Last piece of advice simonsays - never "assume" anything - more often than not people sorting through this stuff on their own misjudge, either in under or over estimating what's involved, incorrectly thinking that it will be either easier or harder than it actually will be to achieve whatever it is......you need to define your various project requirements/details etc as a starting point, and have clarity on what aspects are more or less important for you. This also must include your budget BEFORE you put pen to paper working through the design solution...so if you want a 2-way fireplace, consider it now, and factor it in within the process of working through the costs (which should be occurring simultaneously.........also, remember that "design" is a process, working towards an outcome, which as always is about resolving project requirements to budget within a particular context/conditions.......the project outcome, whatever that is, will be very much determined by the design process and the extent it is invested in and executed....hope this all helps and best of luck with it all :) PD

I mentioned earlier to think about dropping the wall next to the stairs to hip or slightly higher height to allow for the TV, as this would further open up the top floor and perhaps show the street art, ie the framed print. I know that you don't want anything else hanging from the ceiling but because of the ceiling height you will need a reverse hanging fan to bring all the warm air down into the room that will sit up there if you don't. The heater is because you had one shown in your posted floor plan, this is one of the fires available on my 1997 CAD program, that's the colour it comes in but can be changed within the program cheers

always about compromise and if the laundry window is reinstated in the original location that restricts options for tall storage so i've included a skinny sink next to the window, a stacked washer and dryer and left the rest of the space open to use for overhead cabinets and/or shelves, tall space under wall cabinets for broom, ironing board, vacuum, baskets etc and hooks on the window wall for work clothes and dog leads...any custom built cabinets would be cramped and very expensive so use the open floor space for storage without doors...the location of the back door opening and doorways from hallway and front entry would also make it too cramped for the narrow cabinet that you wanted unless you make the laundry and powder room too small for the cavity sliding doors so, with so much extra kitchen cabinets for pantry storage (eg between fridge and stove or island drawers?) why not use the central cabinet for your mini office and keep the original wall between entry and living would save demolition and could allow a location for your sideboard.. striped wall sections show dog gates without doors and under a sofa table would make a great nook for the dog beds

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