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Thoughts on this floor plan?

  • 17-06-2019 11:57am
    #1
    SelfBuild2019
    Registered Users Posts: 35 ✭


    Hi All,

    I'm just wondering what people's thoughts are on these GFL floor plans?

    The pdf document is our architect's first draft, and the jpeg attachment is a rough revision drawn up by a friend of mine (engineer).

    The architect has a lot more glass at the back of the house (south facing), which i know would cost a lot more. He also put the home office in a place we aren't at all comfortable with, and had the downstairs toilet inside the front door (not happy with this either).

    Would just like to gauge people's thoughts on both of these ideas?


«1

Comments

  • #2
    Gumbo
    Moderators, Society & Culture Moderators Posts: 39,783 Mod ✭✭✭✭Gumbo


    SelfBuild2019 wrote: »
    Hi All,

    I'm just wondering what people's thoughts are on these GFL floor plans?

    The pdf document is our architect's first draft, and the jpeg attachment is a rough revision drawn up by a friend of mine (engineer).

    The architect has a lot more glass at the back of the house (south facing), which i know would cost a lot more. He also put the home office in a place we aren't at all comfortable with, and had the downstairs toilet inside the front door (not happy with this either).

    Would just like to gauge people's thoughts on both of these ideas?

    Means of escape in the image is from the Living Room is through the Kitchen, the most likely place a fire will start in the home. I wouldn't be happy with that.
    Also the plant room under the stairs in the image. This would be another high risk area from a fire safety point of view. The stairs in the primary means of escape from the bedrooms, so you may require the stairs to be fire rated/protected.


  • #3
    NSAman
    Registered Users, Registered Users 2 Posts: 3,441 ✭✭✭NSAman


    Why lock off the sitting room? Personally I like large open spaces, would include the sitting room in the kitchen/dining are by taking out that small wall. Light and space would increase.


  • #4
    theteal
    Registered Users, Registered Users 2 Posts: 7,593 ✭✭✭theteal


    NSAman wrote: »
    Why lock off the sitting room? Personally I like large open spaces, would include the sitting room in the kitchen/dining are by taking out that small wall. Light and space would increase.

    I'm in favour of separating the sitting room, that room strikes me a good space to lock yourself away with a film/football match, I don't want to hear the kettle boiling every 20 mins. The kitchen has plenty of space/seating with island and dining table. Also good for keeping sound from the sitting room getting to the living room down the end.

    I'm not pro but I like that layout, OP. I don't like the pdf document at all.


  • #5
    KingKauto
    Registered Users Posts: 4 ✭KingKauto


    We have just completed our floor plans for our build and one of the adjustments that we had to make from the inital draft was to increase the size of the plant room. This had to be increased to allow for the space that the heat pump and mvhr system that we are going with as depending on the heat pump you select this can take up a lot of space.


  • #6
    JoeA3
    Registered Users, Registered Users 2 Posts: 7,450 ✭✭✭JoeA3


    Utility room seems very disconnected from the kitchen. Personally think the utility needs to be directly off the kitchen.


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  • #7
    Gumbo
    Moderators, Society & Culture Moderators Posts: 39,783 Mod ✭✭✭✭Gumbo


    theteal wrote: »
    I'm in favour of separating the sitting room, that room strikes me a good space to lock yourself away with a film/football match, I don't want to hear the kettle boiling every 20 mins. The kitchen has plenty of space/seating with island and dining table. Also good for keeping sound from the sitting room getting to the living room down the end.

    I'm not pro but I like that layout, OP. I don't like the pdf document at all.

    the separate Sitting room would provide this use.
    I would also open up the Living Room into the Kitchen.


  • #8
    knipex
    Registered Users, Registered Users 2 Posts: 2,018 ✭✭✭knipex


    JoeA3 wrote: »
    Utility room seems very disconnected from the kitchen. Personally think the utility needs to be directly off the kitchen.

    Agreed. Plus its too small..


  • #9
    GreeBo
    Registered Users, Registered Users 2 Posts: 27,253 ✭✭✭✭GreeBo


    knipex wrote: »
    Agreed. Plus its too small..

