here are the mesaurements and detail Entrance Lobby - Quarry tiling to the floor and obscure glazed window to the rear elevation. Coved cornice to ceiling, obscure glazed multi pane door opens to:- Entrance Hall - This is a pleasant entrance into this property drawing light from a large double glazed window fitted to the side elevation. Painted spindle balustrade staircase rises to the first floor level and below that is a cloaks cupboard. Spotlights and coved cornice to ceiling, double banked radiator. Attractive wood effect flooring runs throughout. Dado rail. Door to the integral garage. Through an archway a door opens to the:- Ground Floor Shower Room - This room has been fitted with a tiled shower enclosure, low level wc and a pedestal wash hand basin. Tiling to the floor and tiling to full ceiling height with decorative border. Radiator. Obscure double glazed window fitted to the side elevation. Spotlights and coved cornice to ceiling. Lounge - 20'5" x 12' - This is a lovely bright and spacious reception room fitted with a wide double glazed window to the front elevation affording pretty views of Park Avenue. Large radiator, coved cornice to ceiling and dado rail. A key focal point is a gas coal effect fire with a feature stone surround and hearth. Large double banked radiator. An arch opens to the:- Dining Room - 13'5" x 10' - This is a very pleasant second reception room fitted with a wide double glazed window overlooking the private and well tended rear garden. Radiator, coved cornice to ceiling, dado rail. The door leads from this room into the:- Study - 10' x 10' - This room is also accessed from the entrance hall. The study has been fitted with a large double glazed window overlooking the garden sun terrace with double banked radiator fitted below. Coved cornice to ceiling and dado rail. A door opens to a most practical and useful storage cupboard fitted with shelving. Kitchen/Breakfast Room - 16' x 13'3" - This is a very bright and spacious kitchen/breakfast room drawing maximum light from windows fitted to three elevations which afford delightful views of the very well screened and tended surrounding garden. This kitchen/breakfast room has been fitted with a good quality range of oak fronted units along three walls which comprise a good many cupboards, drawers, matching wall cabinets with concealed down lighting. Inset one and a quarter bowl single drainer sink unit with mixer tap and tiled splashback above. Bosch four ring gas hob with concealed extractor unit fitted above and a Neff eye level split double oven to remain. There is space and plumbing for domestic appliances and integrated dishwasher to remain. Peninsular unit with storage cupboards with lentil canopy above. Tiling to the floor, coved cornice to ceiling. A wood panelled obscure glazed leaded light door leads to the rear garden. Integrated fridge freezer. A key focal point is an ornamental electric heater with concealed cupboard which houses the Potterton gas fired boiler fitted above. First Floor Landing - As previously mentioned there is a large window fitted above the stairwell which illuminates this area. A pair of painted wood panelled doors open to a wide airing cupboard. Insulated hot water cylinder and slatted shelving. Spotlights and coved cornice to ceiling, dado rail, access to loft storage space. Doors open to:- Bedroom One - 17' x 12' - This room is situated above the lounge and has also been fitted with a very wide double glazed window fitted to the front elevation. Radiator, coved cornice to ceiling and dado rail. Built-in wardrobe fitted with a wood panelled bi-folding door which provides hanging and storage space. Bedroom Two - 10' x 10' - This room has been fitted with a double glazed window to the rear elevation. Radiator, coved cornice to ceiling. Bedroom Three - 10'6" x 7' > 5'8" - Double glazed window to the rear elevation. Radiator, coved cornice to ceiling. Bedroom Four - 12'10 x 6'5" - This is a very bright bedroom. Coved cornice to ceiling, double glazed window to front elevation, radiator, built-in cupboards fitted with hanging and shelving space. Family Bathroom - This room contains a panelled enclosed bath with hand grips, mixer tap and hand held shower attachment, pedestal wash hand basin, close coupled wc. Part tiling to the walls, tiling to the floor, spot lights, coved cornice to ceiling. Obscure double glazed window fitted to the rear elevation, double banked radiator. Rear Garden - 67' max > 50' x 43' - Running across the rear of the property is a paved terrace which extends down the side of the house and provides access to the front garden through a gate. Attractive arbour makes a delightful feature.. The remainder of the garden is laid to lawn with flower and shrub borders. Along the southern border is full laurel hedging which provides good screening. Outside tap. There is an additional circular paved terrace which provides another seating area to the far end of the garden and space for two garden sheds. Front Garden - The front garden is principally laid to lawn and a large brick paviour driveway provides off street parking off several vehicles with ease and provides access to the Garage. A pathway leads to the rear garden. The situation of this family home is magnificent. Park Avenue is a delightful tree lined road and perhaps one of the most desirable locations within the Hutton area. Garage - 16'8" x 9' > 8'5" - This garage has been fitted with an up and over door. Obscure window to the side elevation. It contains power and light meters.

I would probably do something like this. As you have to keep the garage door I would block off and keep a mini garage (useful for bikes etc) this could also house utilities. then open up the rest as much as structurally possible. putting the dining room in the darkest section and kitchen can go under your existing to make drainage and wiring all a bit easier (cheaper!)

Hi Susan, do you have a floorplan of the room? This will help to advise on layout options. If a corner chaise sofa doesn't work you could always opt for a sofa with a footstool. You may find it useful to mark out on the floor where you would like the sofa etc with masking tape this will give you an idea on the space you have in the room and how easy it is to move around pieces of furniture etc. If you would like any guidance and help with your garage conversion, we are an affordable online interior design company offering expert advice with affordable packages. Heres the link to our website if you would like to take a look - https://www.thelivinghouse.co.uk/ You may also find our Facebook group community helpful, its another place to ask questions and gain free advice from like minded interior lovers and us as experts! Here is the link if you would like to join - https://www.facebook.com/groups/interiorhomedesignadviceandsupportuk

Hi All, thank you very much for your help. Love the layout Jonathan, wouldn't work while my partners grandad is with us as he needs access to the garden through next to the (will be) bathroom, but great idea for the future!