Help with my floor plan

[OneForTheRoadThen]

Hi, floor plan attached.

Currently the bedroom with the boiler in it is also a bathroom and the boiler has been relocated downstairs.

We are hoping to do a loft extension to add 2 double bedrooms and a bathroom so won't need 3 bathrooms.

I was thinking of potentially dividing the middle bathroom and adding space to the bedroom on the left and creating a larger family bathroom. Obviously I'd lose a bedroom which estate agents have advised against but would be adding 2 double bedrooms to create 4 in total and a box room. As I'm mid terrace with no off-road parking I probably would reach the ceiling price with 5 bedrooms anyway.

What do you think of this plan? Currently the bedroom on the left only comfortably fits a single bed and we'd like it to be a double whereas both bathrooms are just too small to have both a shower and a bath.

Is there any other more effective layouts I could do? Thanks

You will need to take the window out of you split the bathroom in half. Seems like a reasonable plan though. Will you need to lose space to put stairs up to the attic?

9' x 7' should be big enough for a family bathroom - how much bigger did you want it to be? Can you fit a bath with shower over it in there? Or a shower bath (P-shaped?).

Personally, I would be tempted to incorporate the middle bathroom space into the bedroom to make it a better size, on the grounds that more time is spent in the bedroom. Not sure what downstairs space you have, and whether bedrooms will need to serve as a social space as well, eg for teens? We had a similar situation in a previous house where the previous owners had made the bathroom bigger by taking some of the space from the bedroom next door. It just meant the bathroom seemed excessively big for the amount of time spent in it, while the bedroom was neither a double nor a single. We converted it back to the size it should have been and added a shower room in an extension downstairs. If you're adding a shower room in the loft conversion, do you really need a larger bathroom with both shower and bath? You can only use one at a time

Yea that sis occur to me about the window! More expense....

We will lose a bit from the box room for the stairs. It's currently my 5 year old's but I plan to move her upstairs and make it into a study as I'm currently working in the sitting room.

Thanks @stringbean those are good points to think about. I currently have pre-teens but they will need bigger rooms as they get older. We just have a toilet downstairs and plan a toilet and shower upstairs.

I kind of had my heart set on a wet room shower and separate bath but I can aww that might not be the most practical!

Am I right in thinking that the basic plan is as outlined here in red - you would have one family bathroom in the corner (Bath) and a big double bedroom (B2) taking up the rest of the space. you could even move the door to make the room a bit bigger.

if you want your family bathroom to be more generous, one option would be to take a bit off B2 for the loo (blue lines) which would then be slightly separate from the bathroom. you could then have a fitted wardrobe (W) and B2 would still be big enough to be a proper double bedroom.