Having extended out the back with finished space of 21 by 11 feet, need advice on the best layout.

Currently have decent sized lounge and kitchen diner. The extension is accessed by french doors in the kitchen or by two sets french doors in lounge (separated by storage space). Already have approved plans to make a family room behind the kitchen and a bedroom/dining room (flexiblity of use) behind the lounge. Was advised that the extra bedroom would add more value. Unfortunately the Mrs doesn't agree and thinks that it should be one open plan public space, accessed by either kitchen or lounge.

Which would add more value?

Is this a ground floor flat you are talking about? How many bedrooms do you currenly have?

Well most number of rooms does have an influence on property price.

Open plan, man I'm sick to death of hearing about open plan, give a few years and the same 'gurus' advocating open plan now will say how dated it is and everyone should have small cozy spaces.

We have a 'bedroom' in our extension which frankly we think is idiotic and useless. We have a very small kitchen and wish the previous owners had just made one big kitchen. However, when we enquired, we discovered that we would lose so much money by losing a bedroom that we couldn't afford it. So yes, bedrooms make a big difference! And, of course, it can be useful to have a separate extra room to work in / play music in etc.

Bedrooms seldom add value on a ground floor extension.
No, I havn't forgotten it could be a Bungalow!

Personally I'm sick of seeing tiny little new houses with poky little rooms, the more open plan and spacious, the better. People are far more sociable these days and like their homes to be inviting and more suitable for having friends round.

You could always plan it in a way that when it comes to selling, you could easily partition the extension and turn it into an additional bedroom if the market is calling for that at the time.

I see quite alot of extensions due to the business I am in, people opening up their home to the garden and making everything so much more spacious. Our website has plenty of pictures showing what people have done with thier homes, making more living space at the back of the house.

IDS

Maybe some of these will give you ideas?

Just to make it easier, here are links to pages on the site most appropriate.

extensions
Open up the gallery and there are 2 good examples here.

kitchen extension
There is a lovely big kitchen extension in the gallery on this page (you have to click on gallery down the left side)

lounge extension
If you open the gallery on this page, the top left picture is a lovely extension, and could easily be changed into a bedroom if needed for selling.

Hope these help.

Thanks for replys so far, nice pictures GS. Would welcome more opinions. Seems opinions are split so far.

FYI: Its a 3 bedroom semi, on 0.3 acre. Next to primary school, so definately a family house (we have 2). As 2 rooms we would have a family room and a 'spare room', the intention was to keep it flexible, in that it could be a formal dining room or a bedroom. I like the idea of having an extra room. Mrs not so happy about that. Both rooms have french doors onto goarden.

I don't know about adding value, but your other thought should be making it more sellable. Being spacious and bright appeals to more people, if you made it an extra bedroom between the house and the garden, you are closing part of the house off effectively and as a buyer that would put me off. If I had more living space I would love it and be prepared to pay the extra for it.