Two and a Half Storey House
Architecture Residential Greater London, England, United Kingdom
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1. New loft bedroom The bed platform is set at the height of the ceiling of the bedroom below, creating an interlock of the two levels. 3215 px 4830 px 7 MB A4 print |
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2. New roof window To create the illusion of space and bring in more natural light, the new roof window is placed against the face of the wardrobe. this reflects more light and creates more headspace. 4863 px 3237 px 7 MB A4 print |
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3. Rear elevation From the exterior, the loft extension appears too small but complies with local Permitted Development rights, thus bypassing the need for a planning application. 2975 px 4470 px 9 MB A4 print |
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4. New kitchen As part of an earlier phase of the project, the ground floor was made fully open plan and new glass sliding doors were installed the full width of the garden. 6948 px 4637 px 9 MB A3 print |
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5. Looking back to the new stairs The new loft bedroom is open onto the newly created full-height stair space. The window borrows light for the bedroom from the stairwell. 4717 px 3140 px 6 MB A4 print |
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6. Exposed Ceiling Joists Every millimetre counted on this project, which required very close collaboration with the structural engineers to keep floor and ceiling depths to a minimum. The ceiling joists were exposed to create more internal volume. 3239 px 4866 px 7 MB A4 print |
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7. Full height stairs A new plywood clad staircase links all levels of the property. It is lit from above with a second new roof window that washes natural light into all floors of the building. 3243 px 4872 px 6 MB A4 print |
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8. Shallow Shelving As a by-product of the design, a shallow niche has been utilised for some bespoke shallow shelving. Perfect for framed pictures and childrens toys. 3240 px 4868 px 7 MB A4 print |
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9. Internal Window Due to the split levels, the new internal window provides a really handy view into the kid's bedroom from the first-floor landing. 3242 px 4871 px 7 MB A4 print |
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10. Layers of light There are three sources of natural daylight in the new loft; the velfac windows provide light and ventilation at the head of the bed platform, one roof window washes light down the face of the wardrobe and another roof light above the stair flods light in through the internal window. 3243 px 4872 px 6 MB A4 print |
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11. Textured Surfaces The exposed ceiling joists and the birch ply surfaces provide rhythm and texture to the spaces. 3217 px 4834 px 7 MB A4 print |
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12. Half height spaces The floor of the new loft bedroom is lower than the ceiling height of the first floor. As these spaces were unusable standing space they have been utilised as wardbrobes and a storage room that replaces the loft storage that was lost with the new proposals.. 3243 px 4873 px 7 MB A4 print |
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13. Renovated bathroom The first-floor bathroom was renovated in the first phase of the project and include Dandelion floor tiles by Marrakech Design. 4836 px 7246 px 8 MB A3 print |
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14. Open-plan ground floor The open-plan ground floor (created in the first phase of the project) benefits from natural light, thanks to full-width Maxlight sliding doors. The new kitchen comprises of Naked Kitchen carcasses and doors and a stainless steel worktop. 5774 px 3854 px 6 MB A3 print |
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15. New kitchen The kitchen was designed by the clients and includes Naked Kitchen cupboard fronts, stainless steel worktop and a micro cement splashback. 4806 px 7201 px 6 MB A3 print |
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16. Plywood Stairs The new stairs going from the first floor up to the loft have been clad entirely in Birch Plywood. For continuation down to the ground floor, the existing stairs have also been retrofitted with plywood. 3213 px 4827 px 5 MB A4 print |
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17. The perfect kids bedroom As well as being a fun hideaway at the top of the house, the layout of the room works perfectly for their son's toys. The raised bed platform continues along the length of the room (to provide head height for the hallway below) and is a great surface for use as either snug or for playing with toys. 4821 px 3209 px 7 MB A4 print |
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18. Lots of storage Although the area for full height standing space was limited, this has been compensated by using as much of the raised platform as possible for storage shelves and cupboards. 3243 px 4872 px 7 MB A4 print |
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19. Spacious circulation It was important to make sure the house didnt feel crammed by adding the additional room, so we placed a prioirty on making sure the communal areas were as sapcious as possible. This is a view fromthe corridor that gives access to the two first floor bedrooms. It sits beneath the side raised platform in the loft bedroom. 3236 px 4862 px 6 MB A4 print |
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20. A kids viewing platform The raised bed platform is the perfect play space for children, with views out over other neighbouring properties. Despite not being full height, the platform is still high enough for getting access to change the bedding. 3217 px 4833 px 7 MB A4 print |
