Converting to Open Plan Ground Floor: What's Involved and What to Budget
Converting the ground floor of a London Victorian or Edwardian terrace from a series of small rooms to an open-plan kitchen-dining-living space is consistently one of the most transformative renovation projects — and one of the most frequently requested. Here's what it involves.
The Typical Layout Problem
A standard Victorian or Edwardian terrace has a ground floor arranged as: front reception room, rear reception room (separated by a wall with or without a chimney breast), and a small kitchen at the back or in a rear addition.
The load-bearing wall between the front and rear receptions runs parallel to the party walls — it is typically NOT a load-bearing structural wall in most Victorian terraces (the load path is typically through the party walls and chimney breast). However, this should always be confirmed by a structural engineer before removal.
The kitchen wall at the back of the main house or at the transition to the rear addition is more likely to be structural.
Structural Engineering
Before any wall removal, a structural engineer must:
- Confirm which walls are load-bearing
- Design any steels or lintels required for openings
- Submit calculations to Building Control
Do not proceed on assumptions. The cost of a structural engineer's assessment is typically £400–£900 and is money well spent versus the cost of incorrect demolition.
What the Works Typically Include
- Demolition of the dividing wall(s)
- Temporary propping during demolition
- Installation of structural steel(s) where required
- Padstones at bearing points
- Making good to ceiling and floor across the removed wall line
- Re-routing of any electrical circuits or radiator pipework affected by the removal
- Replastering of affected areas
- Decoration
If the chimney breast(s) are also being removed as part of the project, this adds structural complexity — gallows brackets or a perimeter beam at first floor level may be required to support the breast above.
Typical Costs in London
| Scope | Approximate cost |
|---|---|
| Simple through-room opening (1 steel, standard wall) | £4,000–£7,000 |
| Full ground floor open plan (2–3 walls, 2–3 steels) | £10,000–£18,000 |
| Open plan + chimney breast removal (ground floor) | £14,000–£25,000 |
| Open plan + rear extension combined | £55,000–£90,000+ |
Costs include structural engineer's design, structural works, making good, and plastering but not kitchen supply/fit or full redecoration.
Planning Permission
Internal alterations including removal of internal walls do not require planning permission. Building Regulations approval is required for structural alterations. Party wall notices may be required where work is adjacent to the party wall or where foundation work is involved.
RCB Design & Build
RCB Design & Build delivers open-plan ground floor conversions as part of larger refurbishment packages — managing structural engineering, Building Control, making good, and the full works sequence.