Hi Roger, With the pleached trees, I think your underplanting amps up the tropical look especially if you go with a magnolia that have the dark green upper leave and the bronze underside. You could just go for banana or palms - personally I think you might be right about the clumping bamboo becoming a bit dense. Regarding your 400mm retaining wall - citrus are shallow rooted and tend to have a root system that goes out to their drip line. Maybe if you put it in a corner you can use the corner to espalier it in conjunction with staking it to get upper stablility but I'm not sure how it'd go with the roots - but give it a go at $30-50 depending upon size it's not an huge amount if it doesn't do well - just dig it up (just watch the thorns) and give it to a friend - check out Daileys for varieties and maybe get in touch and see what they think, they might do them on a dwarf root stock - I've found them to be helpful in the past. i'd be reluctant to underplant any kind of citrus though - as they are shallow feeders.

Hi fb57, Great charming federation house, retain the front and fix the back, then maybe later you can put in a granny flat - depending on cost and local council bylaws. I would not put in an attic - stairs are a good place for mishaps and as we age it might have limited functionality - but if its something you have your heart set on it might prove worth while. It appears that you are competent enough to do a decent measure up plan, going from what you have posted - you might need to take a few photo and a few other dimension to get a good design from someone working online. The idea is to get a design that you are happy with and then get a local competent Drafts-person to do your working drawings for a Building Permit and then get it built with a Builder of your choice. This would result in my opinion in a significant saving and a design of your choice, especially if you are willing to do some of the legwork with council and other authorities. To get a good design that you feel is a solution to your requirements, you need to produce a variety of design schemes (plans elevations perspectives etc.) and this can be done online with any competent Building Designer that you can get along with. It will not take one go at it - and it will not be quick, as you need time to digest every scheme but generally it works out in the long run. These are some of the things I would look at: 1. The possibility of breaking up the build into stages - maybe stage one do the renovations at the back and the stage 2 place in a granny flat. 2. As you have good access on both sides of the property I would place a new garage on the largest width and possible gate and walkway on the other side to give individual access to the granny flat. The new garage would be as closely to the front as possible, with the new fence an gate on the other side it would greatly improve security. 3. Depending on budget I would provide a bathroom shower and toilet with a walk in robe to the main bedroom and redo the kitchen and laundry if required. 4.The area next to the lounge area I would develop into an external entertainment area. 5 Since you mentioned that you have a "Fibro Extension" it implies to me that you may have asbestos on the property - get an expert in and determine if you need to remove asbestos when you renovate - this is a dangerous material and you should take all precautions possible to avoid long term damage. 6. An indication of the position of your neighbors windows and setback might also help in providing a design that complies with your planning laws and respects your adjoining neighbors. Like all things it will take a few revisions to get it right , but if you are willing to work at it, it will payoff in the end. The first thing is to draw up the existing conditions to scale so that an initial proposal showing possibilities can be worked on. I would be willing to work on this project with you online, I hope this is of some help. Regards Michael Manias mm407p@gmail.com

Sorry to continue....the plan by Louise on the 20/01/2017.... But the laundry ( with internal access or through cloak room) and ensuite to the rear of the garage the master behind...... Then a Wir separating the master form the living or a bathroom...... The a fireplace if required against the western wall central in the house.... The entrance and small cloak room for the winter woollies against the garage and the other three beds at the front RHS with bath near.... The lounge/ kitchen/ dining in a similar layout but with minimal a walls blocking the view from the entry to the living/kitchen .... I like at lease a small wall dividing the living and lounge for the teenagers also.... If I get an chance I will sketch something up. Good luck this the paperwork... Plans are the fun part.

just look up a window manufacture anyone of them will be able to make that and install it and you need a plasterer doesn't anyone use yellow pages anymore ,i know that houzz has suggestions but no one has come forward