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21. Master bedroom The master bedroom has been kept in the same location and reduced slightly to make space for the new circulation. To compensate for this, the existing flat ceiling has been removed to open up the supporting roof joists, bringing more light and volume into the space. 3220 px 4838 px 5 MB A4 print |
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22. Bespoke plywood joinery The quality of the joinery and timber work is what really elevates this project and it required expert craftsmanship. To makes the spaces feel uncluttered, the doors were designed to be made bespoke out of plywood and installed flush with walls without any doorframe. Additional storage is accessible from the corridor, making good use of the half-height spaces. 3122 px 4691 px 5 MB A4 print |
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23. Ensuite shower room A slimline en-suite shower room has been added to the main bedroom. Although small in footprint, the shower room feels spacious thanks to the tall exposed ceiling and the insertion of an additional roof window to provide light and ventilation. 3228 px 4850 px 6 MB A4 print |
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24. Two bedrooms on the first floor The main bedroom is shown to the right, the second bedroom straight ahead. The second bedroom sits beneath the bed platform of the loft above. The ceiling is as shallow as possible to maximize head-height. The ceiling was lowered to match the height of the existing window openings, which resulted in no change to existing rear facade of the building. The timber frames of the new Velfac windows complement the timber on used for the interiors. 4821 px 3209 px 6 MB A4 print |
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25. Lots of storage A view from the second bedroom back to the new corridor on the first floor. The built-in wardrobes match the height of the low ceiling behind, with false panels concealing the fact there is a step in the ceiling. 4871 px 3242 px 7 MB A4 print |
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26. Triple height stair space On arrival from the ground floor, the upper floors open into a big tall communal space lit from above. The new construction is distinguished from the existing building with the plywood cladding. 3233 px 4857 px 6 MB A4 print |
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27. Low profile roof extension Other houses on the estate have extended into the roof by adding a full storey dormer extension to the roof under permitted development guidelines. Unfortunately, this property has a lower profile roof and was refused permission for a full-story extension. 3162 px 4750 px 7 MB A4 print |
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28. Invisible from the front The new half-height roof extension is not visible from the front of the property. This was important from a planning point of view as the local council did not want the unified appearance of the front elevation to be altered. 2926 px 4396 px 8 MB A4 print |
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29. Before image Showing the 2nd first-floor bedroom before the renovation. 3888 px 3200 px 3 MB A4 print |
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30. Original design sketch - long section This is the drawing that best describes the concept and design solution of the project. The sloped profile of the existing roof can be seen dotted. The extension is a box dormer, typical in very way apart from the fact that is only half height. The bedroom on the floor below interlocks with the step-up bed platform above. 2469 px 1742 px 1 MB Print - Low res only |
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31. Original design sketch - cross section The cross-section shows how the levels step to allow full head height in the corridor on the first floor, which was essential to provide access to all the rooms. The level of the internal window to the new loft can also be seen at head-height from the first floor. 2469 px 1742 px 1 MB Print - Low res only |
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32. Original design sketch - new bedroom When of the successes of the project is how closely the final completed construction resembles the original design sketches that were done right at the outset of the project. This required real commitment and conviction from the clients. 2468 px 1742 px 1 MB Print - Low res only |
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33. Original design sketch - new stairs The stair area was essential to provide volume for the newly refurbished property. Without the breathing space that this area provides, the property could have become too cramped. 2468 px 1742 px 1 MB Print - Low res only |
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34. Original design sketch - first floor plan The first floor is a very compact and efficient plan. Both bedrooms are pared down to the exact size they need to be and are helped by well designed storage. The block of area coloured in brown is all half-height area underneath the loft bedroom and has been used as storage that is accessible from the bedroom, from the corridor and from the stairs. 2469 px 1742 px 1 MB Print - Low res only |
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35. Original design sketch - second floor plan The width of the loft bedroom was limited by the first floor below; too wide and there would have been enough room for the master bedroom and corridor below, too narrow and the new loft bedroom wouldn't have been large enough. The double-height space above the stairs (adjacent to the internal window) provides an additional view from the bedroom. 2469 px 1742 px 2 MB Print - Low res only |
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36. Cad - Existing Ground Floor Showing the open plan kitchen/dining/living space, full-width glazed doors and utility room. 4582 px 3250 px 2 MB A4 print |
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37. Cad - Existing First Floor Plan Showing the existing stair, two bedrooms and bathroom 4582 px 3250 px 1 MB A4 print |
