Hi kazzi18 Nice house, strong frontal appeal and typical of the period, I would not change the front with the exception of trimming some trees so that it can be seen slightly better. I think that what you propose is possible and the budget seem close. Here some things that you might like to consider: 1. To give it a required style I would do it by changing slight details to the front if change is required. The handrail has to meet the Australian Building Code (NCC) especially for height and minimum width between balusters. (Cannot tell from the pics that you posted). You may be able to amend it and keep the original - steel can be welded successfully if required. 2. To get your third bedroom I would do a number of sketch plans maybe from a couple of professionals - this will give you an independent view of possibilities - I think a good investment, and you are not tied top any professional that may have their own design agenda once you sign on the dotted line. There is quite a bit of information on your posted plan, dimension wise, you really need a few heights and some information of sewer and drainage all relatively easy to obtain. Then its just a matter of emailing a couple of Building Designers of your choice. Some photos of the side elevation will help in determining an approximate slope, you could employ a surveyor to do a site survey with falls and features (you would most likely will need to employ one eventually - especially if you are going to build close to boundaries or renew any fencing - should have your block surveyed so that you don't suddenly become noted by any surprises in relation to boundaries.) 3. When you are happy with your layout (Sketch Design) you can then employ a Building Designer/Architect/Drafts-person to provide you with documents for a Town Planning application and a Building Permit as required. In the long run you could save some money, by this process, and get your preferred outcome. I have done initial sketch plans for a few clients and it generally results in a fruitful outcome. 4. Both Bedroom 1 and 2 seem to be ample in size, however storage (Walk in Robes) are slightly small especially for a master bedroom. So reclaiming the downstairs space for bedrooms seem to be the way to go , you would certainly have to seal the garage exhaust fumes from such area and may be provide a new internal stair link to the main area. These are the sort of issues that can be sorted out with a little bit of "design work" ideas to determine the best solution. Regards Michael Manias - mm407p@gmail.com Building Designers

Hello, Your room is attractive but you are sensing something is not quite working and i think we use should use that feeling to look more critically. At the moment the room can't quite decide if it is luxe or rustic, Mid century or contemporary loft style. I think the success for you will be in making that decision and using that to guide your choices. Search these styles on houzz and decide your preference. Eclectic can work but not so well in this style of home as you need to consider the scale of all your pieces which should be larger than average due to the height of the ceiling Given this my advice would be ... Move the TV to the other wall which frees up the area below you could add further shelving in this area or a black or white midcentury styled pot planter on legs with a strong architectural looking plant, I think Ezi buy may sell these but there will be other suppliers. depending on your cushion choice - I would n't use too much black in this room. Your area is large enough to put a slim line mid century styled cabinet against the wall and place the tv on this if you don't want to wall mount it. Change the lighting overhead and the fan as brass is very dated and you should stick with the chrome of the larger lamp. You could consider a chrome pendant or collection of 3 at different heights where the tv is currently. Your brick wall is your feature so don't add wall paper or any other colour to the wall behind the couch other wise the room will become fragmented. You could either whitewash the brick wall or leave it as it is as the current tone looks like it adds warmth and blends with the timber and the furniture. If it is quite yellow you could look at a whitewash. I would not hang artwork on the brick as this is your feature wall and you don't need anything else confusing the eye as the room has good bones and your features are structural so they shouldn't be cluttered. You do need art on the white wall which should remain white but you could freshen up if that doesn't mean a full repaint of the house. If you are going to change the white brush out some old wall paper with different tones and see how they work with the bricks. Go for something that is framed in what or a mirror or round - Ezibuy have a lovely oak frameless round mirror at present on sale. 2 find and design and Annb1997 have offered some good suggestions for fireplaces and if you remove the hearth you will need to decide on what to do with the flooring. If your carpet is in good condition i think it goes ok for now changing to charcoal [ which is a colour I love] will fragment your room as it goes through to the bedroom - some time it is a case of defining where you will stop so I would try to simpler things first. If it is still ok I would look at a rug - think about coordinating with your cushions in some way. See below. You could change out your cushions and bring in some texture with a couple of colours at the moment they look a bit luxe and shiny. A strong print would be good have a look at Marimeko or Orla Kiely. These designers have a retro feel with good colours and crisp designs which would enhance the loft/ potentially midcentury feel of the house. Start with the small things first. Good luck please post the outcome.

I have not read all of the above. It must be tempting to render and paint the fireplace but if it is decided to work with it then maybe you can find your colour palette in the bricks. The new grey carpet will give you a fresh neutral but grey can be very cold. you might need a bit of warmth in the others colors chosen for walls or soft furnishings. If you extend the tile base in front of the fireplace that will give another opportunity to introduce more impact with the tiles. There are always lots of gorgeous tile options. I am loving some of the Moroccan looking styles.

Lightening the mortar will look great and keep those lovely bricks as the feature of the room. Eventually a few other ways to brighten the room could be: lighter coat of paint on the walls & a tall indoor plant or wall art in place of book shelves (if you have another spot for the shelves that is). Gorgeous room - look fwd to seeing the before/after pics when you colour mortar. :)