5 bed with 3 en-suites and 1 family bathroom or all en-suites?

[Berkshire_selfbuild]

Hi all. Firstly, I’m super proud to say that we have reached 1st floor joist level and currently building up to 2nd floor - progress is accelerating!

 

On to my dilemma. We are having 4 bedrooms on 1st floor with 2 en-suites and 1 family bathroom as per following:

 

I’m now thinking of modifying the layout so it resembles the below which will give us 4 en-suites: 

Note: entrance from bathroom show via landing but can be via bedroom 4.

 

This will give us all bedrooms with en-suite (bedroom 5 with en-suite is on 2nd floor). Reason for this is that I believe it may increase GDV, increase future saleability, make better use of space and minimal extra cost.

 

My only negative is that the rear end will go from this:

 

To this:

 

As I’m not adding in new window panels or making the windows bigger, I should be able to make this change without going through planning. Although I’m not happy with the way the window configuration looks from the rear, I think I’m happier with the extra en-suite, and the way it looks from the rear may not bother me too much.

 

I’m hoping you amazing lot may help me decide if it’s worth while making this change, or should I just stick with what I’ve got in the plans? I’ll be up to the hight requiring making the decision next week!

 

[JohnMo]

I am in the camp, you change stuff at the planning stage, never ever after you start construction. One small change leads to 10 unforseen changes, each adding cost and delay.

 

So my answer is follow the plan.

 

29 minutes ago, Berkshire_selfbuid said:

 

As I’m not adding in new window panels or making the windows bigger, I should be able to make this change without going through planning

Not sure that is correct, your plans when approved form what is legally agreed scope of work. Any deviation needs some approval, your planning agreement will say that. So minor or major change requires, a document trail, possibly revised approvals.

[ProDave]

I would say build for your expected occupancy and use, not resale value.

[DevilDamo]

From a Planning perspective and as a minimum, it should go through the Non-material amendment process.

 

Btw, is your username missing an “l”?

[torre]

"Five bedrooms all ensuite" has a great marketing ring to it, but I'd prioritise whichever will work for you living there. Also I think most people buying a house that size would expect at least one to have a bath in it.

 

Three bedrooms without any built in wardrobes doesn't sound so great though so I think you'd want to try and relocate those.

 

If you don't like the external look, I wonder if you could fit a fake pane or similar in the middle and run the cill through

[ProDave]

Hot having seen all the floor plans, if you went got 5 bedrooms all en-suite, would there be any shower or toilet that was NOT accessed through a bedroom?

[Berkshire_selfbuild]

8 hours ago, DevilDamo said:

From a Planning perspective and as a minimum, it should go through the Non-material amendment process.

 

Btw, is your username missing an “l”?

Yes fair point. Non-material amendment would be sensible.

 

Now that you mention it, yes is it missing an ‘l’!! Can’t believe I never noticed that. Will see if I can update it! 🫣 (Done.. Admin)

[Berkshire_selfbuild]

6 minutes ago, ProDave said:

Hot having seen all the floor plans, if you went got 5 bedrooms all en-suite, would there be any shower or toilet that was NOT accessed through a bedroom?

There would be a ground floor WC. Otherwise all showers will be via bedroom.

[crispy_wafer]

Very nice, You've still maintained symmetry so it's not so bad, Maybe just space the windows further apart so that they are above the sidelights on the downstairs french doors instead.  Once it's built though, you'll not really notice after the first few months!

[MikeSharp01]

8 hours ago, Berkshire_selfbuild said:

There would be a ground floor WC. Otherwise all showers will be via bedroom.

Does that breach any regs I wonder and if you are having a big party would it not make sense to have a second one accessible without going through a bedroom, perhaps look at a Jack and Jill arrangement. I am also with @JohnMo in respect of sorting it now and then leaving well alone for the build.

 

[dpmiller]

Another vote for a Jack & Jill door setup if you should decide to make the change

[Berkshire_selfbuild]

Thanks all for your super helpful comments. Our main driver for another ensuite was to provide both our kids with an ensuite. As some of you have mentioned, Jack and Jill set up might work. To avoid making any window changes, I could leave it as 5 bed and 4 bathrooms but do the jack and Jill to the main bathroom via the bedroom and landing. Therefore it will just be the 1 bedroom which does not have ensuite access and they would have access to bathroom via landing.

Edited 2 hours ago by Berkshire_selfbuild

[Redbeard]

11 hours ago, torre said:

If you don't like the external look, I wonder if you could fit a fake pane or similar in the middle and run the cill through

 

+1. Slightly mirrored glass on the outside, PIR and ply to complete the 'sandwich' and then the stud wall seals to the ply.