Thank you @SharonBouchard for your recommendation! Hi @kunalb, Smith & Sons Renovation & Extensions have a number of franchises across the Sydney area and we are all experienced, licensed and trusted builders. Please visit our website to learn more about what we can do for you: http://smithandsonssydney.com.au/

Don't get me wrong, I'm not advocating volume build in ANY way....there's actually little positive I can say about it except they are a more affordable option, and for some people that's the priority.....,whether or not it's in fact good value for money is a whole other discussion ;).......people have to work out where they sit within the quality to quantity spectrum for a particular project..................It's certainly a challenge here for you in that how can you accurately assess and distill/filter the "advice" offered by various parties?.......Seriously, unless a builder actually absorbs your design brief and comes back with a considered solution, any suggestion/comment such as " you could raise the ceiling" or "put in a window" or "use trusses" of whatever is neither here nor there, and are just floating ideas to consider in the mix...........but isolated "suggestions", whilst may be ideas to consider, don't effectively dealing with the overall solution/big picture to your challenge..................there are different areas of expertise in this game.....builders are builders, (and they seem to have a knack of getting called in and influencing too early in the process) they build stuff and certainly they have an idea about this and that from experience, and they can provide sound quotation/opinion on how much it will cost to do something... BUT really only properly/accurately once there is hard documentation in place (read: documented&specified, not basic concept/design sketches/verbal ideas) .......I have great respect for builders (it's a seriously hard rugged gig) and I know some fantastic ones, but builders are (in general) not "designers" unless they have come form a design background......and the conversations if held too early can be (unintentionally blurred, confusing and actually detrimental to the client and what they really need to be focusing on...........design advice from a builder can be offered with good intentions, however I have found it generally comes from more a singular benefit angle (usually motivated by business/profit) whereas (good/seasoned design) advice from a design professional comes from more complex, balanced and creative position and process in which various aspects are simultaneously managed/considered to achieve results for a client on multiple levels, ie, cost, function, aesthetic, experience etc.............the different and various professional skills all have their place, but need to be utilised in the right order relevant to the process......................yep I wish you all the luck.....these are always big investments, and big decisions, both emotionally and financially :)

Louise, sorry but u are messing with a good design - have a read of the design notes at yourhome.gov.au. The design is a 7star design including reverse brick veneer (fancy term for bricks on the inside..thermal storage), the roof line is changed - have a look at the high up windows which provide light and warmth, the bedrooms are now at the back of the building (cold and darker). the whole design is now changed, airflow is affected as is the wonderful views that the building would have from each room (except the media room - and who cares with that anyway?) Also I am proposing a double garage/carport with a nice breezeway to connect the house. Also the study is now gone! As I suggested above, the trees on the east may have to make way for the home, but in the long run they can be restablished, and the garden modified to suit the contours of the land, and the look of the new building.

With a North facing house the sun makes the front of house quite hot but only on those few days a year when it is over 40 with no sea breeze and I love the heat so ceiling fans work for me. The back of the house is much cooler and the winds generally come from the ocean side but can be from all directions at times as we know. On the west side of the house it is only app 1m to the fence line and so the option of having the garage on that side isn't viable. Sorry I am not up on terminology so when I said the set back was 7 odd metres that is the current set back from the front of my house to the road. The council requires 3m for house and 4.5 for garages. I have been looking more at mid century modern design and I don't really like it so I am looking at ways of changing up the bland facade to disguise the fairly flat roof line. With those in the know could I add a front porch and somehow blend the roof line into my current one to look more like this style? I realise it means saving more to afford it so on top of my current budget. I am just not sure how the roof line of the porch would look at the back end (how it would attach to my roof and look from the side and back) I wouldn't want it to look like it was just stuck on at the front. Would I carry that through to back of house so end up with a witches hat roof or is there a better way you can see this working. Once again thank you for all of your input I can't tell you how much I appreciate you taking the time to help me :)