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

if you check the websites for some of the big building companies in your area you will find hundreds of floor plans...Google Project home builders and you should be able to find plans but also addresses of houses that you can visit to help choose which one you like best

Thanks @ Victorian coastal floors! That's very professional and helpful. I looked into Bona products and I really liked the effect of Bona Nordic Seal. However, I'm quite confused about the difference between Bona Nordic Seal and Bona White Primer, are they water-based polyurethane or stain? How about Traffic HD, I thought it was polyurethane but it says Finish/Lacquer on the package. In terms of cost, how much more expensive is Bona compared to hardwax-oil or solvent-based polyurethane? Thank you in advance.

Hi Tammy, I'm not sure if you were able to find a solution for your open plan kitchen. I just wanted to let you know that we recently completed a project for a client in New Zealand where we opened up a wall between their living room and lounge by inserting a beam. We also installed a new door in the kitchen area to increase light and indoor/outdoor flow. Here is a link to the project, and please feel free to contact me through my website if you would like me to share the plan with you.