New kitchen, with some minor structural changes - where to start?

Mr_Hindley

Sorry, I'm sure this is a stupid question, but I'm thinking of updating my kitchen, but also doing some minor structural changes at the same time - possibly moving the wall that separates the kitchen from the bedroom, and maybe moving, or even removing altogether, the walls that separate the kitchen from the living room. Both walls are partition walls, so I would expect it isn't major work. There's also a boxed-in space that used to house the hot and cold water tanks (now gone since I installed a combi boiler) - I'd like to open that up to add it to the kitchen space, though there are some pipes still sticking up that would need sorting out.

Basically, if it was just a case of designing a kitchen to fit an existing space, I might just march off to one of the big kitchen dealers to start drawing up designs. But I'll also need a builder, and could benefit from some advice on any structural changes - not just what's possible, but maybe advice from an expert on the best use of space, as it's a pretty small flat.

So I'm not sure where to begin - find a builder first? An interior designer? Speak to kitchen people first? I'm not very experienced at this kind of thing, so will need all the advice I can get - any suggestions very welcome!

Oh, and happy Christmas

111KAB

Happy Christmas to you to!
Start off by asking friends and neighbours for their recommendations in respect of either an Architect or Architectural technician coming around to have a look. Their initial advise should be free. In all probability you will require building control approval but possibly not planning permission. You then have to decide whether to use this advisor to just gain the approval(s) for you or to employ them to oversee the build works for you.
Do not speak to a kitchen firm or interior designer yet - there is no point ~ both would need to know the space they are working with. You could involve a builder (subject to foregoing recommendation suggestions) at an early stage however they will probably 'farm out' the design/building control work to a third party.
Armed with the drawings you can then seek quotes for the build works and if required approach your lender for a loan to complete the works although they may well require a full quotation from your builder. You can use your builder to just construct the space or employ him to do the whole thing ie electrics, plumbing, kitchen fitting, tiling etc.
Good luck - no doubt missed things out but 'others' will be along soon.

phill99

I run a building maintenance company and do this for a living.

Firstly you do not need an architect or architectural tecnician. Struth its only taking down a wall.

You will not need planning permission. You MAY need Building Regulation approval if it is a supporting wall.

A decent builder is all you need. Bear in mind this is what they do for a living. He will soon tell you if its a supporting wall and the need for Building Regs. He will also advise on kitchens and will normally put together a price that will include removing wall, plastering and making good, supplying and fitting the kitchen, electrics, plumbing, tiling, decorating etc.

11KAB is trying to over complicate a very straight forward project.

iamcornholio

As this is a flat, removing walls could have a significant impact on means of escape and protection from fire.

So you need advice from a suitable person in this respect - which is different to just the structural implications. So even if not structural walls, you may need building regulation approval for the fire protection implications of the alteration - which a builder may not be conversant with. In any case kitchen electrics are controlled works so need building regulation approval or must be done under a competent person scheme.

Also for flats, then you need to check your lease etc, as you may need permission from the block owner or management company

ormus

op
you need to give us far more details.
a house converted into 4 flats is very different animal from a ground floor flat in a 16 storey tower block.
removing any walls there could be very interesting. to say the least.

Mr_Hindley

Oh well, a range of opinions so far - cheers guys! Certainly sounds like speaking to kitchen people should be at the end of list behind sorting out the structural redesign and any permission issues.

@ormus - happy to give more details. It's a first-floor 2-bed flat in a converted Victorian townhouse, so there's already been some remodelling done back in the 80s, including removal of a supporting wall. I'm keen to NOT get into moving / removing supporting walls if possible - the walls separating the kitchen from the bedroom, and the kitchen from the living room, appear just to be lightweight partition walls.

In terms of the wall between the kitchen and bedroom, I'd be looking to move it by no more than 50cm - creating some additional space in the bedroom, but hopefully compensated for in the kitchen by adding to the kitchen the boxed-in corner that used to hold the water tanks. This would enable for a more regular kitchen shape than the slightly odd shape it is now, and hopefully a better use of space. Regarding the wall separating the kitchen from the living room - I could live with it staying where it is, just playing around with the idea of a more open-plan living room/kitchen approach, by getting rid of some /all of it.

I own a share of the freehold, together with the owners of the flats below and above. There is a fourth flat which is just ordinary leasehold.

Interesting points already raised about building control approval, which sounds like something quite separate to planning permission - as the changes don't feel that major, I hadn't expected to worry about the latter but it sounds like I do need to consider the former.

Cheers for all the input so far,

James

CKdesigner

No No No No

I am a kitchen designer - I do this all the time.

Visit the customers home, discuss what they want to do, come up with some ideas, design the space. Then get a builder we recommend round.

But you will need a decent local independent kitchen specialist to do this.

Good luck

CK

Meepster

CKdesigner wrote: »

But you will need a decent local independent kitchen specialist to do this.

Or a local branch of a multiple kitchen retailer (depending on the kitchen retailer obviously)

Leif

I got my kitchen from Optiplan and I believe they can project manage work, and use approved contractors. I am sure other companies can do likewise.