    I'd also have the plant room as part of the utility and get it off the kitchen for sure.


  • #10
    theteal
    Registered Users, Registered Users 2 Posts: 7,593 ✭✭✭theteal


    JoeA3 wrote: »
    Utility room seems very disconnected from the kitchen. Personally think the utility needs to be directly off the kitchen.

    Can I show my inexperience of this stuff and ask why? Machines in here tend to be noisy, no? I'd have no issue with shunting it off into the corner with easy access to the stairs and the back/side door (where the bundles of laundry will come from and go out to the line).


  • #11
    JoeA3
    Registered Users, Registered Users 2 Posts: 7,450 ✭✭✭JoeA3


    theteal wrote: »
    Can I show my inexperience of this stuff and ask why? Machines in here tend to be noisy, no? I'd have no issue with shunting it off into the corner with easy access to the stairs and the back/side door (where the bundles of laundry will come from and go out to the line).

    Yeah it’s a personal thing and it depends on how you see a utility room functioning.
    For me, it’s an addition to the kitchen, where you put some kitchen related “utilities” into it, that you don’t need to have to hand all the time, but still want them conveniently close. So for example, I’d put a larder freezer in there and just a fridge in the kitchen itself. Or a tall press with your sweeping brushes, etc.


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  • #12
    sydthebeat
    Subscribers Posts: 41,838 ✭✭✭✭sydthebeat


    JoeA3 wrote: »
    Utility room seems very disconnected from the kitchen. Personally think the utility needs to be directly off the kitchen.


    id disagree.

    There is nothing wrong with keeping the utility separate and removed from the kitchen, especially if the kitchen / living area is located to maximise views and sunlight.

    absorbing the utility back into this space could jeopardise these important factors... for what i would consider to be a very minimal gain.


  • #13
    GreeBo
    Registered Users, Registered Users 2 Posts: 27,253 ✭✭✭✭GreeBo


    In my experience most of the time you are going into the utility its from the kitchen or kitchen related.

    But even if you want to keep it there is is far too small.
    By the time you have added in washing machine etc and then somewhere to store coats/boots etc there will be no floor space left, especially once a clothes horse or 2 are laid out.
    Its also where the hoover and basically all the clutter/crap will go, so you will always be going there.


    I'm guessing the evening sun will come in the patio into the sliding doors area?
    If so you could "just" swap the sitting room and utility...but I havent looked at the 2nd storey so not sure what you are doing regarding supporting walls etc.


  • #14
    SelfBuild2019
    Registered Users Posts: 35 ✭SelfBuild2019


    GreeBo wrote: »
    In my experience most of the time you are going into the utility its from the kitchen or kitchen related.

    But even if you want to keep it there is is far too small.
    By the time you have added in washing machine etc and then somewhere to store coats/boots etc there will be no floor space left, especially once a clothes horse or 2 are laid out.
    Its also where the hoover and basically all the clutter/crap will go, so you will always be going there.


    I'm guessing the evening sun will come in the patio into the sliding doors area?
    If so you could "just" swap the sitting room and utility...but I havent looked at the 2nd storey so not sure what you are doing regarding supporting walls etc.

    Yes the evening sun will be coming in to that area

    For clarity's sake, i've attached the upstairs plan as it currently looks. We will be making the main bathroom bigger, and Bedroom 3 smaller.


  • #15
    arctictree
    Registered Users, Registered Users 2 Posts: 4,338 ✭✭✭arctictree


    What's the difference between the sitting room and the living room?


  • #16
    knipex
    Registered Users, Registered Users 2 Posts: 2,018 ✭✭✭knipex


    theteal wrote: »
    Can I show my inexperience of this stuff and ask why? Machines in here tend to be noisy, no? I'd have no issue with shunting it off into the corner with easy access to the stairs and the back/side door (where the bundles of laundry will come from and go out to the line).

    If your just using it as a laundry room then fine but in my house (and most that I know of) they turn into an offshoot of the kitchen. or a combination, pantry, boot room, laundry room, store and plant room.

    Especially if you want "clean countertops". All the stuff that used to be kept on the countertop ends up in the utility. Within 6 months we moved the dishwasher into the utility and put in a sink.

