Can't decide between 2 floor plans...

6 years ago

Hi all,

we decided to shrink back some of our plans due to costs and want to get this right before we have plans drawn up.

Upstairs is currently one bedroom. We plan to add a dolls house for a bathroom to create an airy master with dressing room.

Downstairs we are extending out the back (what you see on both pics as the section with the kitchen in ie approx. 25' x 12' extra space.

Our dilemma is, do we lose the current narrow shower room (4'4 wide x 9' long) and make the 3rd small bedroom a larger bathroom (10' x 7'7). Then make the spare living room at the front, the 3rd double (so we would have 2 doubles on the ground floor and a family bathroom) - also giving us a larger living area.

Do we keep the bedroom and narrow bathroom as they (we would put the dining area where the proposed lounge was) so we would in effect have 3 bed plus 2 reception rooms or a 4 bed house?

Is that narrow bathroom (currently has a good sized walk in shower) enough to accommodate 2 (potentially 3) downstairs bedrooms?? We would have a bath upstairs as well in the master room.

Not sure what to do for best

Please vote below and feel free to add comments!

3 bedroom with larger downstairs bathroom.jpg

3-4 bed with small downstairs bathroom.jpg

Featured Answer

Jonathan

6 years ago

Hi Tani,

If you want to hide dirty dishes I would get two dishwashers rather than build an extra room for them. Every dishwasher I have had has had a timer so you can get them to start in the middle of the night rather than have to turn the TV up in the evening,

The extra WC isn't necessary- I just did it to create a square hall which I think is a nicer first impression.

I get lots of people want an island but would encourage you to consider a peninsula to get more cabinet and worktop space.

As far as adding value I would check with estate agents as I suspect that as a 4 bed this property will be perceived as being light on living accommodation. But ultimately it should be down to how you want to live in the house.

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Comments (23)

Emily
6 years ago
I just thought there should be a bath for the downstairs bedrooms. But actually preferred the layout of open plan area in the other design.
Tani H-S
Original Author
6 years ago
Hi Emily,
I'm not sure which version you meant you preferred? You can click on the pic to vote
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there will be bi-folds across the back with a extending canopy so the idea is that when the weather is nice, we can dine outside on the patio. To be honest, in our last house we had a similar setup with the lounge at the back but we ended up replacing the dining table with another sofa as we mainly used the breakfast bar to eat and dine at. Never once used the table, ha ha. Jonathan - we had considered gas but to get a decent one, they were 3 times the price of the log burner and we prefer the real heat we get from it vs the gas one. Fine as a second option in the lounge though if we did put it at the back. We would still want the wood-burner in the chimney though. isn't it hard to decide! ha ha. No obvious choice between the two except my husband thinks having a dining area a waste of space - hence why I was happy to move it to a smaller area.
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Emily
6 years ago
I prefer the layout open plan area when it’s a touch smaller and living area is near the windows. However I think a bath is necessary downstairs. If this is ever sold I believe buyers with kids will want a bath and actually I think less mobile buyers might be attracted by downstairs bedrooms but want a bath?? Just my thoughts.
Tani H-S
Original Author
6 years ago
Ok thank you.
It's hard to know as I was thinking that if there was at least one bath in the house then they could use the one upstairs.
The previous owner was an old guy and he had the shower installed as it was easier to use. But smaller kids might prefer the bath downstairs.
We don't use baths so didn't want to have to put two in just for the future ha ha.
It's a dilemma
Jonathan
6 years ago
I both think the 4th bedroom adds anything.
I have an additional option without the utility room built on the back which in my opinion is a barrier to the garden
Tani H-S
Original Author
6 years ago
Hi Johnathon,

Thanks for the suggestions.

We've tried a few different plans including the kitchen where you have put it now. It's not wide enough for that space really as we will need to leave access to walk through and we also want a larger island rather than a U shape (otherwise it could have worked)

The utility is off the kitchen on our plans because I want to shut out all the dirty plates and dishwasher and not have them in the kitchen. We have a large garden and it would be in an area we wouldn't really use as we also have a larger side section as well so there is plenty of room to add one in.

Honestly, I've tried SO many alternatives including knocking the wall between the bedroom and bathroom down, splitting it widthways to create a bathroom and utility, having the kitchen behind that small bedroom and other ideas.

Not saying these are out 100% final layouts but it's just useful to know if this size of current shower room is suitable to service the 2-3 bedrooms downstairs. That spare bedroom could be an office as well.
Tani H-S
Original Author
6 years ago
Ps we could look at adding an extra wc in but that would make the bathroom much smaller - is it worth it for an extra wc?
Emily
6 years ago
I think your last comment shows what you really want to do Tani :)
It’s like when you toss a coin to make a decision and you are either pleased or annoyed. If you both feel the same and want it 3 bed one shower downstairs then go for it. :)
Tani H-S
Original Author
6 years ago
@ Emily, ha ha, we still aren't sure
Ultimately, I don't want to waste a bedroom (which adds value) for the sake of a larger bathroom

If, however, everyone on here votes for that over keeping the smaller bathroom then we will go with that
A B
6 years ago
It took me a long time to decide which way to vote so I can see why you're struggling! I went for the 3/4 bedroom option but I would make the bathroom slightly bigger so there was room for a future buyer to put in a bath if they wanted. I think then you'd have a really flexible space that would appeal to family buyers and buyers wanting downstairs living
Ellie
6 years ago
I don't know how much to scale your floorplans are....... but your lounge looks smaller than the rectangle that your dining table is in..... that doesnt seem right. How big is your lounge?
Tani H-S
Original Author
6 years ago
Hi Jen, we couldn't really take anything off the small bedroom to add to the bathroom if we had it that way as the bedroom isn't big enough?
The dining area couldn't be shrunk either.

