The Importance of a Well-Designed Floor Plan - Residential

Rhosmaen

The radio is on, a hot cup of tea is waiting (always) and the final changes are being made ready for this project to progress to a full planning application but in truth the success of this project revolves around the time taken to create a well-designed floor plan; I thought I would discuss how it can transform a home for this next post. 

... but as it was happiness day (two days ago but who’s counting) I had to start with this photo that captures my Christmas Cactus flowering away on my desk in March! 

The plan not only serves as the foundation for well-designed and well-functioning living but in this project (Rhosmaen) in particular it considers the needs of multi-generational co-habiting while providing a future income potential by means of B&B ensuite rooms. Most important is a functional and harmonious environment with arrangement and organisation of rooms to create minimal traffic flow with focus on the spatial relationships between the rooms and consideration of the inhabitants in them. The heart of a good floor plan is the efficient utilisation of the space available. By carefully planning the placement of rooms, walls and other elements, the usable area is maximised and dark or wasted space is avoided. 

How do you start? 

It is rare that any two projects start in the same way but “where do you enter the dwelling, is it always at the same point?” is a good first question I tend to ask. In terms of a renovation project, you most likely have a good basis to assess what works and what doesn’t so that will naturally create a focus. It is as important, however, to consider vertical movement as well as horizontal. 

Llandeilo

This loft conversion (Llandeilo) intends to make the most of every square millimetre of this terraced cottage. The 3D quality of this space is important to consider with the steep valleys of the roof above. On plan it may seem to work seamlessly but as the front is connected to the rear the head height through a new doorway needed to be carefully assessed, a will be again during the work on site. 

A well-designed floor plan enhances functionality and convenience. It considers the daily activities and needs of the occupants, ensuring that essential areas such as the kitchen, bedrooms, toilets and bathrooms are well-placed. A functional floor plan promotes a smooth flow of movement as you progress your daily activities and facilitates efficient daily routines. 

Llansawel

When extending it is important to consider the connection between ‘the new and the old’, the flow between the different elements and the material qualities that may represent the different periods of a building. This project (Llansawel) was a substantial transformation of a small cottage, by stepping down into the new, from smaller cosy rooms to one large open living/dining/sitting space there are several elements that make a clear distinction from the existing. 

Beyond this, a well-designed floor plan enhances the overall aesthetics of your home. It allows for creating visually appealing spaces that reflect your style, taste, creating an environment you are as comfortable with as you are proud of. The layout of rooms, the placement of windows and the access to natural light can significantly impact the ambience of your home and feeling of well-being. 

The consideration of natural light and ventilation is an important factor. Thoughtful placement of windows, doors and openings is necessary. Allowing ample natural light to flood your home to create a bright and inviting atmosphere will serve to benefit your health long term. Creating cross ventilation and promoting fresh air circulation will allow for a healthier indoor environment. 

Llansawel

This project (Llansawel cont.) presented many opportunities while working through the plans. The extension to the cottage, to the front elevation, looks even smaller than the existing but as the land to the rear drops away the plan could really open up. Taking advantage of the views across the valley with floor to ceiling glazing was impossible to resist but an added gem was sneaking a view down the valley through a long slot window, making the mundane task of ‘doing the dishes’ just a little more enjoyable. 

A good floor plan allows for flexibility and adaptability to meet changing needs in lifestyle and due to age. It considers potential future modifications or expansions and provides the framework to accommodate them. A flexible floor plan will ensure that spaces can suit evolving requirements, ultimately saving time and money in the long run. 

Llansawel

But it doesn’t end there; a well-designed floor plan will ensure privacy and noise control within your home. Strategically placing bedrooms, bathrooms and quiet areas away from high-traffic zones or noisy areas will create a calming environment. Comfortable and peaceful living spaces are important in today’s busy environment. 

Structure, materials and services can be thought through early to aid a smooth running and cost-effective project. It can be ensured that structural elements provide equal support and line through, materials can both reduce consumption while building and create economical long-term running costs and fore thought placement of services will create an efficient environment and aid to reduce costs from unnecessary redesigns.

Part 2 ... Outline Planning | Full Planning | Householder Planning | Permitted Development | Listed Building | Retrospective

I deviated for my last post as I decided to celebrate International Women's Day and show my face to celebrate being a female in a (still) very male dominated industry. The funny thing is I never thought of it like that when I went off to university, I simply pursued what I enjoy and I continue that today!