    If I had my way again I would double in the size of the utility, and add more full height storage space.


  • #17
    theteal
    Registered Users, Registered Users 2 Posts: 7,593 ✭✭✭theteal


    arctictree wrote: »
    What's the difference between the sitting room and the living room?

    Back in the 80's when I grew up, one of them was the posh room that us messy kids weren't allowed into :D


  • #18
    knipex
    Registered Users, Registered Users 2 Posts: 2,018 ✭✭✭knipex


    theteal wrote: »
    Back in the 80's when I grew up, one of them was the posh room that us messy kids weren't allowed into :D

    The "good room" :D:D:D

    All joking aside,. Keep one of them closed off and open the other into the kitchen, It will amaze you how much time you spend as a family in the kitchen and you will still have a room you can go into, close the door and lock yourself, or yourself and the missus, away.


  • #19
    theteal
    Registered Users, Registered Users 2 Posts: 7,593 ✭✭✭theteal


    knipex wrote: »
    If your just using it as a laundry room then fine but in my house (and most that I know of) they turn into an offshoot of the kitchen. or a combination, pantry, boot room, laundry room, store and plant room.

    Especially if you want "clean countertops". All the stuff that used to be kept on the countertop ends up in the utility. Within 6 months we moved the dishwasher into the utility and put in a sink.

    If I had my way again I would double in the size of the utility, and add more full height storage space.

    I get it's additional uses but considering there's already a pantry connected to the kitchen in the OP, I like the idea of it being away from the communal parts of the house. The only noisy appliance in the kitchen then would be the dishwasher but that only goes on at night so it doesn't disturb during the day. The back/side door is over there so it'll work as boot/dirty room too and not be near the nice patio.


  • #20
    Gumbo
    Moderators, Society & Culture Moderators Posts: 39,783 Mod ✭✭✭✭Gumbo


    arctictree wrote: »
    What's the difference between the sitting room and the living room?

    I have the same in my house. I created a small sitting room that’s kept closed most of the time. Stove and late night relaxing goes on in there.

    While at the same time creating a large open plan living room, kitchen, diner where all the family sh1t gets done.

    It’s always good to have the posh room that kids are barred from :)


  • #21
    knipex
    Registered Users, Registered Users 2 Posts: 2,018 ✭✭✭knipex


    kceire wrote: »
    I have the same in my house. I created a small sitting room that’s kept closed most of the time. Stove and late night relaxing goes on in there.

    While at the same time creating a large open plan living room, kitchen, diner where all the family sh1t gets done.

    It’s always good to have the posh room that kids are barred from :)

    Thats what people are recommending and what his architect had drawn but in the revised drawing there are 3 separate, distinct walled off areas. kitchen \ dining, sitting and living rooms


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  • #22
    listermint
    Registered Users, Registered Users 2 Posts: 34,105 ✭✭✭✭listermint


    sydthebeat wrote: »
    id disagree.

    There is nothing wrong with keeping the utility separate and removed from the kitchen, especially if the kitchen / living area is located to maximise views and sunlight.

    absorbing the utility back into this space could jeopardise these important factors... for what i would consider to be a very minimal gain.

    Having constructed utility myself and using it a year.

    You obviously have no experience of dragging dirty dishes or anything else from the kitchen to the dishwasher in it.

    Utility should be as close to the kitchen as you can get it.

    And you can do it that way easily off plans at this stage with no impact to views


  • #23
    GreeBo
    Registered Users, Registered Users 2 Posts: 27,253 ✭✭✭✭GreeBo


    The proper size for a utility room is 2 to 3 times what you design it to be.

    Itsv where everything goes that's not in the attic or garage.

    I'd say it's the working room of the house, far more than the kitchen.

    Clothes dryers take up huge space, look into getting s ceiling mounted one.


  • #24
    NSAman
    Registered Users, Registered Users 2 Posts: 3,441 ✭✭✭NSAman


    listermint wrote: »
    Having constructed utility myself and using it a year.

    You obviously have no experience of dragging dirty dishes or anything else from the kitchen to the dishwasher in it.

    Utility should be as close to the kitchen as you can get it.

