Browse Forums Renovation + Home Improvement 1 Mar 05, 2022 7:41 pm Hi All, We are planning a 2nd storey extension and have paid for a few companies to come up with preliminary designs and costings. We had two main goals in mind - 2 bedrooms, bathroom and small living space upstairs (both achieve) and bigger kitchen as our existing is quite small. Our house/block is long and narrow so we have limited options. While the two upstairs designs are almost interchangeable (one further North, but over our living area two steps up, one further south all on same level), the two kitchen layouts are quite different - one long and narrow and the other wide, with the walkway through the kitchen. I see pros and cons of both designs. As I've never been involved in any home renovations or buildings before I'm all ears to anyone's advice on which design/layout is better, and/or things that they would change/suggest etc. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Design 1 Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Thanks! Note: Bed 1, Bed 2, Ensuite, Downstairs bathroom, Laundry and living area are largely untouched, bar some window changes. Re: Second Storey Extensions - Kitchen Reno & Floor Plan Rev 2Mar 06, 2022 8:12 am My initial thoughts: Design 1 the staircase does not go to the edge of the building as the designer believes if he does that it'll violate second storey setback. Design 2 does this, and shows this on the external view, but also claims town planning is not required. I'm not familiar with this so I'm not sure how Design 2 can violate setbacks, and not require town planning. Is it possible to apply for minor exemptions? Or does any violation require town planning? On the downstairs designs - Design 2 is useful that it doesn't lose the study/multipurpose room (not sure what that purpose would be other than a study), while Design 1 allows for a study, but smaller so it'll always be a study, never a (spare) bedroom. On kitchens - I'm not a huge fan of island benches, but of course Design 1 has the downside of the walkway being through the kitchen. Given that we'll almost certainly have 2 ovens (760mm existing recently purchased, under bench, and 600mm plus build in microwave), it's likely the 600mm would be in the "butlers pantry". The existing kitchen is only 2.8m wide x 3.2m long (long being north-south). With Design 2 I'm not entirely sure where they would put the stove/cooktop given the window and need for rangehood as there is little wall space. Regarding the upstairs: My preference was for Design 1 as I am concerned about Bed 4 (& bathroom) being above the living dining area (which has ~3m high ceilings) so those rooms are quite high and possibly more imposing for neighbours / overlooking / shading. If using the Design 1 upstairs, should we consider enlarging it to the South, thus making the South bedroom a bit bigger and bathroom wider (to make the bathroom more like Design 2 bathroom)? I'm also aware that our large ensuite is a bit of a waste of space (and don't like the corner spa), but not sure how we'd modify that and the other bathroom/laundry if we did - also that'd increase costs quite a bit so maybe not. Sorry for the waffling/brain dump. Appreciate any thoughts, ideas. Re: Second Storey Extensions - Kitchen Reno & Floor Plan Rev 3Mar 07, 2022 10:52 am MadInstro My initial thoughts: Design 1 the staircase does not go to the edge of the building as the designer believes if he does that it'll violate second storey setback. Design 2 does this, and shows this on the external view, but also claims town planning is not required. I'm not familiar with this so I'm not sure how Design 2 can violate setbacks, and not require town planning. Is it possible to apply for minor exemptions? Or does any violation require town planning? On the downstairs designs - Design 2 is useful that it doesn't lose the study/multipurpose room (not sure what that purpose would be other than a study), while Design 1 allows for a study, but smaller so it'll always be a study, never a (spare) bedroom. On kitchens - I'm not a huge fan of island benches, but of course Design 1 has the downside of the walkway being through the kitchen. Given that we'll almost certainly have 2 ovens (760mm existing recently purchased, under bench, and 600mm plus build in microwave), it's likely the 600mm would be in the "butlers pantry". The existing kitchen is only 2.8m wide x 3.2m long (long being north-south). With Design 2 I'm not entirely sure where they would put the stove/cooktop given the window and need for rangehood as there is little wall space. Regarding the upstairs: My preference was for Design 1 as I am concerned about Bed 4 (& bathroom) being above the living dining area (which has ~3m high ceilings) so those rooms are quite high and possibly more imposing for neighbours / overlooking / shading. If using the Design 1 upstairs, should we consider enlarging it to the South, thus making the South bedroom a bit bigger and bathroom wider (to make the bathroom more like Design 2 bathroom)? I'm also aware that our large ensuite is a bit of a waste of space (and don't like the corner spa), but not sure how we'd modify that and the other bathroom/laundry if we did - also that'd increase costs quite a bit so maybe not. Sorry for the waffling/brain dump. Appreciate any thoughts, ideas. ignoring