So with that said I shall return to trying to make this planning system a little clearer for those wondering 'what does it all mean and how do you know which one is best for your project?'

Permitted Development | Listed Building | Retrospective

IN SUMMARY:

Permitted Development: you can make a number of smaller changes to your property without needing to apply for planning permission. This is good for the addition of a small conservatory or a loft conversion but it is always worth considering other options as this approach could lead to unnecessary compromises and restrictions.

Listed Building: consent is required for all works to a listed building that affect its character as a building of special architectural or historic interest. This consent is likely to be required alongside a full or householder application.

Retrospective: this is not an ideal approach but for work that has already been completed without an approved application this is needed to complete permission.

PERMITTED DEVELOPMENT:

The most common permitted developments are small rear extensions to properties but it is not quite as simple as that because they are subject to various limits and restrictions; including those on their height, size and location. As a general rule a single storey rear extension must not extend beyond the rear wall of your house by more than 4 metres and cannot exceed 4 metres in height (subject to roof conditions met).

The rules cover a lot more than just length and height for example; as a result of the works, the total area of ground covered by building within the curtilage of the property cannot exceed 50% of the total remaining area of the curtilage.

In terms of rear extensions the height of the part enlarged, improved or altered cannot exceed the height of the highest part of the roof of the existing, same is the case for the eaves so this may exclude some single storey properties. There are further considerations about height depending on the pitch of the roof required, many to discourage building higher with a flat roof. Another consideration must be the proximity to the boundary. If the proposal is to be within 2 metres of the boundary then a differing set of rules will apply. 

The proposal cannot extend beyond a wall comprised in the principal elevation of the original property and should remain 5 metres from the highway, this is also generally encouraged against in most planning applications, though there is always the possibility of the exception to the rule depending on the individual property!

Side extensions of more than one storey are now considered under permitted development but with the size restrictions in place there is likely little gain for the effort to achieve this and, as I suggested above, all options should be considered so that you are not making unnecessary compromises to the quality of the space you create. 

Outbuildings are considered under permitted development if they are not located in front of the building line of the principal elevation, they do not extend beyond the side elevation of the house, any part of the development within 2 metres of a boundary of the house does not exceed a height of 2.5 metres or any part of the development within 2 metres of the house does not exceed a height of 1.5 metres. Outbuildings cannot exceed more than one storey in height and are subject to similar height rules, depending on the pitch of the roof, as extensions.

Permitted development rights do not usually apply to Listed Buildings and in areas subject to environmental protection. If your property is situated within a National Park, an area of outstanding natural beauty or a conservation area, then further discussions would be needed to determine if the proposal falls within permitted development.

Most work that does not require planning permission because it is permitted development is still likely to need Building Regulations approval. 

LISTED BUILDING CONSENT:

Back in January I chatted through what a Listed Building is; if you have missed it take a look HERE, but what is required for a Listed Building Application?

Any extension or significant alteration will require a Listed Building Application, this is a similar process to any other planning application but with particular attention paid to the heritage features and details. The main difference to the application is the requirement of a Heritage Statement; a key document of research used to both inform the design and justify the decisions made during the process.

Adding an extension to a listed building needs to be carefully considered. In the first instance, it is important that there is an understanding of the particular character of the building, how it has evolved over time and how its sits within its surroundings. Any new extension should not dominate the listed building and therefore should be smaller in scale and height. A rear extension will generally have less impact on a historic building as it cannot be seen from the front of the building, although a side extension may also work well. Extensions that project to the front of a Listed Building are rarely given permission, as the front elevation is generally the most important and most visible part of the building. The design, style and materiality of a new extension also need to be carefully considered so that they are sympathetic and complementary to the character of the listed building.

Many elements of maintenance will also require permission. I have had submitted applications for all sorts of different minor works; more recently from shop windows and doors to rear extensions, general maintenance and boundary walls. Quite often this leads on to requiring an understanding of local design guides, tree protection orders and other material and ecology considerations.

Historic windows and doors are usually very important to the character of a listed building and contribute to significance through design, materials and workmanship. The retention of historic carpentry that contributes to this significance is therefore encouraged.