    And you can do it that way easily off plans at this stage with no impact to views

    Wouldn't you put a dishwasher close to the sink? Just a thought, his utility room is fine. It can be used as a mud room also. I personally, would have the laundry upstairs to save on the dragging of items downstairs...;)


  • #25
    listermint
    Registered Users, Registered Users 2 Posts: 34,105 ✭✭✭✭listermint


    theteal wrote: »
    I get it's additional uses but considering there's already a pantry connected to the kitchen in the OP, I like the idea of it being away from the communal parts of the house. The only noisy appliance in the kitchen then would be the dishwasher but that only goes on at night so it doesn't disturb during the day. The back/side door is over there so it'll work as boot/dirty room too and not be near the nice patio.

    Dishwashers and dryers are fire hazards. Leading causes of house fires don't run them when people are asleep.


  • #26
    sydthebeat
    Subscribers Posts: 41,838 ✭✭✭✭sydthebeat


    listermint wrote: »
    Having constructed utility myself and using it a year.

    You obviously have no experience of dragging dirty dishes or anything else from the kitchen to the dishwasher in it.

    Utility should be as close to the kitchen as you can get it.

    And you can do it that way easily off plans at this stage with no impact to views

    It's a bit silly to have a sink in the kitchen and a dishwater in the utility, to be fair.

    And unless you know the site intimately, you cannot say that views and sunlight won't be effected


  • #27
    listermint
    Registered Users, Registered Users 2 Posts: 34,105 ✭✭✭✭listermint


    GreeBo wrote: »
    In my experience most of the time you are going into the utility its from the kitchen or kitchen related.

    But even if you want to keep it there is is far too small.
    By the time you have added in washing machine etc and then somewhere to store coats/boots etc there will be no floor space left, especially once a clothes horse or 2 are laid out.
    Its also where the hoover and basically all the clutter/crap will go, so you will always be going there.


    I'm guessing the evening sun will come in the patio into the sliding doors area?
    If so you could "just" swap the sitting room and utility...but I havent looked at the 2nd storey so not sure what you are doing regarding supporting walls etc.

    Solid idea.

    I'd move the utility to the sitting room and move the same square footage sitting room to that corner.

    Nice to have a Nook away from the rest of the house. And you can still retain its view down to the patio with no impact.


  • #28
    listermint
    Registered Users, Registered Users 2 Posts: 34,105 ✭✭✭✭listermint


    sydthebeat wrote: »
    It's a bit silly to have a sink in the kitchen and a dishwater in the utility, to be fair.

    And unless you know the site intimately, you cannot say that views and sunlight won't be effected

    It's silly to have a sink and dishwasher in a utility.


    Do you know what a utility is...
    Have I entered a parallel universe where people don't have a breeze...


  • #29
    Graham
    Moderators, Society & Culture Moderators Posts: 17,642 Mod ✭✭✭✭Graham


    listermint wrote: »
    Do you know what a utility is...
    Have I entered a parallel universe where people don't have a breeze...

    Just a world where different people use their utility room for different things.

    Ours is essentially a laundry room, given the choice it would be close to the bottom of the stairs or upstairs.


  • #30
    listermint
    Registered Users, Registered Users 2 Posts: 34,105 ✭✭✭✭listermint


    Graham wrote: »
    Just a world where different people use their utility room for different things.

    Ours is essentially a laundry room, given the choice it would be close to the bottom of the stairs or upstairs.

    You don't have a sink in your laundry room ?!?


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  • #31
    knipex
    Registered Users, Registered Users 2 Posts: 2,018 ✭✭✭knipex


    sydthebeat wrote: »
    It's a bit silly to have a sink in the kitchen and a dishwater in the utility, to be fair.

    And unless you know the site intimately, you cannot say that views and sunlight won't be effected


    You should allways have a sink in the utility...


  • #32
    listermint
    Registered Users, Registered Users 2 Posts: 34,105 ✭✭✭✭listermint


    knipex wrote: »


    You should allways have a sink in the utility...

    I don't think you can physically call it a utility room without one.

