I also think the budget is tight. You're going to have to decide what you're going to use the dining room for, as although you need the space for a bigger kitchen, it's making the dining room somewhat redundant. I've given you many examples below. However, i believe that opening out the end of the hallway, putting the loo under the stairs, creating light from front to back and easy access to the kitchen, whilst also giving you a view front to back from the lounge is a much better design. You also make the lounge area 50% bigger by snatching back space from the somewhat redundant formal dining room. Opening out the whole house will make it feel and look much larger. The last two pics in the set are what i consider to be the best use of space and most logical layout. My strict advice, as it was to my daughter, when she wanted to do the same, or anyone else for that matter. Don't waste money if it isn't going to be near to perfect, wait, save and then do it!

A small thought...when purchasing your sofa,ask if the seat cushion can be made as one single piece. People are simply happier sharing when no one is sitting on the crack. (tee hee) I also prefer tightback sofas in small spaces and lower arms. Less bulk and less barrier' fools the eye. Congratulations on your new digs!Ps-always,always,always measure before purchasing anything. Yes,very basic advice but so often forgotten ...as endless threads here show.

Hi Jonathan. Thanks for the replies - they got us talking about a bunch of things! We totally agree about the entrance to the living space - it is too crowded - and the utility room does seem overly large. As a result we're now thinking of broaching the following with the architects. Mirror the stairs mum has on her side to where our current utility room is. They don't need much space which allows for the adjacent study to grow. They would also no longer encroach on the hallway - allowing for a wider door and wider access to it. As an added benefit the stairs would exist facing a better direction (towards the familly bathroom) on the first floor. Potentially this could be three wins! This is the upstairs plan, btw, with the stairs ending facing a wall: The utility room would be moved to the front of the house where the wc and cloakroom are and while we would lose the outside access, it would be close to the front door to get the dogs in quick. The downstairs wc could then go under the stairs? I think that would work. I like the idea of the seperate games room but my better half has vetoed it. She's adamant she wants it in the main social area. And mum was toying with a bedroom downstairs, but would rather the space for other things. It is a good suggestion and one that i've echoed, but she is strong willed and knows what she wants (I wouldn't have it any other way!). A lift or stair master may be on the cards at some point, though. Cheers again for the input!

Thanks so much for your insight! I was anticipating an increase (we were given estimates around 15k lower!) but just not to that extent. Do you anticipate things settling down at all or ongoing increases? In terms of the living space it would be a huge improvement and as much as I would love to I'm just not sure we can justify so much on this house 😣