accurate dimensions my thoughts would be to have the upstairs bedrooms closer to the front to allow for a better proportioned upstairs living area, avoid change in upstairs floor levels, minimise impact on downstairs living room roof and avoid west facing windows...linen for upstairs could be stored in a bigger vanity, with toiletries in wall cabinets and with fixtures arranged side by side the bathroom can be as narrow as 1500, modest bed 3 and 4 BIW can be supplemented by bedside storage drawers but i would do anything possible (ie apply for exception to the second story setback for stairs by eg not having any window in the stairs?) to have a staircase with landing (safer and much easier for moving furniture) instead of the cramped winding stairs...consider solar skylights (eg illume or arcol brands) for all the window-less downstairs rooms and with accurate dimensions we may be able to discover some alternate options for the ens and specific arrangements for the kitchen if you don't like islands but a pantry is much better under the stairs in order to keep the MPR Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Second Storey Extensions - Kitchen Reno & Floor Plan Rev 4Mar 07, 2022 6:10 pm oklouise MadInstro My initial thoughts: Design 1 the staircase does not go to the edge of the building as the designer believes if he does that it'll violate second storey setback. Design 2 does this, and shows this on the external view, but also claims town planning is not required. I'm not familiar with this so I'm not sure how Design 2 can violate setbacks, and not require town planning. Is it possible to apply for minor exemptions? Or does any violation require town planning? On the downstairs designs - Design 2 is useful that it doesn't lose the study/multipurpose room (not sure what that purpose would be other than a study), while Design 1 allows for a study, but smaller so it'll always be a study, never a (spare) bedroom. On kitchens - I'm not a huge fan of island benches, but of course Design 1 has the downside of the walkway being through the kitchen. Given that we'll almost certainly have 2 ovens (760mm existing recently purchased, under bench, and 600mm plus build in microwave), it's likely the 600mm would be in the "butlers pantry". The existing kitchen is only 2.8m wide x 3.2m long (long being north-south). With Design 2 I'm not entirely sure where they would put the stove/cooktop given the window and need for rangehood as there is little wall space. Regarding the upstairs: My preference was for Design 1 as I am concerned about Bed 4 (& bathroom) being above the living dining area (which has ~3m high ceilings) so those rooms are quite high and possibly more imposing for neighbours / overlooking / shading. If using the Design 1 upstairs, should we consider enlarging it to the South, thus making the South bedroom a bit bigger and bathroom wider (to make the bathroom more like Design 2 bathroom)? I'm also aware that our large ensuite is a bit of a waste of space (and don't like the corner spa), but not sure how we'd modify that and the other bathroom/laundry if we did - also that'd increase costs quite a bit so maybe not. Sorry for the waffling/brain dump. Appreciate any thoughts, ideas. ignoring accurate dimensions my thoughts would be to have the upstairs bedrooms closer to the front to allow for a better proportioned upstairs living area, avoid change in upstairs floor levels, minimise impact on downstairs living room roof and avoid west facing windows...linen for upstairs could be stored in a bigger vanity, with toiletries in wall cabinets and with fixtures arranged side by side the bathroom can be as narrow as 1500, modest bed 3 and 4 BIW can be supplemented by bedside storage drawers but i would do anything possible (ie apply for exception to the second story setback for stairs by eg not having any window in the stairs?) to have a staircase with landing (safer and much easier for moving furniture) instead of the cramped winding stairs...consider solar skylights (eg illume or arcol brands) for all the window-less downstairs rooms and with accurate dimensions we may be able to discover some alternate options for the ens and specific arrangements for the kitchen if you don't like islands but a pantry is much better under the stairs in order to keep the MPR Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ another option to avoid the issue with the upstairs setback could be to test available space for an L shaped stairs with pantry underneath the stairs Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Second Storey Extensions - Kitchen Reno & Floor Plan Rev 5Mar 07, 2022 8:30 pm Hi. Thanks for the great replies and suggestions. I'll have a thorough look at it tomorrow and play around in Visio when I'm less burnt out and jot down all the dimensions. It is true that a builder can ignore your independent inspection report as it is not part of the contractual arrangement but that is stupid because he cannot avoid fixing… 9 47209 The worst thing you can do is sign a building contract without a pre contract review. Over the years many people have come to me with disputes where they just signed… 0 8804 Hi, We have a single story MacDonald Jones house, on a waffle pod slab with steel frame. Are we able to build a second story extension? Other info is we are 900mm from… 0 8980 |