House - layout / no hall

[Goodfox]

A house has come up in a very desirable area, great garden, also a seperate work area detached from the house which would is a huge plus for us as I run my iwn business.

It's a georgian semi detached cottage. In a bit of a mess so needs work.

My main concern is the layout. I've never not had a hallway before. You currently enter tgrough a monstrosity of a lean to which we would immediately remove so discount that on the plan! That is the front of the house.

There is no real back garden, there is a pretty big front which leads to an massive double garage with lots of parking then the street. This is very appealing as I could run business from there, clients can park, it's away from house...

There are only 3 of us, me, partner and 12 year old. What would you do with layout? Upstairs fine. The '3rd' bedroom is a cupboard though, not a bedroom in my opinion 🤣

Thanks all!

Unless OP confirms it isn't listed a lot of suggestions will be moot!

Even so, it's a bit weird to buy a period property and want to change all the proportions and features that have survived and make it appealing.

This is what I might be thinking about eventually although I’d want to live there a bit before deciding. And save some money!!

Oh come on, all she wants to do is remove the bloody awful conservatory on the front (which is in no shape or form original) which is an absolute abomination, and find somewhere else to put the coats!. Of course she’d need permission if it’s listed but she’s hardly smashing a Minton floor!

OP is looking for ideas to "change the layout", which generally means knocking down walls and suchlike.

A simple small internal porch might work. It would depend on how much storage space you need. These would be enough for coat hooks and shoe bench/cabinet.

I would refurb the conservatory on the front, make sure you have a solar glass roof and you wont have so much darkness in the living room. pretty it up a bit so its more in keeping with the features of a Georgian house.

I love it. Please don’t move the kitchen to the living room or put god awful bifold doors on it! It’s a charming period house.
Not every house has to have a massive identikit kitchen diner. Embrace the quirkiness.
Just re do the back porch as a more attractive place to put shoes etc( as. PP said you’ll be using the back door anyway) and knock out the pantry to create a hallway, putting a door to the living room from there?

@Goodfox I would speak to an architect tbh, just ask them for a fixed fee small consulatation, sometimes they will come up with an idea you will not have thought of. Lovely house, great potential.

Can't go out the back as only a small yard which also has access for neighbour.

Yes, the 3rd bedroom/room woukd be a great wardobe or airing cupboard!

Not listed but in conservation area. All others in same row have extended to the front.

This would be the easiest and cheapest option!

Love this and in line with my firat thoughts, kitchen in big lounge and snug at the back. Love the porches too.

This is very similar to what i was thinking. I don't want to buy thinking I need a huge extension so wanted to make it work without that. I'm happy to rejig inside though.

Not listed 🙂

Yes. Internally and downstairs needs a bit of altering but I want to keep all features like original wood and sashes. I've done a couple of georgian properties in the past so I'm not here to ruin it 🙃

Thanks everyone, it's very appealing overall. Tbh I don't want the costs if extending, just sorting out what needs doing will be expensive without adding anything on.

Thought's on the 3rd bedroom? Agent has listed as a 3 bed house. Its only 1.5 x 2 wide.

In answer to your question about bedroom 3, the easiest answer, if you wanted a bigger 3rd bedroom is to switch the bathroom and current bedroom 3.

No, we don't need it. More that it's marketed as a bedroom but don't think it should be.

Yes, that is a very sensible idea

Iirc as long as a room can fit a bed and has a window it can be sold as a bedroom!

It fits a single bed but you can only then half open the door.

Is there room for a sliding or pocket door?

Potentially yes you could