you are super-patient!!! :) :) thank you :) I'm so sorry but I do actually have a couple MORE thoughts!! argh! there are just so many different options.... and this is a bit of an all consuming puzzle to try to solve. here they are: 1) study could become main bathroom - leaving new Bed 4 as per plan since it is bigger & a better size for guests. in this option, some area could be stolen from the study to boost ensuite size - even if it just made the ensuite 1 full metre. Ideally not requiring study window to change. 2) WC could potentially be separate either within this space OR at the back of the old kitchen (allowing for the remaining, longish hall wall to be shorter again) oklouise you may think some of these ideas are not very workable & I'd be so glad for your feedback & comment (and anyone else's comments as well), it's really so incredibly helpful - unbelievably helpful - to have everyone's input. i'd love recommendations on which ideas & options might work best for that balance between function & budget

If you "change" anything that involves a building approval then the floor area on the plans relevant will count towards the overall amount. If it amounts to beyond 50% of the existing conditions then the whole building becomes applicable to energy calculations and so you enter into up spec'ing existing areas. And yes it can often be a good thing to be doing anyway, but of course it costs money. If the total area being changes is below 50% then only the areas of new work are applicable. I'm honestly not a specialist in this area, but I have to deal with the issues naturally in the course of the design and resolution of project solutions I provide, and hence I use an energy consultant regularly and we have a way/system of working through together how best to achieve the requirements for permit. As far as I understand it's a case by case/project specific exercise and also there's various ways of negotiating/achieving the necessary performance requirements - e.g. you can play around with different levels of insulation together with a particular glazing/window spec, and depending upon circumstances you can save money one way or another. Sometimes I'll squeeze windows overall down to get it under a certain amount to not trigger requirement for expensive glass...also timber windows rate better, but if you are in a bushfire area you'll be caught out or require very expensive timber windows...it's a real juggling act in particular contexts...which is why you really need to be working collaboratively with an energy consultant/specialist to work out the best solution in this regard, as well as the other aspects of design, structure and bushfire etc. It's a true team effort ;) If you're really up for some technical reading you there is some further energy info here NCC Volume One Energy Efficiency Provisions 2016 - Australian ... but it may get confusing........Coming back to the core of it, my advice: 1. define your budget 2. list and prioritise your requirements 3. seek some preliminary advice/assistance from a seasoned designer doing this type of work to test whether or not the general concept of what your endeavouring to achieve is viable, and this depends upon the relevant context/existing conditions etc (and bushfire rating is yet another layer on top of all this), and then refine the concept from there. If you are just doing a bathroom or kitchen isolated then you can arguably do it yourself, but if you're re-jigging the whole house like it appears you are heading towards, and on a very tight budget then I'd highly recommend (to save yourself headaches and frustration going around in never-ending circles) to invest some of your available budget into front-end design, to get to a solution that works to your nominated priorities so you achieve a viable and professionally advised outcome. Trust me it will be money well spent. Have a great Christmas, and best of luck with continuing to work through it all :)

the doors into the living area may be fashionable but limits furniture placement in both living areas and bedroom but, if you're confident that there's enough space for furniture the French doors could feel more open but, perhaps you need to wait for comments from NYC residents for local ideas...your dilemma has been posted in Australia where styles may be different

Help I have a very narrow hallway and I need help with decor ideas!!