Pointing contributes to the visual appearance of a building in both colour and profile and so repointing large areas of a building will require consent.

Any work to repair a roof will almost certainly require consent. Even when re-using existing slates or tiles it is likely that replacing those damaged, and also broken during removal, will be required, typically this could be up to 25%.

There is a growing recognition of the need to improve the thermal efficiency of buildings, but whilst the energy efficiency of older buildings can be improved it is unlikely they will ever match the performance of modern buildings. Where energy efficiency measures are undertaken correctly, there is a real opportunity to have a positive effect on the building, provided that two key principles are observed:

• that the materials used are appropriate to the building, and in most cases water-vapour permeable:
• that adequate ventilation is maintained.

RETROSPECTIVE PLANNING:

If you have gone ahead without the required permission the council may simply ask you to apply retrospectively but that will depend on the nature of the development and its effect on neighbours. If the council considers that the development involves a breach of planning control, it may take it further with remedial enforcement action.

There are time limits also attached to submitting a Retrospective Application so as soon as you are aware of an issue it is best to address it.

For further advice

Call me on 07584992755 or contact me at cmarchitectural15@gmail.com

Insta: https://www.instagram.com/cmarchitectural15/

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Hello & Welcome

 I probably should have started with an introduction to myself but ... better late than never! 

"Hello, I am | Charlotte | dw i, Shwmae"

2024 has already taken a different turn to how I imagined it would be and I am focusing more on building CM Architectural which is happily going from strength to strength quicker than I imagined. So why not add another something new? Inspired by many established designers I decided to start this blog to run alongside my architectural work so I can have an outlet to share a little more about what I do, answer a few of the regular questions I get and also, as suggested in the title, share more of my interests in Architecture, Design, Art and Culture, the possibilities are endless!

My background is as an Architect's Technician and I have always had a love for Architecture. I began my career on the borders of Essex and Suffolk, England but these days I am found in the beautiful countryside in Carmarthenshire, Wales after moving this way more than 10 years ago. I have always chosen to work in a small practice because I enjoy following the process from that initial concept through to completion and working closely with the client to bring their ideas to life. My favourite kind of feedback is "that looks exactly as I imagined, how did you do that!"

Alongside running my business I am currently the Mayor Elect in Llandeilo. I joined Llandeilo Town Council in 2021 after being encouraged to by a friend and I am so glad I did! Five years ago it was something I never considered but currently being Deputy Mayor is a role I am relishing and proud to be carrying out. 

This wonderful community in Carmarthenshire is one that is quite unique and the Welsh Language is as freely spoken and supported here as the English Language with conversations flowing as a beautiful combination of the two languages. Dw i'n hefyd yn dysgu cymraeg, yn araf ond mae'n mynd yn dda! I can not think of a better town to represent than Llandeilo.

I am not 100% sure how true it is but "Blogs are not dead" was a title that caught my eye a while ago and was presented as the go to among those in the creative industries! I am quite sure, however, that whatever it may be it's the effort you put in that returns the results! A quick google search shows writing a blog (or not) has been a frequent topic of conversation over the last year with the general conclusion that they are a good way to compliment what you do and move away from sole reliability on social media. So, with that to spur me on, an additional creative outlet can't be a bad thing in my mind, especially after the last few years of uncertainty after, dare I say it, covid. The communities that form through blogs are wonderfully supportive and encouraging so I hope you will join me by following this years developments.

I have often thought about writing but have never quite found the words! Many years ago, when I was a regular visitor to the south of Spain, I would often pick up a local magazine that covered all aspect of art & design with interesting articles documenting what's on in galleries all over Europe. It didn't run for that long but ever since the first copy I have been inspired to create my own version, maybe this will be the beginning...

A snapshot about me:

Architects that inspire me - Zaha Hadid and Eileen Gray

While I work I listen to - BBC Radio Wales (Wynne Evans makes me laugh!)

Instagram interiors I follow - Lisa Dawson, Greg Penn and Paddy O'Donnell

Creators I admire - Australian sisters Elle Watson and Lauren Bullen

Favourite authors - Anthony Horowitz and Michael Connelly

Coffee table books - 10x10, Phaidon Atlas of Contemporary Architecture and The Iconic British House

Favourite local independent shops - Dewi Roberts Butchers, Heavenly and Peppercorn (Visit Llandeilo)