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38. Cad - Existing Roof Plan Showing the step back of the property in relation to its neighbour. 4582 px 3250 px 2 MB A4 print |
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39. Cad - Existing Front Elevation 4582 px 3250 px 2 MB A4 print |
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40. Cad- Existing long section Showing the lower profile sloped roof in comparison to the neighbour behind. 4582 px 3250 px 2 MB A4 print |
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41. CAD - Proposed Ground Floor Showing minor changes 4893 px 3309 px 2 MB A4 print |
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42. Cad - Proposed First Floor Plan Showing the new storage under the loft bedroom, the reduced sized bedrooms, the new en-suite and the new stair going up to the loft. 4893 px 3309 px 2 MB A4 print |
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43. Cad - Proposed Second Floor Plan Showing the new stairwell with roof window over and showing the new loft bedroom with a step-back from the neighbouring wall to meet Permitted Development planning requirements. 4893 px 3309 px 2 MB A4 print |
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44. Cad - Proposed Roof Plan SHowing the new loft dormer extension covering half of the existing roof and stepped back from the front and sides to adhere to planning requirements. 4893 px 3309 px 2 MB A4 print |
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45. Cad - Proposed Rear Elevation Showing the new half-height loft dormer. 4582 px 3250 px 2 MB A4 print |
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46. Cad - Proposed Front Elevation Showing no visual impact by the proposals to the front facade. 4893 px 3309 px 2 MB A4 print |
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47. Cad - Proposed Long Section Showing the first-floor bedroom inter-locking with the second-floor bedroom to make the most of the one and half floors of space. 4893 px 3309 px 2 MB A4 print |
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48. Cad - Proposed Construction Details Showing the build-up of the new perimeter walls to the dormer. 4893 px 3309 px 3 MB A4 print |
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49. Cad - Proposed Construction Details Showing the depth of floor and roof plates designed to be as slim as possible to achieve the desired floor to ceiling heights. 4893 px 3309 px 3 MB A4 print |
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50. The Two and A Half Storey Story Visual series of diagrams explaining the project the project. 3508 px 2480 px 814 KB Print - Low res only |
1 Video
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Project Video
A video tour around the property. Produced by Bradley Van Der Straeten Architects
https://youtu.be/gsKdBhnC73UDescription
The project that circumnavigates a local planning restriction by building a half-height roof extension!
The clients owned the existing two-storey, two-bedroom property, located on a central London Housing Estate. With a second baby on the way, they needed more space. Priced out of three-bedroom properties in the area they decided to investigate what could be done to create more space in their existing home.
The challenge with this property, unlike others on the estate, they were unable to secure planning permission for a single-storey loft extension. They received two planning refusals since they were not permitted to build any higher than the highest point of the existing roof, due to its lower profile.
We approached the design as an interlocking jigsaw. We knew the half-height of the loft was fixed so the design was all about creating two interlocking floor levels in the space of one and a half floors. We may have given less footprint, but we created more volume and an additional bedroom by using it creatively.
The whole design of the project hinged on using the ceiling of the bedroom below as a bed platform for the bedroom above, which is spacious and light due to the effective use of roof windows. Integrating the bedframe into the fabric of the design allowed space to be freed up for other things such as the communal circulation spaces. Plywood unifies all the new and old spaces and helps to conceal lots of clever storage spaces.
Close attention to millimetre detail ensured ceiling heights could be maximised, which included exposing structural timbers in the ceilings and using vacuum insulation panels to limit floor and roof depths.
The clients are delighted with their new house and love being able to see their eldest son playing in his new loft bedroom from the hallway window on the first floor, thanks to the split levels.
Questions and Answers
What was the brief?
Add an additional bedroom to make it a three-bedroom property
What were the key challenges?
Achieving the additional space by not extending higher than the highest point of the existing roof. A requirement of Permitted Development guidelines in the UK. Two previous planning applications had been refused for projecting above the existing roofline.
What were the solutions?
Build an unconventional half-height roof extension instead and re-work the interior volumes to interlock two floors and create enough space for the additional bedroom.
Who are the clients and what's interesting about them?
Andrew and Beth have lived in the property for approximately 3 years with their young son George. With a second child on the way (Max was born during construction), they really needed an additional bedroom but also really loved the community atmosphere on the housing estate and its central location in Stoke Newington (a very popular neighbourhood for families).
They had seen the work of Bradley Van Der Straeten at an Open House London tour of a nearby property in Stoke Newington, that used to belong to George Bradley and had been designed and built by George and Ewald (the two directors) together as their first project. After appointing Bradley Van Der Straeten and having two planning applications to extend failed by the local council, they started looking for other properties to buy and then gave the half storey option one roll of the dice.
