Hello @charlie_com Wow, what a great lot of advice and help. The Houzz community always amaze me with their generosity and info in helping homeowners with their project plans. And how exciting that you're looking at renovating! Your home has a lot of potential! I have a few comments to share which may be of use to you ... 1. Getting the design right - so it suits your family now, and into the future, (as well as creating a home that will sell well and quickly when the time comes) is a great way to start any project 2. Whilst your home is lines on a page, change is cheap - so whilst you may want to hurry up and get it built, it's worth taking the time to maximise every opportunity for your design, and to save time and money during construction, in the design phase. 3. Use professionals based on their specialty skills. Choose professionals you feel a good fit with, but that also have demonstrated experience in offering what you need. So builders are great at building ... some have an interest in design, but it's not their role or specialty. I have a blog on my site about the differences I see between building designers, architects and draftspeople - you can read it here as it may help you choose who is the best fit for you and your project. http://undercoverarchitect.com/architect-vs-draftsperson-vs-building-designer-whats-the-difference/ 4. Speaking to local agents is a great start to understanding what will add value and what won't. The Gap is a little bit of a tricky area of Brisbane value-wise (I have owned and renovated two homes there!) as it can have a bit of a ceiling on value. We really noticed that with our places, and our third reno was a home in Ashgrove, which is such a different market, even though it's one suburb over. Buyers in The Gap usually come from The Gap - it seems to be one of those areas that, once people move in, they don't leave ... because they love the bush setting, the amenities, and it is a lot closer to the CBD than most people realise! However, what people pay for in homes varies - so the local Harcourts is a great agency, and Ray White Ashgrove is also good, and Ryan Smith at Remax is awesome ... but yes, getting 3 or 4 agents in to talk about improvements, and value (even if you have no immediate intention of selling) is worthwhile 5. With kids your age, creating flexible, functional spaces that offer the ability to come together (but still feel some sense of privacy from each other) as well as spaces to be apart (but not locked away) is helpful as they get further into their teenage years. I would always seek to get living areas connecting physically to outdoors - it is especially one of the things that sets homes in The Gap apart from the Queenslander homes in neighbouring suburbs. It facilitates easier living in your home, and is great for young families especially. It will always help your home to feel larger too - as you capitalise on all of the block for that feeling of space. 6. Whether you change your entry or not is one thing ... you can change your address, but I would always check if one street has more real estate value over another. Being a corner block, the challenge is ensuring you create privacy on street frontages, so you don't feel exposed (but still get the natural light you need) 7. In Qld, yes, there is lots of sunshine. However, managing the heat load is essential for homes to feel great. So orienting spaces to the north and east, and reducing the access into the home from western sun. Creating overhangs that protect and shade from high northern summer sun, and also creating shady areas outside your home that cool breezes before they enter the house. 8. Working out your budget at the get go is a great start, and factoring in all those fees as well. I recommend that you think about what will add value to your home, and make your experience easier too. As with any industry, there are great architects, and not so great architects. However, choosing the right professional with great expertise - well, the money they save, and the value they build into your design and home - should more than cover their fees. I am very clear (even as an architect) about not pushing people to use architects ... however I struggle with the advice that says "an architect will cost too much - use a good draftsperson". We spend a lot of time in our homes, and a lot of money on them (often a 30 year mortgage!). If you were about to invest $100,000 or $200,000 in the stock market, what level of expert would you speak to about that? Perhaps thinking about it that frame of mind will help. Because you could be spending this renovation money on anything - so it needs to be an investment that adds value to your home, and your lifestyle in it. I have lots of free help and advice on my website, and send out more in my free weekly UA News (which you can get by popping your email address in on my website). Best wishes as you progress with your planning for your home. Warm Regards Your Secret Ally, Amelia, UA x www.undercoverarchitect.com amelia@undercoverarchitect.com ps - here are some before and after shots of a home we renovated in The Gap. You can see more piccies here ... http://undercoverarchitect.com/portfolio/denning-st/

You have a lovely young family they only get bigger. I'ts a shame that you can't find another position for the TV as it would be good to be able to see it from the Kitchen via your peninsular, so as to keep an eye on what the kids are watching especially as they get a bit bigger. I'am feeling a bit over the WIP and the idea of walking into a small often dark space, I really like the narrow hidden pantry (Running parallel behind the kitchen). I also like the full length pantries that can be shallow or with draws to make it easy to find things, with either sliding or opening doors. What height is the wall between the new dining and kitchen

I wouldn't replace the fibre cement panels under the windows with weatherboards, that would just accentuate the different window heights. Instead I would paint those panels a darker colour, say a charcoal grey, with the corner posts and other window trim in the same colour. (You are right, grey is timeless, while any blue would date very quickly.) Then the windows and panels become consistent vertical elements on a lighter facade. You can also pick out the fascias and gutters in that same grey to tie it all together. If you stripped back the brown painted battens to the undercroft and the balcony timber railings, and instead gave them a coat of decking oil for natural timber warmth and integrity, you could make a similar oiled horizontal batten front fence using hardwood decking boards on 50x50 galvanised steel posts. Then the fence and the undercroft battening would match. If the garage door is a tilt-a-door I would be tempted to replace the steel with oiled horizontal battens. Otherwise, paint it the same charcoal grey. Then you have a 3-tone colour scheme that will give the place simple understated elegance: White, grey, and natural oiled hardwood. I am curious why what looks like the front door is not accessible? It looks like there might have been front steps there at one time instead of the current deck. Probably a casualty of a previous renovation.

ddaroch i would be very pleased to draw up your suggestions but every site has individual restrictions and local microclimates and, reading back throughl Trent's comments, it clearly states that the estate doesn't allow the garage on the right/west of the block ... my last offering on 15/8 has more northern light, uses as much of the original design as possible and we have to work with what's available ...a recent addition to my own home deliberately has south west facing corner windows that provide garden views and winter sunshine (with suitable management for summer overheating)...without those windows we would have lost the best aspect of the available space and the room would be unusable ...we need to be less rigid with interpretation of Solar passive Design and be more creative with our compromises...and that's what professional designers should be able to provide