I would remove the entire wall between kitchen and dining room only. I think if you remove the rumpus room wall, you are going to end up with a really long narrow space, which will be difficult to use. do you want a "separate room" (what about in the future-kids? play room,office, formal dining , etc? An alternative to completely opening up the rumpus room to the kitchen, would be to create openings on either side, and leave the wall in the middle section. 2 advantages-a solid space to place a piece of furniture, and create a zone, whilst still opening it up quite a bit. depending on what you intend to use the rumpus room area for- you might even consider moving that wall across, so it is centered between the windows-a bit more space on the kitchen side, and a cozy space on the rumpus room side - if its going to be a play room/office/small sitting area, it would end up being about 3.7*3.4, which is still a good size (just not enough for a dining room or pool table) And then completely remove the wall section that is between the living room and dining room Depending on whether you think heating/noise etc is a problem with it so open, you could add either a barn door, or double glass doors to the opening. DEFINITELY remove the arches- i would just square them straight of to the ceiling. and leave the openings..or add a barn door Paint all that brick white-you will be amazed how much lighter the house will be. consider a doorway from the garage into the kitchen-it must be a pain carting the shopping through the house. Also, your windows need some timber architraves on the inside. Have fun - its always so exciting starting a new reno (for me-into my tenth year on the one house-not so much anymore :/ )

I'm not here to argue, but an approved plan can be resubmitted as a variation for approval. The blind acceptance of an approval limits your creativity, and the clients ability to obtain the best possible solution. This problem requires thinking outside the box which is what we have offered. The client must decide if the process and cost of approval of a variation is worthwhile. They shouldn't live there wondering if only we had done this or done that due to a blind acceptance that once approved there can be no variations. Realistically everything that has been suggested should result in the need to seek an approval especially when changes to plumbing are considered. Erase what you are not happy with and redesign that space without the shackles of poor space planning. You don't have to like my suggestion but don't limit yourself either.

I'd say it's an easy min. $250K minimum flagfall on a relatively basic/not fancy spec/fit-out in a super good package deal. You're essentially renovating an entire house including moving plumbing, walls replastering, new floors throughout etc....not to mention lights, rewiring etc etc, it goes on and on.......This scope would still cost a builder themselves $150K, not factoring in their own time/labour, paying cash for sub-trades and getting super deals on all materials....and then you could only really potentially roll this type of operation out if you actually have the money in the bank. If you need to borrow then you'd need a building contract which then brings in market rates, profit margins and GST. Take profit and GST out from $150K and there's barely enough left to cover materials alone, when the labour/materials ratio (of a construction cost) these days, particular for renovations is labour being the most significant cost involved.............you can fine tune and perfect a floor plan like you have (which I reckon is pretty good as a plan), but when push comes to shove it always comes back to budget and costs, which is why we always are encouraging people to utilise design professionals who manage the challenge of designing within budget limits. If you separate budget/costs from the design process (rather than integrate it) more often than not it will leads to disappointment and misalignment of your expectations of what is realistic.

Hi everyone. I took some more photos and will add them here. I’m unable to show the actual area for the table as the current table occupies the space. Julie your pics look good and make me think I can do this if I can find a lighter coloured table. Most of the available original pieces were dark and finding the right size is also a challenge. For more reasons than one I’d like to have an original piece. I find that those with end extensions don’t really work as well as a centre leaf extension. We had a Chiswell setting years ago and sold it for a song when we changed residences so I know how this type works. It was rectangular with rounded corners, called ’D’ ends. I think this size would work for me now. Having said a lighter colour would be preferable, I feel black could work in the area, but I can’t remember there being black available back then. Yes I’m that old that I lived through the mid century. Lucky me. This apartment was brand new when we moved in in 2015. The lounge is a King and we replaced the kitchen the same year as everything was too high for me. This was at considerable expense but altering the original brand new kitchen would have cost about the same. With reference to the paintings, these are original Australian works. All that being said I would think our furniture is modern, however not ultra modern. I need to replace the rug which was meant to be temporary so don’t judge me on that. I’m hoping to find a round rug which should work better for our needs. I’d also thought of a hide rug but haven’t seen one I like. I would’t like to see a big brown and white animal skin on the floor, if you know what I mean. So, I hope I’ve given you enough info (too much?) this time. Thanks all for your input. Regards sydneymidge