The design of the property had added importance as the lead architect for the project, George, also lives on the same housing estate and can see the property from his window!
What do the clients say? (Andrew + Beth)
What is your favourite element of the design?
The genesis of the whole project was finding a solution to add more space and facilitate growing family life after a number of failed planning applications. All in all, it has been a bit of a journey! The whole project hinged on using the ceiling of a bedroom to house the bed of the room above. It’s a really simple concept that was taken to the next level by BVDS and allowed the whole project to be done under permitted development rights. If you think about it, when a bed is inserted into a room the usable floor space dramatically decreases. By integrating the bedframe into the fabric of the design allowed space to be freed up for other things, like the main hallways. The communal living spaces are a really important part of the design and it would have been easy to try and cram in more bedroom space. Instead, the main hallway that BVDS drew at the core of the house is a real triumph in our view.
What difference has the project made to your life and the way you use your home?
It’s a really easy family house to live in and we love being able to see our eldest son playing in his room using the hallway window. From the moment my son saw his room he loved it and will play for hours in there! Considering the limited amount of ‘actual’ floor space we have added, the feeling of space is incredible, and the amount of storage sets this project apart (Beth’s favourite room is probably the easy access ‘loft’ space on the stairs!). Everything is connected to the core concept and has been well thought through.
What one piece of advice would you give to someone else planning their project?
If you have conviction in the initial idea, make sure you follow it through fully. At some points, we started to have doubts about the spaces we were creating but now that it is finished, we are blown away with the design and we couldn’t be happier.
What was the process like working with an architect?
Working with an architect who has really thought about the detail is important. George and the team at BVDS created a house that we can truly live in. Every corner of the house has been considered and thought through to make living easier.
What was the brief, what were the challenges and what was the solution?
Wow, it’s been a bit of a journey. We bought the house knowing that we wanted to add more space and applied for multiple planning applications to extend. For various reasons (too many to go into detail here about) our plans were rejected. We batted a few different ideas around for a number years but when George and I discussed the idea of putting the bed in the eaves above and 2nd bedroom so we can run the project under PD rights it was a bit of a eureka moment. From there BVDS really brought the design to life in a way we never thought possible. It feels a little bit more special to finally get there after such frustration through then planning process.
We used some fairly uncommon techniques and products through the build so it was a challenge working with new applications. Achieving as much head height as possible was a major priority through the entire project and BDVS really took this to the next level in the design because there was always a trade-off between rooms. Every mm of head height/room space was considered and well thought through. The roof, for example, uses vacuum insulation panels to save height and is the insulation up there is only 30mm thick! The panelling was made off-site by the manufacturer and assembled by the builders but to say it was a challenge to fit and get mm perfect is an understatement!
Is there anything that has surprised you that you weren’t expecting?
Well, we really enjoyed the build process (but that wasn’t really a surprise). I think the main surprise was how much we love the plywood! Plywood is a very warm material and you don’t see it used in such volumes on typical projects. We love how warm it makes the house feel. I think we were also surprised by how much space we have to live in. As I said above, it’s a really easy house to live in.
Key products used:
Plywood - James Lathams
Roofing membrane - Sarnafil
Insulation - Kingspan
Paint - Farrow and Ball
Timber finish - Bona
Fire retardant paint - Thermoguard
Light Switches - Astra
Lighting - QAZQO
Bathroom Fittings - Lusso Stone + Geberit
Ironmongery - GJohns + SDS
Windows - Velfac
Roof Windows - Roof Maker
How is the project unique?
The loft extension is half the height it should be. This has therefore triggered a very unique design for interior. The project is worthy of featuring in a Being John Malkovich sequel.
What building methods were used?
The construction is principally framed in steel. The steels are unconventionally tall and narrow so that they can disappear in the thickness of the walls and not increase the depth of floor construction. The steels have been carefully laid out to limit spans of the timbers, so they can remain as shallow as possible. To achieve a clean look, the timbers are supported on concealed joist hangers. The roof is insulated using ultra thim Optim-R insulation.
What are the sustainability features?
The majority of the construction has been completed using high quality timber from FSC sources. The level of insualtion used has also resulted in very minimal energy consumption for heating the spaces.
Are there any links related to this project?
Details
| Project size | 98 m2 |
| Site size | 125 m2 |
| Project Budget | USD 110,000 |
| Completion date | 2019 |
| Building levels | 2 |
Project team
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George Bradley | Project Director |
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Ewald Van Der Straeten | Project Director |
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Bradley Van Der Straeten | Architect |