One option

Thanks Jonathan, you can draw quickly! Are you able to show the dimensions to the bathrooms?

It depends on where the windows are…. But the bathroom would probably be 2.4m x 1.9m. The Ensuite would likely be 2.4 x 1.5m.

You probably noticed I moved around all the bedroom walls

I didn't realise bed 3 was smaller, It would moving quite a few walls

If you have bought a house where you were already going to rewire, replace doors and carpets then moving walls is not as big a deal as you think I would estimate changing the walls for bedroom 3, 4 and bathroom is £4k more expense than not changing the layout and keeping one bathroom.

The alternate is to put an extra bathroom in the study (which because of the stair bulkhead and window position is fraught with compromises) but then you need to expect the cost of putting in extra drains, potentially damaging the front path and drive so the cost could easily be twice as much.

I had the same idea as Jonathan.

I think opening up the landing to having full natural light and the entrance to bedroom 3 and 4 next to each other as the entrance might be impeding by the stairs bulkhead, what do you think?

It depends if widening the floor actually compromises the head height on the stairs

Yea I think that's key, the door would be better there if possible

What do you both use to take the original drawings and play around with them and add measures? Thanks both :)

I like the way in Wumi's solution the door to bedroom 4 is pulled out a bit. This will free up some all important space in what is a small bedroom. The family bathroom will work out to be a pretty standard size and will have room for a small bath if you like. The ensuite bathroom while not big enough for a bath will have a good sized shower. You can check out bathroom layouts for your bathrooms on the house plans helper site.

I do really like that design, only other issue is the hot water tank by the original bath, is that easily located into the loft?

If you intend to have a conventional boiler and tank then you could put the tank in the loft or in the cupboard on the landing.

You could choose a Condensing Combi boiler (so no tank). This is less popular for people with more than one shower.

Or you could choose a pressurised tank meaning it doesn’t have to be on the first floor and could go in the garage next to the boiler.

If the tank stayed there would it be possible to still fit it all in?

Like this

Thanks that's very useful thanks Jonathan, so if the final version was this bathroom layout and the landing was left open with the door to the fourth bedroom next to the stairs bulkhead from the previous plan, that would probably the most logical and cost effective plan I think, do you have a sketch up file for that so I can see it on my computer? Happy New Year also, how do I buy you a beer or something? :)

Like this?

I have also tweaked the two smallest bedrooms so they are balanced in square footage.

To my mind this layout is also successful because I have made the principal bedroom bigger. In my opinion whoever pays the mortgage should have the best bedroom and it’s odd to have a guest bedroom that is similar in size and has the same storage as the principal bedroom. So I say make the main bedroom bigger at the expense of the front bedroom.

Thanks for this, I think this looks like the best solution. What would be the next stage from this design to check buildabilty, do I need an architect to input?

No- a general builder