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 Saturday at 08:51 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.

[ETC]

Leave it as it is but put doors from each bedroom into a single rear en-suite to be shared by both bedrooms.

[Berkshire_selfbuild]

8 minutes ago, ETC said:

Leave it as it is but put doors from each bedroom into a single rear en-suite to be shared by both bedrooms.

Thanks yes I think this will the path of least resistance and in essence gives us what we want - either Jack and Jill via both bedrooms or via bedroom and hallway. Thanks 😎🔥

[ETC]

[Berkshire_selfbuild]

3 hours ago, ETC said:

Thanks so much for this. I think I’ve been fixated for a while on having the same number of bathrooms as bedrooms but I need to let go and make best use of the space and situation by keeping it simple and having something similar to what you have mentioned. Thanks! 

[bmj1]

3 hours ago, Berkshire_selfbuild said:

Thanks so much for this. I think I’ve been fixated for a while on having the same number of bathrooms as bedrooms but I need to let go and make best use of the space and situation by keeping it simple and having something similar to what you have mentioned. Thanks! 

 

We did 5 bedrooms, with 4 bathrooms, 2 ensuite, 2 with baths.

 

Works perfectly for our needs, and I'm glad we didn't do more unnecessary bathrooms.

 

We're expecting to be here 20+ years, so it's got to make sense to do what is right for you.

Edited Sunday at 01:53 by bmj1

[ETC]

13 hours ago, Berkshire_selfbuild said:

Thanks so much for this. I think I’ve been fixated for a while on having the same number of bathrooms as bedrooms but I need to let go and make best use of the space and situation by keeping it simple and having something similar to what you have mentioned. Thanks! 

@Berkshire_selfbuildNo problem. Anytime.

[Mike]

On 18/01/2025 at 09:49, Berkshire_selfbuild said:

Jack and Jill set up might work

The downside is noise transmission through the doors so, if you go this way, install acoustic-rated doors & frames. Personally, I'd avoid them.

[Andehh]

Multiple En suites are up there with wooden kitchen surfaces, outdoor kitchens,dining rooms and resin driveways etc.....   Great in theory but in the real world have real world draw backs.

 

With en suites it's the amount of additional clesning... 5 toilets a week, 5 basins, 4 showers, 4 tiled floors etc... It really adds up!!

 

Jack and Jill, or just additional "general" access bathrooms vets my vote.