    Otherwise it's just a closet with the washing machine in it

    :D


  • #33
    Graham
    Moderators, Society & Culture Moderators Posts: 17,642 Mod ✭✭✭✭Graham


    listermint wrote: »
    You don't have a sink in your laundry room ?!?

    Nope, plumbing is there for it but never bothered to fit one.

    We got these fancy machines for washing clothes now so no need for the sink and laundry board. :D


  • #34
    listermint
    Registered Users, Registered Users 2 Posts: 34,105 ✭✭✭✭listermint


    Graham wrote: »
    Nope, plumbing is there for it but never bothered to fit one.

    We got these fancy machines for washing clothes now so no need for the sink and laundry board. :D

    Yet to see a machine soak out stained clothes or baby crap ;)


  • #35
    sydthebeat
    Subscribers Posts: 41,838 ✭✭✭✭sydthebeat


    Who actually carries dirty plates from a kitchen to a utility???

    That's the height of silliness in my opinion.


  • #36
    sydthebeat
    Subscribers Posts: 41,838 ✭✭✭✭sydthebeat


    listermint wrote: »
    It's silly to have a sink and dishwasher in a utility.


    Do you know what a utility is...
    Have I entered a parallel universe where people don't have a breeze...

    Do you not have a sink in your kitchen??


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  • #37
    Graham
    Moderators, Society & Culture Moderators Posts: 17,642 Mod ✭✭✭✭Graham


    listermint wrote: »
    Yet to see a machine soak out stained clothes or baby crap ;)

    Not an issue for us.
    sydthebeat wrote: »
    Who actually carries dirty plates from a kitchen to a utility???

    That's the height of silliness in my opinion.

    You'd be surprised what people use their utility room for. Recently came across an oven & hob in a utility, the homeowner preferred them not to be on display in the kitchen!

    Completely suited the way they used their kitchen.


  • #38
    listermint
    Registered Users, Registered Users 2 Posts: 34,105 ✭✭✭✭listermint


    sydthebeat wrote: »
    Who actually carries dirty plates from a kitchen to a utility???

    That's the height of silliness in my opinion.

    I do the utility is right beside the cooking area

    We put all our large pots and cleaning stuff in there to clean at our Leisure.

    It keeps our Belfast sink and our entire kitchen area clean with guests and looks nice.

    A utility room is just that. It's a working room


    I don't know why this is hard to understand. It's not a new concept..type in utility room into Google press images option and try locate a utility with no sink in it.


    ...


  • #39
    sydthebeat
    Subscribers Posts: 41,838 ✭✭✭✭sydthebeat


    Actually sounds more like a scullery.....


  • #40
    NSAman
    Registered Users, Registered Users 2 Posts: 3,441 ✭✭✭NSAman


    sydthebeat wrote: »
    Actually sounds more like a scullery.....

    Sounds like it needs a good oulde scrubbing..;)

    Actually, a butlers pantry is more what it sounds like... the kitchen (working space) behind the actual kitchen that all the work takes place in, keeping the kitchen spotless for guests to admire.... while some poor slave works flat out...(ducking)


  • #41
    listermint
    Registered Users, Registered Users 2 Posts: 34,105 ✭✭✭✭listermint


    sydthebeat wrote: »
    Actually sounds more like a scullery.....

    Sounds like your jealous of a fully functional utility room so try to take folks down to your non utility room level.


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  • #42
    Gumbo
    Moderators, Society & Culture Moderators Posts: 39,783 Mod ✭✭✭✭Gumbo


    listermint wrote: »
    Having constructed utility myself and using it a year.

    You obviously have no experience of dragging dirty dishes or anything else from the kitchen to the dishwasher in it.

    Utility should be as close to the kitchen as you can get it.

    And you can do it that way easily off plans at this stage with no impact to views

    Dishwasher should be as close to the main sink in the kitchen as possible in my opinion.
    Having the dishwasher in another room off the kitchen is madness, again in my opinion.


  • #43
    listermint
    Registered Users, Registered Users 2 Posts: 34,105 ✭✭✭✭listermint


    kceire wrote: »
    Dishwasher should be as close to the main sink in the kitchen as possible in my opinion.
    Having the dishwasher in another room off the kitchen is madness, again in my opinion.

