Hi LTS ! I should have a contact me button ?! How odd ! Try via my webpage perhaps ? www.oneplan.houzz.com theres a contact page on there ... [Sadly if I just put my email address on here I will get spammed ! ] Thanks !

Thank you LTS !!! Was a pleasure to work with you on the niggly bits ! ... Am delighted to say Houzz have given OnePlan a 'best of Houzz' badge for the third year running ! I'm one very proud bunny ! Thanks Houzz!

I like your idea of the layout. There are a couple of places where I thought the cost implication probably isn’t worth it. For instance you have moved a door and wall for the larger of the entry level bedrooms. The net result is that you gain a little in the hall and a walk in wardrobe. Personally I think you shouldn’t spend the money moving walls here you should just buy nice furniture. I notice you have moved out the hot water storage tank. Of course this is possible- were you going to change the boiler anyway? If you were going to make a new boiler I would try to move it into one of the loft voids but if you are already stretching the budget then leave well alone. I like the kitchen being open to the living room but you will have to have a door to the hall to meet regulations. I think that the kitchen design could be improved by moving the sink, having no units under the window and a bigger island. Consider what surface you want on the island and how easy it will be to get it up the stairs. I think that you should think about how many people you want to accommodate in the lounge. Currently it looks like you can sit more at the dining table than the sofa area. You need to think about where you want the TV. If you want to keep the fireplace the TV above may be too high up. I also think you should investigate where the waste from the upstairs bathroom flows. If it flows straight down near the hot water cylinder then you may have options for moving the bathroom or making an extra ensuite. Upstairs I would try moving the clothes rails out of the way and placing the bed on that wall rather than half in what was probably once a wardrobe. I think then you will feel much better about this room. You should also consider your budget and how much work you are prepared to do yourself. At this stage most people need to prioritise- for instance I would be looking at spending £25k on a kitchen, £4k on decorating, £5k on flooring, £4K on window treatments, and £6k on each bathroom, £7k on new boiler in a new location. If this is a first property you likely need furniture too. How much is available after the finishing jobs to knock walls around?

I find that the biggest struggle people have when designing an open plan space is where to put the TV. I get people come to me for my help to redesign their open plan space, because it doesn't work, and the reason is usually because the TV is in the wrong place. So I made a video to help people consider where they want the TV! You can watch it on my youtube channel here: https://youtu.be/lUZaehO7Xfk Another key thing to consider is your movement through the space, I haven't yet done a video about this, but basically: - get out your floor plan - put a dot in the centre of each door and at each point in the room that you will go to frequently - draw lines between those dots to show typical movement patterns - look at the spaces they cross and the spaces that are left empty - think about how your furniture fits around those lines - think about if you moved a door or a feature that you need to go to frequently, would this change the movement lines and help with your furniture positioning Hope this helps, Jane, i-architect.co.uk