Hi Mike and Emma Hope you are slowly but surely getting there... may I make some comments/suggestions that you may or not take on board, but hopefully it may at least give you some ideas/options... Going through a new build ourselves at the moment, and for what it's worth, here's what I personally think: A. Work with what you've got: - additional plumbing work, gas work etc may not be necessary and (particularly gas) can be costly when you're trying to work around existing walls, floors, etc, and as much as possible utilise the existing connections... after whatever you can save here and there, you can spend on nicer cabinetery, gadgets, finishes, etc :) B. Avoid unnecessry structural work: - removing the kitchen/living wall is a must (more space, light, etc) but removing the laundry wall is an unncessary added cost (may even require costly additional strutural support) - putting up a plastered wall on the other hand is inexpensive, allows you to redefine different zones and relocate doors/openings where required (*note: avoid hinged doors in small spaces as you have to allow for wasted space to open door - suggest cavity sliding doors, easy to incorporate in a new wall) C. Don't sacrifice functionality and natural light for design - love full height floor to ceiling cabinets, very much on trend... but they also tend to bring the walls in, which you want to avoid in an already small space... they will also block out more natural ligtht from the only window to the living and breakfast bench (meals area)... not to mention seated guests would be staring at a cabinet tower and fridge - on the other hand a walk in pantry (not that much of a walk in a small space) is also very much on trend, provides more storage and... as entertaining guests in open plan livings tends to happen more in the kitchen... it provides a good hiding place for unsightly items, including frigges... (an underbench bar fridge in the kitchen can easily keep those beers cold... though do consider that means sacrificing some cabinet space) - constantly wiping off the floors from dripping wet dishes across the kictchen from the sink to the dishwaser on the other side bench would personally drive me mad after a while... the dishwasher can easily be connected to the existing sink water and waste points through the cabinerty... any half decent plumber should be able to do that... ON THAT NOTE... or should I say those notes... I know I got a bit carried away :) ... if it were me, here's an idea of what I would try to achieve ...

yes oklouise, I hear all that - absolutely yes it's all about clients understanding/working out properly what they need.........and it's great to be able to seek comments/thoughts on Houzz from a broad range of backgrounds/experiences......the issue though is when it gets into territory where (from my perspective) clearly experience and professional skill will help resolve the problem most effectively (such as on this particular one) that it's therefore appropriate to suggest this the advised way to go.......I suppose I see frequently here capacity for designers to be able to "cut to the chase" most effectively, but of course this needs to be done in a manner underpinned by a thorough understanding and establishment of what the client needs in context, and yes very often the client will require more time to work this all through.........I however still see our role as relevant in that part of the process though, and not necessarily having to "wait" for that to happen, because ultimately as professionals in this position (i believe) have a responsibility (as part of our role as a consultant) to educate people appropriately and thoroughly so they can develop the skills to be able to consolidate their decision-making most appropriately for themselves and the project - by the end of the journey, I find my clients are rather quite the experts!..........this however involves a collaborative approach, egos are shelved and an intimate working relationship, which is very different from the approach (that some designers work to) which is essentially selling a "product" or particular end result, rather than a service....significant difference, and again, horses for courses ;)

Hi Cazzie Putting a staircase into a room is effectively changing the room into a hallway, and is obviously destroying the functionality of the room. It's clearly a poor solution to access made obvious by the conflict with the window. No matter if you dress it up as suggested, it will always look and be a compromise. I'd be first thinking about whether you want this back as a room or have the space/rooms to go without it. Without knowing the layout of the rest of the house, I would be looking to relocate/rework it. Whilst that is a more expensive option, the reality is that it will turn a negative on the home value into a positive and add value. This is an example of what you see on lots of TV shows where people rectify problems or poor design to make an improvement. Can you post a little more about the layout or other pics? Cheers

It would be such a shame to rip up your beautiful floors, to try and do polished concrete now would be such a hard and costly job, along with the mess and the uncertainty of getting a good job that you may not like on completion as suggested, why not embrace your floors, decorate with the industrial look that you love , maybe a brick or concrete look wall could look really stylish and cost a lot less in $’s and stress