    Distance from main sink. 2 meters behind a door no noise. Works perfect for us . I designed it that way. Could have put it next to the main sink but then I'd have dishwasher noise in an entertaining area . Nah.


  • #44
    Gumbo
    Moderators, Society & Culture Moderators Posts: 39,783 Mod ✭✭✭✭Gumbo


    listermint wrote: »


    I don't know why this is hard to understand. It's not a new concept..type in utility room into Google press images option and try locate a utility with no sink in it.


    ...

    You said dishwasher in your original post. I think that’s what people are questioning. Not a sink in a utility, that’s normal.


  • #45
    Gumbo
    Moderators, Society & Culture Moderators Posts: 39,783 Mod ✭✭✭✭Gumbo


    listermint wrote: »
    Distance from main sink. 2 meters behind a door no noise. Works perfect for us . I designed it that way. Could have put it next to the main sink but then I'd have dishwasher noise in an entertaining area . Nah.

    And there’s nothing wrong with that. In 20 years designing houses and extensions, your the first person I’ve ever come across that wanted their dishwasher plumbed into a utility room away from the kitchen.

    Washing machines and dryers yes, every day, but the dishwasher has always been placed near the main kitchen sink.

    Backs up every bodies point I suppose, horses for courses.


  • #46
    meeeeh
    Registered Users, Registered Users 2 Posts: 11,624 ✭✭✭✭meeeeh


    This reminds me of the family who built a new house besides the old house. They still did all their cooking in the old house so the new kitchen wouldn't get dirty.

    I like cooking so for me kitchen has to be functional, having to carry pots, cups and cutlery to another room negates that. Separate dining room would be just as practical then.

    It's handy to have utility room of kitchen and accessible from outside. Dirty boots and heavy items can be dragged through there. I can see the attraction of one sitting room that's kept clean but if there are budget constraints I'd rather loose a room than big windows. Big kitchen/dining room could otherwise feel a bit pokey.


  • #47
    SelfBuild2019
    Registered Users Posts: 35 ✭SelfBuild2019


    Thanks all for the comments. Didn't mean to start an argument about utility rooms : )

    We are trying to figure out how we can open out the Sitting Room, as i think that the Living Room would be where I'd spend most of my leisure time. I like the feeling of being in a quiet enclosed room when watching a match/movie. My wife isn't sure on the kitchen sink being where it is either, as that window is facing onto the road. It's a quiet, local road, but she still doesn't like the idea of people looking in at her washing the dishes!

    With regard the utility room, this will definitely be made bigger, but we don't feel the need to have it next to the kitchen.


  • #48
    theteal
    Registered Users, Registered Users 2 Posts: 7,593 ✭✭✭theteal


    OP, look what you started! :D


    Anybody got any further advice?
    I like it but have not looked at measurements in any detail and have zero building experience so my opinion is fairly moot.


  • #49
    JoeA3
    Registered Users, Registered Users 2 Posts: 7,450 ✭✭✭JoeA3


    a fairly minor detail but in your living room you have a window behind your TV. Not sure if that works too well? You won't be able to wall mount the TV and the window will be nearly blocked off by it. And looking from the outside in, you'll see a nest of wires behind the TV ;)


  • #50
    theteal
    Registered Users, Registered Users 2 Posts: 7,593 ✭✭✭theteal


    JoeA3 wrote: »
    a fairly minor detail but in your living room you have a window behind your TV. Not sure if that works too well? You won't be able to wall mount the TV and the window will be nearly blocked off by it. And looking from the outside in, you'll see a nest of wires behind the TV ;)

    Actually I did pick up on that also, TVs blocking windows are a bugbear. Is that a fireplace to the left of the proposed TV location? I don't like TVs mounted over fires (new TVs have enough of a job dissipating heat as is) but if there's no fire there, I'd have the TV on that wall.


  • #51
    JoeA3
    Registered Users, Registered Users 2 Posts: 7,450 ✭✭✭JoeA3


    I don't think TV's in the corner work anymore either. That was fine and dandy when a TV took 3 men to lift into place. Modern flat panels work better on a flat wall imo, not stuck into the corner.


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