Advice on re-design & layout of property

[knoba]

Hi~

I'm looking for suggestions and advice on the layout of a property to maximise its potential principle value (future proof) and also its rental value as a letting. The diagrams are of the ground floor as the top floor, (2 bedrooms lg. & sm.) seems to be OK. The property is small anyway and there are no load bearing walls within the confines of the perimeter.

The diagrams are to scale done in CAD. The bath is currently under the staircase! I've included a few standard items of furniture to give scale and perspective.

Here is the original layout;

http://members.lycos.co.uk/knobabolt/Newmarket-old.png

[knoba]

Here is the new layout I came up with;

http://members.lycos.co.uk/knobabolt/Newmarket-new.png

Mostly open plan with arches from the kitchen to lounge and lounge to bath/stairs. Double glazing, GCH will also be going in.

Background:
The property is a freehold victorian terraced house converted into two flats in the centre of a popular south coast city. The basement flat has been sold as leasehold.

The maisonette has has been vacant for over 30 years due to a poor layout and limited resources to deal with it. The council has offered me a deal; they give me a grant to do it up, then they house a tenant in it for the next five years with an assurred rental income and then hand it back to me, after the 5 years, in refurbished condition. Sounds great!

So before they get going, if I can make some changes to the property layout all the better. I've asked estate agents, neighbours and friends but I've not had much feedback. What professional service can I turn to for this? Does anyone have any advice or suggestions about the layouts?

knoba

[knoba]

http://members.lycos.co.uk/knobabolt/IMG_0037.JPG

[knoba]

http://members.lycos.co.uk/knobabolt/IMG_0044.JPG

[NewHouse]

I think a bath under the stairs is quirkily nice! But I can understand why most people woud disagree. The problem seems to me to be that whatever changes you make will take a large chunk out of what appears to be quite a small kitchen already. I would consider replacing the bath with a really good shower instead, where the toilet is; with loo and sink on the partition wall with the kitchen. If you feel ditching the bath is a bad idea, you could put in a compact shower/bath, under the window with the shower part where the toilet is. Alternatively, put a corner bath where the loo is. I wouldn't sacrafice space in the kitchen to make the bathroom bigger. I think most people would rather have a smaller bathroom, and a larger living area than the other way round. Just a personal opinion.

[knoba]

Thanks for your reply NewHouse!

You have pleasantly surprised me by your views and you have obviously had a good look at the layout. I like what you have to say about the plans. But... do you think your opinions would have a popular appeal ( = increased dollar value) to the most buyers / tenants as possible?

I think, if I was going to actually live there and had the choice, I would do away with the hall and lounge altogether. Instead I would have a large bathroom and a huge open plan kitchen with a dining space in it. However, I think other potential buyers / tenants would not like that all.

There are a couple of points here that I failed to mention;

I have been led to believe that if the toilet is moved (and indeed the soil pipe for waste) I will need planning permission. ( = extra time and costs)
Also the ceiling above the toilet (underside of the staircases' landing) is only 6' 2" in height which makes putting a shower there extremely difficult.

It is really hard to see these things from the diagrams and photos though, especially with my dad in the shot. The current layout, physically, feels even smaller than it looks. Yrgggg!

I like the excellent idea of a corner bath and think that might be a touch of genius, unfortunately, I'm not qualified to judge. :)

I welcome everybodys' opinions though as we are all qualified to give ideas and points of view here, and actually, I find them to be really rather interesting.

[knoba]

For completeness here is the final layout, with a few changes, as best as i could figure;

http://members.lycos.co.uk/knobabolt/09.png

NB. (dotted lines are arches)