Hi Emma, As you say, whilst it's lines on a page, you have a precious window of opportunity to get it right - before you make all these choices and decisions permanent ones you are forced to live with. So I hope you'll appreciate my honesty, and not be offended by it. I am incredibly passionate about helping people create homes that make their lives better, and I want you to achieve the best outcome possible for your home, your budget and your life, and that's why I don't mince words. I have such concerns about this floor plan generally Emma. I can understand the desire to maximise the view however I believe that the everyday use of your home, traversing all those stairs, and being disconnected from your garden (especially with small children) is consequently being compromised, and will be challenging and frustrating. I think the multi-purpose rooms appear to be space for space's sake ... they lack thought and intention for their use, and the way you need to circulate through or across them will compromise their functionality, furnishability and sense of space. It's interesting that there's no furniture shown in them on these floor plans, whereas the other areas are all furnished. With family homes, I would consider the following: supervision of gardens from indoor living areas has such a dramatic impact on the usability of the home overall, and your ability to get stuff done whilst kids play etc a study nook or somewhere near living areas where kids' use of computers can be supervised, and you have a home 'command station' of sorts is also good the ability to acoustically close off a lounge area - which is the kids' TV / play area is very helpful for long term use I wouldn't split the bathrooms - I understand what you're seeking to achieve, but replanning to group them in one area will consolidate plumbing and your wet area finishes and be more efficient overall consider creating a floor plan that works with access / circulation etc between living areas and garden, and then having an upper floor living area or retreat where you can enjoy the view One of the biggest challenges with homes in Brisbane is that they are completely divorced from their gardens because they have prioritised the view. As a mum to 3 young kids, and having helped truckloads of clients with family homes (and families of all ages), I know this for sure ... the connection to garden ... the ability to move in and out with ease, safety and enjoyment ... is one of the things that pays dividends long term. The view is the immediate and early 'wow' but the inconvenience of having to take a packed lunch each time your kids want to use the yard or pool is infuriating. With clever design you can have both convenience and enjoyment of the view. Your home design dictates the lifestyle you lead in it. Focus on functionality and durability and it will create a home that works now and always. There is no northpoint on these drawings, so I can't comment as to the success of the planning in terms of the orientation - which is something to be aware of also. I'd also be doing a budget check. There are A LOT of wet areas in this home because of how they're being distributed throughout the floor plan. Best wishes with the creation of your new home, Regards Amelia Lee, UA www.undercoverarchitect.com amelia@undercoverarchitect.com

nomadicmel - I would not consider removing the window at all - ventilation is so important, or you will give yourself even more problems, especially if you are having a dryer in there. Have you given consideration to where that will be vented anyway. If you are planning ahead for teenagers (and good luck with that) having a bath in one room and a shower in the other will be a very good investment, teenagers are anal about their privacy, but do be very mindful of storage - a vanity in the laundry will really be important - just somewhere to put a hair dryer for example.

Did you know you've posted on the Australian Houzz forum? You may have more responses on the US/Canada one. There are great brains here but you'll need to put your measurements into metric.

my program is a vintage 3D Home Architect version 4 that i've been using for many years and i believe is no longer available but Siriusky has recently acquired a similar program ...i didn't mean "level the house" i meant add a raised timber floor to match the living room floor with the rest of the house...and, when costing your project make sure you do comparisons of all the options to consider best value for money spent...is the property for renovation and immediate resale, for your own use or for immediate rental? each option should have a different plan and a different budget and you need to cost each option to make the best decision and the suggested kitchen is a simple one line DIY flatpac with a simple island table and should be considered against the extra value of the third bedroom