Kitchen/Diner, or seperate rooms?

[rduran1]

Hi everyone
I'm currently living in a maisonette and I'm contemplating some changes to the living spaces, which are quite outdated. However, I'm mindful of the potential impact on future resale value and rental income. I plan to stay here for the next 5 to 10 years, and although I'm currently living alone, my partner will be moving in a year from now.
I've included the current floor plan, and there are a couple of issues I'd like to address:

1. The kitchen is small, making it challenging to upgrade.
2. The dining room is underutilized and feels like wasted space.

I'm considering the idea of removing the wall between the kitchen and living room to create an open kitchen/diner/social room with an island. I'd use the current dining room as the new living room.
I've attached two images illustrating different variations of this idea, with the key difference being whether or not I extend the kitchen wall and remove the cupboard (I have limited cupboard space in my property). And I am so sorry for my terrible art skills!!!
I'm eager to hear your thoughts, any alternative suggestions, or insights you might have.
Some pros of this plan include:

• Modernizing the kitchen and increasing its size and usability.
• Making both rooms unique and functional.

However, there are some cons to consider:

• Potential decrease in property value, given that I've converted one bedroom into the current dining room. To address this, I've proposed in my drawing to include a sofa, TV, etc., in the kitchen/diner so that it remains a living space. If I were to sell or rent the property, the proposed new living room could be reverted to the third bedroom.
• The project may be costly and complex, potentially involving load-bearing walls.
• Doubts about whether there's enough room for an open kitchen/diner with an island. Here are the dimensions:
  • Lounge: 4.03 x 3.89 (13'2" x 12'9")
  • Kitchen: 2.85 x 2.25 (9'4" x 7'4")
  • Dining: 4.16 x 3.89 (13'7" x 12'9")

Thank you for your input and advice.

 

[Mrs McG]

Everyone will have their own preference on layout but if you want a design that minimises disturbance to the original layout (and therefore minimises cost) then you could consider something like below. Block up the current kitchen door but leave the architraving in place, perhaps pop a mirror in the recess? Then create an opening - with folding doors perhaps - from the dining room to the kitchen rather than pulling the whole (possibly load bearing) wall.

 

[88v8]

Personally, I hate open-plan, and I do not want cooking smells after eating so a separate kitchen is essential.
Also, these huge kitchens one sees are very inefficient, a lot of walking around.

There should be a flow in the kitchen, that goes ... storage... prep... cooking... washing up.
And the worst thing is a central island that just gets in the way. For me, that would go in the skip.

I always think that there is an inverse relationship between the size of the kitchen and the amount of cooking that goes on.
My mother brought up a family of five in a galley kitchen smaller than yours, although we never ate in there.

I think if you plan to stay five years you should do whatever suits you, as a new owner will change it all anyway.

 

[LadyArowana]

I always think that there is an inverse relationship between the size of the kitchen and the amount of cooking that goes on.
My mother brought up a family of five in a galley kitchen smaller than yours, although we never ate in there.

I can confirm this is true.

Islands, particularly ones with the ‘breakfast bar and bar stools” arrangement are hateful things if you’re short.

 

[mardinor]

Another vote not to go open-plan. Though buyers seem to love ‘spaces’ rather than rooms.
I’d go for your second option, but add folding or sliding doors to get the best of both worlds.

 

[johncraig8229]

I feel like this is definitely down to personal preference but I love an open plan living space it's more sociable and everyone seems to love and island or some form of breakfast bar nowadays so i say go for it, if you're looking for anything new like taps, radiators etc I just got some great quality stuff for my new kitchen from plumbhq for such good prices. Keep us updated on your choice!

 

[mims&pip]

It definitely depends on personal preference...and on the property itself.

At our last-but-one house (a fairly spacious three-storey, non-listed Georgian thatched) we were horrified when the architect we brought in to advise on our extension plans referred to our preference for "a warren of pokey rooms".

Having promptly ditched him we went on to add a lovely double height kitchen extension with exposed beams and fabulous garden views, without compromising the character of the original building.

As the main living room had already been sympathetically partially opened up by the previous owner (retaining an original cast iron pillar and a small -'pastiche' - timbered wall), it didn't feel remotely pokey to us!

We love a kitchen island and have had them in five houses now, but overall I wouldn't say we were huge fans of open plan. However, the existing layout of our current house (a 400 year old former mill, converted to a residence 100+ years ago) didn't work on any level. Due to the two side entrances being hard to navigate as a result of the sloping ground, you had to traipse through the main front entrance laden with shopping, passing through hall, living room and dining room before finally reaching the gloomy, windowless kitchen.

Furthermore, the dining room was a strange, long but very narrow room (17' x 6' to chimney breast), making it quite impractical to use/furnish. Additionally, despite being surrounded by 0.5 acres of garden, none of the principal rooms had a garden view.

Early on in our ownership we took the decision to swap the layout about, reconfiguring the rooms completely so that you now come from the hall into a large, welcoming kitchen (the two former receptions) where a large island is ready to accept the shopping bags

We use this room more than any other as not only is there seating for meals (on high bar stools...apologies Lady A ), but also a cosy sofa opposite the inglenook with wood burning stove. Beneath the stairs we created a small laundry area and beyond the kitchen we now have a useful lobby with access to the side door and garden.

I'm afraid we chose to open up the other two rooms too - the old kitchen and breakfast room - and now have an atmospheric dining room that opens onto a bright, light-filled living room, the new floor-to-ceiling windows of which overlook the garden. We love it now (shame we're about to sell again!)

Mims x