Rather than the internal toilet, what about pinching a tad where the little window(OKL's plan) in the corner is in master: (4.5 is still very generous for it) pop the loo there with a window and you can have a WIL. The ensuite is good and IMO you do not need more width in WIR pop it into the bedrooms.... Good one!
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Where are you building, as regards climate? The relevance of some of my reply depends on that. Is the patio covered? If it is not covered you have good solar access for the living area, but with 2.5 acres you could make use of that for the bedrooms too. A plain rectangle could give you more energy saving solar access and a simpler cheaper roofline. Walk-in storage is not necessarily good value for the additional floorspace and cost. I'm not saying don't have it if it fits, but don't equate the larger size of a walk-in with more actual storage space. What are you planning to use the property for? Would a mudroom be useful? At the moment you have no back porch or coat cupboard or any sort of practical coming inside zone. Having bedrooms off the front entry is not typically ideal. The west facing windows are the worst in summer. The fourth bedroom has no noise buffer from the master bedroom. It works as a nursery or study but doesn't provide good flexibility for use as a bedroom for an older child.
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why not make the laundry toilet as a powder room for guests (or use the toilet in the bathroom) and make a private ensuite and if there is a step down from kitchen to family room it would be better to have a kitchen peninsula with tall stools as there isn't enough space in the kitchen for a big island and stools and consider losing the side entry from laundry or family room and having access to the garden through the dining area out to a deck at the rear instead
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siriuskey
3 years ago
Do you have space to access plumbing under the house, ie perhaps on Sandstone foundations, photos would help.
Aimee Malin-sexton
Original Author
3 years ago
Yes. Space to access plumbing throughout all house. Front part of house is on bluestone foundations and back half on stumps
siriuskey
3 years ago
Thank you the back half is kitchen Laundry Bath and are they also a step down perhaps an old verandah?, I have been lucky to have two Federation houses the first a single front the second a beautiful larger one. we did renovations to both being mindful of all period features.
Aimee Malin-sexton
Original Author
3 years ago
Yeah one step down and low ceiling. We think an extension potentially in the 50s. Would love to restore the fireplaces. So like the above suggestions however would like to keep the fireplaces intact.
siriuskey
3 years ago
This takes space from both front bedrooms and passage if wanted, as in a small house this is wasted space. Retaining both fire places. With the rear stepping down a Nib wall would open up that space to the kitchen family/living. This also places all living space on the warmer side of the house. The depth of your block suggests a possible sub division with access from the rear laneway or you could one day replace the extension with a bigger area, With any alterations in a Federation house you will need to consider the patterned ceilings cheers
Kate
3 years ago
Master at front maintaining fireplace. But for me not enough robe space
Kate
3 years ago
Get quote to restore or remove fireplace first.
siriuskey
3 years ago
It would be best to maintain any fireplace in period houses.
Aimee Malin-sexton
Original Author
3 years ago
Thanks everyone definitely some ideas I hadn’t thought of
siriuskey
3 years ago
Hopefully we have helped you as there are many different ways to do things. Please try to retain as many original features as these are what people look for and therefore add value to a property. cheers
Aimee Malin-sexton
Original Author
3 years ago
Definitely. Unfortunately the fireplaces were covered by the old owners however I want to restore them as well as other heritage features.
bigreader
3 years ago
I’d give up a fireplace to have an ensuite.

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