Floor plan change ideas & execution

Discussion in 'Renovation & Home Improvement' started by Omnimaqq23, 27th Aug, 2019.

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  1. Omnimaqq23

    Omnimaqq23 Member

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    Hi everyone, new to the forums and have been browsing a bit.

    I am currently thinking of adding a new room, bathroom and creating an ensuite to a bedroom downstairs to this IP that I own.
    Seeking some feedback or guidance on what can be improved.

    I also understand if it's just new bathroom and walls then it's simply a matter of getting a CDC from a private certifier? Does anyone have good recommendations for a small job like this in Sydney?
     

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  2. Trainee

    Trainee Well-Known Member

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    Does it make sense to have a laundry upstairs? Wheres the clothesline?

    This plan turns a 3/2 into a 4/3 with 4 big bedrooms but little living space. Its good for people who are in the bedrooms but it doesnt flow very well. There are no hallways and the lounge upstairs will end up with a narrow corridor between the stairs and the new bathroom.
     
    Last edited: 27th Aug, 2019
  3. Marg4000

    Marg4000 Well-Known Member

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    That’s an awkward layout, and your ideas don’t improve it much.

    To get a good result, the living area and kitchen/diner should be close. I would make Bed 1 the living room, bed 3 and laundry a family room with a cupboard laundry, then re-configure upstairs into 4 bedrooms and 2 bathrooms.

    Of course, it all depends on what you are hoping to achieve in the long run (and your budget).

    If you just want more bedrooms (renting by the room?) and go the easiest and cheapest option, it will come back to bite you when you come to sell. Yes, I know many people say are “never selling”, but life has a funny way of tossing curve balls into our carefully laid plans, and you should always consider resale as you never know when it may be necessary (or desirable to snap up a better option).
     
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  4. Omnimaqq23

    Omnimaqq23 Member

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    True - laundry could be moved to the current bathroom downstairs - clothesline is on ground floor.

    The living area upstairs is too big and the current tenants aren't utilising this space at all. That's why the extra bedroom and bathroom to facilitate. Any way to make it flow better?
     
  5. Trainee

    Trainee Well-Known Member

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    The layout is long and narrow which doesnt help.

    Enlarge the kitchen living by absorbing some of the space from bedroom 1?

    Not much choice upstairs if you want an ensuite. That corridor is going to be very dark.
     
  6. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Wow that is a shocker of an original floor plan.

    I have similar thoughts to @Marg4000 . I'm trying to think of the cheapest way to improve it but it's hard as I'm not sure what your motivations and budget is

    1. turn Bed 1 into living room. It doesn't have an ensuite so there is more to gain by creating good flow from the kitchen/meals and making all the living downstairs.
    2. remove laundry but leave bathroom downstairs as is - it can become ensuite to new master bedroom at rear
    3. put an open area next to the stairs where you have nominated the new bathroom
    4. Put a 3.4m x 3ish m bedroom in the upstairs area next to the new bedroom at the front.
    5. you'll need to find space to put a cupboard laundry somewhere perhaps make the master smaller and put it under the stairs.

    20190827_090947.jpg
     
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  7. Omnimaqq23

    Omnimaqq23 Member

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    That makes a lot of sense - 4 rooms and 2 bathrooms on level 1 seems crammed and smaller rooms? Bed 1 can be turned into living room definitely to make it more flowing.

    I guess I went with the cheapest option given budget and don't really want to get it through a DA instead of CDC?
     
  8. Trainee

    Trainee Well-Known Member

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    Isnt that upstairs bathroom going to cost more if its not above the downstairs bathroom / laundry?
     
  9. Omnimaqq23

    Omnimaqq23 Member

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    I quite like this layout actually. Gives the flow needed downstairs but doesn't make too many arrangements that'll blow the budget
     
  10. Omnimaqq23

    Omnimaqq23 Member

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    Ahhh that's right - thats why I stacked it like that in the first place (I knew there was a reason). The house is just an awkward layout tbh

    What's the rule of thumb cost for a standard bathroom? 5-8k?
     
  11. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    I put it there because it makes sense flow wise - but yes it would be cheaper over the other spot. I'm not in charge of budgets - I'm in charge of making things work :p
     
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  12. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    20190827_090947.jpg
     
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  13. Omnimaqq23

    Omnimaqq23 Member

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    Haha thanks you understood
     
  14. Marg4000

    Marg4000 Well-Known Member

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    That latest plan looks like a winner!

    Well done, @Westminster

    The good news is that it could be easily implemented in stages as the budget allows.
     
  15. Omnimaqq23

    Omnimaqq23 Member

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    Yup that's the winner - can change it in stages, maybe the upper living to room conversion and adding bathroom first, see how it goes and then when time to sell, get the flowing living room and other rooms up to speed
     
  16. Omnimaqq23

    Omnimaqq23 Member

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    Just wanted to update this - got a draftsman to draw it up and here's the final for the upstairs - I think it's nearly there except I don't want a bath and also could be arranged such that the bath / plumbing is close(r) to the bathrooms downstairs.
     

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  17. craigc

    craigc Well-Known Member

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    Sorry I am missing something? Where is the bath? I only see the oversized shower in draft attached.
     
  18. Omnimaqq23

    Omnimaqq23 Member

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    Haha yes! I thought that was a bath given its size my bad. Need to put my glasses on.

    In other news, my draftsman thinks there's no need to arrange the bathroom configuration and running the pipes will be easy - I always thought it's easier when it's closer...
     
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