We have a large side plot though with space for a double storey extension or single storey if future buyers wanted to add another bedroom or extra bathroom etc
Tani H-S
Original Author
6 years ago
@Ellie - the whole rear section across the back would be 25' x 12' . We might be able to go out an extra foot or so but not much more.

Is that the space you meant?
Tani H-S
Original Author
6 years ago
@Emily - on the plan with the large bathroom, the lounge area would be about 17' wide x 10' deep. We wanted it there originally as a snug away from the light and also because we have a chimney breast there so it would save on fitting a freestanding log burner if we put the lounge in the new section.

To me it makes more sense having the dining room in the smaller bit but, it all depends on building regs as to where we can relocate the woodburner (and we would also have to remove the chimney inside the dining area to give us more space)
A B
6 years ago
I see. In that case I think I'd change my vote and go for the bigger bathroom and living space.
Tani H-S
Original Author
6 years ago
@Jonathan re the dishwasher - it was more for those pesky delicate glasses and all the pans and other bits you can't wash They do pile up! Lol.
Also wanted space as a boot room and for the dogs and as a pantry.

We are going to put in planning for our large outbuilding as a granny flat as well if that makes a difference to our situation. If we can't get that then it will be a fully kitted out home office with facilities.

Like the idea of making the hallway a bit larger, even if we pinch some of the bedroom/larger bathroom. Would make it less poky, I agree
Tani H-S
Original Author
6 years ago
Re the plan - we can still do it with the big bathroom but swap the living area over with the dining room.
We just need to check if we can have the freestanding wood burner in that far corner first but it would give us a larger living space. Just realised you meant that, @Emily
kikiamack
6 years ago
I voted for your first option, but I really like a lot of the plan that Jonathan has posted. In particular the square hall and the separate downstairs loo for guests. I think you could still put your utility room on the back, where you had it before and then use the extra space in the hall for a coat and shoe cupboard. Otherwise the hall has no real wall space for all that stuff. Using Jonathan’s plan, but without the utility off the hall, you could potentially move the door into the main room to the wall opposite your current fireplace. I would also consider a U shaped kitchen, to help define the kitchen area and for extra storage. Out of interest where is the fridge freezer on your current plan? In terms of the question over 3 or 4 bedrooms, I think a local estate agent would be able to advise where you can add most value. Some people would prefer a small shower room and an extra room for an office or playroom. Others would prefer to luxuriate in a spa bath. So you’re never going to cover all the bases. However for your own well being you have to have the house how you’re happy living in it for the time that you are there.
Tani H-S
Original Author
6 years ago
@kikamack, many thanks for your thoughts.

My kitchen layout was just a quick one - it's not finalised but the fridge/freezer would go with the tall oven unit is and I would probably just have the oven underneath the hob instead for ease. We didn't want high wall units as we want to go for a more Industrial style and less kitchen looking. We are considering a peninsula depending on the outside door location though.

Re the plan - we are looking to add perhaps an extra wc downstairs & making a wider hall, but, after having spent a full day/evening yesterday going through all different options ie kitchen in the dining room, we decided that we really prefer the lounge in that section as I have it on the plan with the larger bathroom.

Main reasons being:- we don't have to remove the chimney breast, we still have access to all the storage space under the stairs (not shown on the pic) and it means we can have 2 sides of windows/doors at the back if the dining table is there (which we couldn't if it was the living area due to needing space for a log burner and tv wall) which will overlook a wrap around garden.

We have an entire house to pretty much rebuild (needs a new roof, upstairs all re-doing as not insulated and a new bathroom/dressing room) plus gardens to landscape and the outbuilding renovating to use as a home office/granny flat. Phew. So we need to do the least disruptive amount of work to gain the best plan for us.

I quite like the kitchen idea of in the dining space but my husband hates it and he rarely hates things so I don't want to push him on it
Tani H-S
Original Author
6 years ago
Thanks everyone!

We finally decided on the plan now ie the larger bathroom.
@jonathan - we are making the bathroom smaller and adding a cloak room which in turn, gives us a square entry point. Thanks for the idea!

The utility I've made narrower and longer so not to take up the garden sight space.

Also made the overal extension half a metre deeper to give us space to have a full island and also more room for another rear unit (fridge/freezer).

The back will also have an overhang for half the extension giving us shelter when the bi-folds are open (depending on the cost of course )

Will post final plans here when they are done
Tani H-S
Original Author
6 years ago
Not quite finished this mock up yet and the kitchen layout is not how it will be - also we plan to have an overhang from the roof to where that column is at the back to give us some shelter from the S facing sun.

We will have 3 rooflights across the back as well.

Upstairs will be one large master suite with large bathroom and walk in wardrobe (not shown on our plan)

Will be posting on a separate thread re the design as need help ...
nasmijati
6 years ago
Just make sure there is at least a toilet and sink (powder room) on the lower level. NO ONE wants to arrive home and have to climb a flight of stairs to reach a toilet.

Can't decide between 2 floor plans...

Jonathan

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