Property layout ideas

[katmunchkin]

Hi all. I've recently purchased a 1960s semi and am in the process of updating it. The downstairs is all quite open plan, but doesn't really flow or work for me. I live by myself.
I like the idea of a separate living room which can be shut off and be nice and cosy, so am considering reinstating the wall between the living room and the 'diner' (blue line), and then opening up the kitchen in to the diner (green line). Current kitchen is serviceable but I'd want to update in the next few years. If I did this I'd then block back up the utility part of the kitchen in to a separate room again. The entrance hall also has a stupid bit of wasted space where an old entrance used to be, so considering squaring off the wc to make better use of this space.
Does anyone have any creative ideas / thoughts on what they would do here? I have c. £35k available but don't want to spend all this, and am also getting quotes for new windows and doors. Thanks in advance 🙂

I really like your ideas. It seems a bit odd to me to have to walk through the lounge to get to the kitchen, but that is already the case it seems.

I can't see whether there are French doors or anything at the end of the current diner?

Sorry, not sure why the zoomed in version was added - attached is the full layout. There's a (horrible) conservatory on the back of the dining room accessed by a sliding patio door.

@LegoLady95 - I had debated adding a door from the entrance hall through the utility to access the kitchen, but then thought if I want to go straight in to the kitchen with shopping etc, I'd just use the side door from the driveway. Annoying thing might be taking laundry through the living room to the kitchen but that's always been normal for me to be honest!

Agree! I would make an access from the hallway to the kitchen through the utility space. I like your idea of blocking off the living room - presumably in doing this you'll need to access kitchen from hall anyway?

@walnutmarzipan there would be a door in the new stud wall between the living room and the dining room. I need to ask a builder which of the walls are load bearing and therefore the cost of RSJs, building control etc. The only wall I know for sure isn't is the stud wall in between the kitchen and dining room.

Ah I see. What will you do with your conservatory? Seems like a nice size of house with good bedroom sizes etc. exciting stuff!

I think carrying groceries from hallway to kitchen will be a pain (imagine if you get a delivery - they won't come to side door). Access via utility seems sensible and also means kids coming in from garden for loo can do so without traipsing via lounge. Possibly better if muddy shoes are involved.

It might be nice to have a foldable or sliding partition between lounge/ dining area rather than a solid wall so that you can separate/ open up as required when entertaining.

Making the downstairs loo bigger would be nice but does that remove storage for coats/ shoes etc?

Not sure if OP has kids - she says she lives alone

My house is a similar layout and all of my deliveries happily come to the back door, it’s really not a problem for us. If we bring shopping home then we use the back door, if kids come home from football muddy then we use the back door.

I would leave the downstairs loo and hallway as it is, by your plan you'll end up with very dark hallway with no storage for a bigger loo? There is no win there.

@AdelaideRo no kids, but a muddy dog! In reality I'll probably use the side door as much as the front door, especially after muddy dog walks etc. You read my mind in that I was tempted to add double doors or pocket doors or even a floor to ceiling bookcase etc to the new wall between the living room and the dining room so it still feels open but without loosing the cosy feel. Is it not the done thing to use a downstairs wc to hang coats etc - it will be a decent size, and is currently dead space!
@walnutmarzipan I have no idea what to do with the conservatory, it's relatively modern but I'm not a conservatory type of person! Probably just a cheap sofa for the dog to snooze on!

That is very true, it would end up being quite small with the only light coming from the glazing in the door. It just seems such a stupid waste of space, all it was used for in the past is a coat hook and has the fuse box on the wall!

@katmunchkin
Yip you need a nice window in there and no one cares how small the downstairs loo is.

I would have a nice boot room style cupboard and coat hooks built into that wall.

I'm not keen on the idea of hanging coats in the loo - is it actually a thing? I'd leave the loo as is to maximise light in the hallway, but your other ideas are great and how most people would arrange those spaces I think.

Controversial but I’d move the utility upstairs. You’ve got loads of bedroom space that I’d shove the washing machine and dryer in. I don’t understand why everyone has them downstairs. Surely laundry is generated and put away upstairs?!?

After moving the washer dryer upstairs I’d move the front door to the utility and convert it to a mud room/boot room. Then I’d enlarge the downstairs loo to include the current enter ace hall and get rid of the current front door.

@Onekidnoclue the bedrooms really aren't big enough for that, but it's a new idea!

@middleofthelittle that's ideally what I'd do, a nice tall coat cupboard on the outside wall, but there's currently a window there which would be blocked by a big cupboard. Maybe it stays as it is with lots of coat hooks and shoe storage etc, at least it's out of site of the front door.

If you'd use the side door mainly, I'd configure the utility into a boot room too.

Stack the tumble on top of the washer, coat hooks, space for the dogs lead and maybe even rig up a shower head on the outside wall for rinsing him down after muddy walks.

Then as the front door won't be used much it doesn't matter if it leads only into the lounge.

You need very little space for a washer dryer and a bit of storage. I’d have them in bedroom two against the wall shared with the bathroom. The plumbing will all be there. The entrance to your home is so important, getting it right will be a big boost. You’ve basically got two front doors now which cuts your wall space and might let in draughts. If you only need and would use one bin the other!

Because many people dry their washing outside and wet washing weighs more when lugging it downstairs! I appreciate if you use a dryer for most things it's easier though! I only use mine to make my towels fluffy!

I wouldn't moved the downstairs loo if I coukd afford to. Where you had the blue line in that space so you have a bigger entrance that's more open and light since the front window is currently in the loo. You don't need a huge downstairs loo.

Then you can have a cupboard against the wall for cpats or a row of coat hooks and a bench.

Might not be worth the money doing that though.

Obviously get this checked properly, but usually your upstairs floorboards will run in the same direction as your load bearing walls. This is because the joists will sit the opposite way on the load bearing walls.

Completely fair point @CellophaneFlower ive never been able to dry mine outside so it’s always on a rack in the spare room or the dryer if I’m feeling lazy!

I like your idea with the kitchen and living room but I wouldn't make the toilet larger. I'd rather have coat hooks and a shoe rack in that little bit of space, or add a door through to the kitchen.