Yarnos I agree with Natasha. Your existing architect will have (well, should have after working on your existing design) an intimate understanding of your site, soil conditions and implications of levels on your design. He/She are in the best position (given his/her understanding of your brief and constraints) to illustrate to you how a design solution such as this can work. No one on this forum is currently in a better position than your architect to explain this to you and outline the affordability of it as an option, based on your site, your brief and your budget. You can visualise this concept by letting your architect demonstrate it for you. If they are not demonstrating it, then you have the wrong architect I'm afraid. And if you are not empowering them to use their expertise and provide design solutions for you, then you either need to get another architect, or be a better client. Architects and designers - the good ones - are creative problem solvers. They are design detectives in the art of living well. They spend their entire professional and personal lives and time studying how people live, and how to create environments (and homes) for them to support them living better - more functionally, flexibly, beautifully. The talent of a good architect/designer is invaluable in elevating your lifestyle ... of taking the 30 year mortgage you're about to wage on this bet of building a home, of taking this massive investment, and turning it into a physical building that is your heaven and haven, your place of sanctuary and inspiration. They expand your vision, interpreting both what you say, and what you don't, into a result that is beyond your imagining. That's why you hire them - because you can't do what they can, and you need them to bring your dreams into life in a way that's better than you could have ever anticipated or created yourself. As a client, you have a responsibility to brief them well, trust them to do their job, be open to their ideas, and be guided by their expertise. The not so good architects and designers are simply drawers and documenters. They 'convert' your brief, your expressed wishes and shopping list into a floor plan that fits, and can be built, but that's simply it. It's a house, not a home. It functionally will do the job, but it never reaches its full potential. And so your life in it never reaches its full potential. You unwittingly compromise, never truly aware of how different, how much better, things could have been. The catch is, you've made a massive investment, and created something that will outlast you and become someone else's home too. So the impact is generational. Your responsibility as a client to these architects and designers is to understand the difference, and ideally not work with them - not unless you can show design leadership yourself. Work out which one your architect is and make a decision. Trust them to do the job properly for you (and give them the ability to do it), or walk away and find someone else. Regards Amelia Lee Undercover Architect www.undercoverarchitect.com amelia@undercoverarchitect.com

And in the storms last week, we had a 24 hour blackout!! I'm with wuff - just how simple is simple. I think there is quite a bit of difference between labour saving devices and technology now. Labour saving devices became more and more essential as our lives got busier, women were freed from the drudgery of housework and given encouragement and the freedom to grow, seek out careers and a life outside the home. In many ways, I feel technology is putting us back in our homes and not encouraging us to explore the outside world. We are letting too much technology take over our lives and we are not interacting with people like we did in the old days. The other disadvantage with technology is its continual need to be updated and upgraded which can not only be expensive but also requires constant learning. Take TVs for example - in the olden days you bought a set plugged it in and that was it, now they have to be specially installed and set up and for the average person to know how to do this and understand it is not easy. Older people are being disadvantaged by all this technology too, they were not raised with it like the young ones today so it is constant learning, even learning a whole new language, and quite frankly there comes a time in life when head space just reaches saturation point.

Jacinta, am very sorry to hear that you've had no luck with your project pursuits......but may I also add your story is unfortunately not too uncommon and it doesn't surprise me...........after doing this for a fair while now may I add a comment or two.....skimming through the post above, a completely underestimated and often overlooked skill required by a design professional, whether categorised as an architect, designer, drafty or whatever is their capacity to manage the client's expectations of what is viable in a certain situation for a certain budget with their experience and knowledge. Yes construction costs have risen, and will continue to do so, and that's nothing new. $350K depending upon what you're doing and where, once upon a time was a healthy budget, but not anymore when you stack up the components. that is not to say that you cannot do anything, but to achieve something you'll need to be working with people who are all over the current construction costs and can help you strategically and logically consolidate your priorities simultaneously within the design/creative process to resolve an appropriate solution. There is always a (creative) solution to a scenario and a way to successfully navigate/negotiate challenges such as council limitations, challenging context, budget or whatever. Honestly, as a designer that's the easy bit, the hard(er) part is managing people in negotiating their particular "wants" and expectations and relative costs. What I understand really gets to people (like you have clearly experienced here ) is the unpleasant surprise and disappointment down the track after investing time and money with a company/designer in believing that you're working towards a feasible outcome when in reality the concept/direction is revealed to be non-viable, stonewalled or beyond budget. To avoid exactly this issue I service the front end of projects very broadly considering hard costed concept scenario options and hence "cutting to the chase" in order to appropriately align project requirements and project budget against the relevant specific contextual backdrop. Very quickly we endeavour get a realistic and accurate handle on whether a particular project direction is going to be viable or not and manage the client's expectations appropriately and fairly with minimal time and investment from their end. Depending upon the client and situation this step of the process initiates recalibration of client expectations (on budget or brief) and identification of what is possible one way or another so moving forward can occur with confidence and efficiency. From experience this has proven to avoid the exact situation you've unfortunately experienced. This should not be a "nightmare", rather it should be an exciting time in the process. At the end of the day it all comes down to money, it is invariably the ultimate controller of the decision-making process and accordingly you need to find and work with people who inherently understand this and can design honestly for you with respect to this factor and your specific needs. I hope this helps in some way and completely understand and sympathise with your situation :)

A lot of applications don't get approved first time or just require further info. Just having a design and plans prepared is a very small (but vital) part of the whole process. It all starts again with the application and approvals, more documentation and paperwork. They can ask for different information or can 'reject' a proposal but will then accept it if you provide the necessary paperwork. They can and will move goalposts without advising anyone or the development officer may require different specifications to another colleague..... You never mentioned exactly what the objections were in detail so hard to comment exactly. There are many alt's and add's around the Newtown and Inner West so it can be achieved. This is an area where I would recommend using a good local architect as they do plans, documentation, sort the approvals, tender and project manage the build. There are good Building Designers and draftsman too but an architect will have the headache of the approvals not you. A builder I did a bit of work for a few years back said it took him 2 years for an approval. He did the plans himself as it was minor...... He then found out along the way he needed Heritage Reports, Noise and Acoustic Reports, Stormwater........ Yes, Floor Space Ratio was mentioned. The minor alteration wasn't as simple as first expected. I've done a couple around the Inner West in the past (3 years+) and have one coming up in the new year in Balmain. The job is for a builder I know very well so I couldn't exactly say 'No thanks, try a local due to their local experience and knowledge'. I did advise him of the difficult nature of the area and council but he's ok with that. My advise to you would be make a solid decision on what you really require for the works? Can the existing plans be amended easily to be approved? Are the major objections 'major' or is the correspondence only written to make the issues sound major? I would also meet up with a local Architect and have them go over the plans and council objections and advise what to amend or what further documents are needed.