Hi Emma, As you say, whilst it's lines on a page, you have a precious window of opportunity to get it right - before you make all these choices and decisions permanent ones you are forced to live with. So I hope you'll appreciate my honesty, and not be offended by it. I am incredibly passionate about helping people create homes that make their lives better, and I want you to achieve the best outcome possible for your home, your budget and your life, and that's why I don't mince words. I have such concerns about this floor plan generally Emma. I can understand the desire to maximise the view however I believe that the everyday use of your home, traversing all those stairs, and being disconnected from your garden (especially with small children) is consequently being compromised, and will be challenging and frustrating. I think the multi-purpose rooms appear to be space for space's sake ... they lack thought and intention for their use, and the way you need to circulate through or across them will compromise their functionality, furnishability and sense of space. It's interesting that there's no furniture shown in them on these floor plans, whereas the other areas are all furnished. With family homes, I would consider the following: supervision of gardens from indoor living areas has such a dramatic impact on the usability of the home overall, and your ability to get stuff done whilst kids play etc a study nook or somewhere near living areas where kids' use of computers can be supervised, and you have a home 'command station' of sorts is also good the ability to acoustically close off a lounge area - which is the kids' TV / play area is very helpful for long term use I wouldn't split the bathrooms - I understand what you're seeking to achieve, but replanning to group them in one area will consolidate plumbing and your wet area finishes and be more efficient overall consider creating a floor plan that works with access / circulation etc between living areas and garden, and then having an upper floor living area or retreat where you can enjoy the view One of the biggest challenges with homes in Brisbane is that they are completely divorced from their gardens because they have prioritised the view. As a mum to 3 young kids, and having helped truckloads of clients with family homes (and families of all ages), I know this for sure ... the connection to garden ... the ability to move in and out with ease, safety and enjoyment ... is one of the things that pays dividends long term. The view is the immediate and early 'wow' but the inconvenience of having to take a packed lunch each time your kids want to use the yard or pool is infuriating. With clever design you can have both convenience and enjoyment of the view. Your home design dictates the lifestyle you lead in it. Focus on functionality and durability and it will create a home that works now and always. There is no northpoint on these drawings, so I can't comment as to the success of the planning in terms of the orientation - which is something to be aware of also. I'd also be doing a budget check. There are A LOT of wet areas in this home because of how they're being distributed throughout the floor plan. Best wishes with the creation of your new home, Regards Amelia Lee, UA www.undercoverarchitect.com amelia@undercoverarchitect.com

My suggestion is a little outside the box but I'm thinking that's what you're really looking for through this post and it does successfully keep costs down while working effectively with your floorplan. Assuming the living room has a reasonable boundary setback at the left-hand side, create a path along this boundary to a new entry door behind the living room. You'd need to carefully plan your planting, paving and lighting to make it work, particularly at night, but with care, it could be an effective solution at minimal cost. The following link is to a recently sold property in Perth's inner suburbs with this same arrangement - I was looking for a photo showing it lit at night - so inviting - but unfortunately that image has been taken down. 24 St Vincents Ave https://www.google.com/maps/@-31.935112,115.82416,3a,28.116278y,80.22554h,-6.3166046t/data=!3m4!1e1!3m2!1s4OIOyx_m_OZpOVYCG8fbFw!2e0

Hi guys. For all these years I have despised that coloured feature wall but your ideas breath new life. Thank you. Also yes it is a motel. Very very eighties but catering for mostly seniors so we don’t have many complaints. I virtually get banned from the rooms since I spend hours re grouting tiles or scrubbing my heart out. We ha ve spent a lot of time cleaning it up as it was bankrupt and unloved when we bought it so a lot of money has gone into just fixing up what we have and regaining customers. We have won several awards for customer service and would love dearly to do all the rooms up just very limited to time and budget. One other question I have is in regards to the wardrobe and bedsides re updating knobs. Any ideas would be much appreciated. I am very handy but don’t have a fashionable or Color sense bone in my body!!

I love those benches I have used one as sewing/desk with trestle legs, love it. The following is my idea with timber bench tops and using your cabinets, This would work if you could run the plumbing across to the left,either inside or externally. ,I have moved the sink to allow you to use the 80cm cabinet as your dish rack, the window won;t allow this. Or you could just swap the sink and cooker and use other shelving for the dish rack Back wall R-L 60cm cabinet,cooker,60cm cabinet 800 void for sink,60cm cabinet.fridge. Wall, using the 80cm x 42cm as plate drainer with timber open shelves on both sides, extraction is a simple ceiling extractor fan. I have added a narrow 60cm Island which uses both 40cm at both ends,like the sink there's a void which can have a couple of stools andr rubbish binscan be placed under the sink cheers