Floor plan advice

Stubabuba

Hi all, 
We've recently moved in to a new house and are looking to make alterations to the downstairs layout. The problem we have is the dining room is in the middle of the house and is effectively wasted space as we use the kitchen diner. Does anyone have any suggestions how to alter the layout to better use the space?
Ideally we'd like to add a hall from front door to make the house flow better. Originally we'd planned on always using the side door, making the dining room like a large hall, with a desk and storage but the room is too big and it's a waste. 

One of the last occupants was in a wheelchair so I suspect surrent layout was adapted with that in mind.

Thanks in advance 

DOH_a

Food for thought?

DOH_a

• Reduce size of Lounge by introducing a partition that forms a corridor.
• As a result of the above, replace wall to stair with handrail.
• Remove wall between Dining and rear Kitchen extension but retaining part wall on the left to pick up a steel required for the first floor rear wall.
• Remove, block up and re-locate Utility door.
• Existing Dining area becomes Snug with wall mounted TV at position of existing Utility door.
• Have Kitchen units running down the left hand side and rear along with an island/breakfast bar.
• Breakfast/Dining table in the top right with views out onto the garden.

Obviously I don't know your existing Kitchen layout and as it appears to be an extension along with a vaulted roof and rooflights, you may not want to start altering that.

Stubabuba

That looks really good actually, thanks for the help. The existing kitchen layout is in line with what you've described which is good as a whole new kitchen just now would be out of budget. I take it the current extention wouldn't pose any problems when taking down the wall between dining room and kitchen diner?

Stubabuba

When I say in line with what you describe I mean up the left hand side of kitchen with a large breakfast bar. 

ka7e

I would imagine you would need a substantial RSJ (and probably upstands) if you were to remove the wall to the extension as it was the original external wall to the house. Maybe some extra support if the opening to the utility room, too. DOH.a's plans are great and just what I would do!

DOH_a

Stubabuba said:

I take it the current extention wouldn't pose any problems when taking down the wall between dining room and kitchen diner?

I'm not sure what you're referring to as problems? You would of course need a beam as I had mentioned. As the beam would be positioned on the line of the original wall, you would have the bearings and foundations under to support a steel. The size of the steel would be designed by an engineer so I couldn't comment as to how big this may be, both in width and depth. The fact this wall already provides a separation between a flat ceiling (to the Dining area) and a vaulted ceiling (to the Kitchen), it wouldn't look out of place if this beam was inserted below the ceiling and therefore as a downstand. Attached is an example of one I have been involved with recently.

Stubabuba

DOH.a said:

Stubabuba said:

I take it the current extention wouldn't pose any problems when taking down the wall between dining room and kitchen diner?

I'm not sure what you're referring to as problems? You would of course need a beam as I had mentioned. As the beam would be positioned on the line of the original wall, you would have the bearings and foundations under to support a steel. The size of the steel would be designed by an engineer so I couldn't comment as to how big this may be, both in width and depth. The fact this wall already provides a separation between a flat ceiling (to the Dining area) and a vaulted ceiling (to the Kitchen), it wouldn't look out of place if this beam was inserted below the ceiling and therefore as a downstand. Attached is an example of one I have been involved with

The one you've attached looks great and the beam wouldn't be a problem.  I wasn't sure if current extension being supported by the wall would've prohibited us from removing the wall.  We took down in internal load baring wall in the last house and structural engineer gave us spec of an RSJ and it was all pretty straightforward.  Will run the idea by the other half and see how we go.  

If anyone else has any suggestions would be great if you could put them in.  Maybe naively never anticipated carrying out this type of work when purchasing the property so would be looking to keep costs down as much as possible. 

Stubabuba

Any ideas what we could do without bringing down the external wall between kitchen and dining room?

Stubabuba

DOH.a said:

Food for thought?

Any idea of a very approximate cost of alterations like this?  I see this as being the best option although concerned cost would be an issue.

Mistral001

I would try to find out what was the original layout.  Are there any similar houses in the area?  Reinstating walls will usually cost a lot less than knocking down walls especially if they are structural walls. 

This six bedroom house is probably worth quite a bit of money, so it is probably worth getting some professional help from an architect or good architectural technician who has done dozens of projects like this before.