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Karen and Michael’s new home

44 Boyle Street Cremorne Point 2090

Karen and Michael,

Wow what a house - but wow what a journey you have ahead of you to turn this lovely old palace of memories into a contemporary home for a growing family. There is what must feel like an overwhelming amount to do to achieve your ultimate goals for the property, so the following is a breakdown of the way I read it and the approach I’d help you take.

Everyone has an opinion and you’re no doubt inundated with advice. But I hope that what I have prepared here will help you to clarify in your minds a logical, economical and innovative way ahead.

First things first…

With so much to do in the house, the priority must be to clear what you DON’T want to make room for what you do. My approach would be to do the following without delay:

Photograph, categorise, bubble wrap and send to storage all the art currently in the long room and other pieces you do not wish to hang. It is taking up a huge amount of space, but it is also crowding out the vision you need to start forming about how this house it going to make the transition from ‘Bob’s Museum’ to this new generation’s family home. We can deal with the art later, when you have the time and the energy for it, but for now, it needs to get out of your way. I think there is every chance it could be valuable and I’d happily help you to explore avenues to sell it, or even to be selective about what you might like to keep for yourselves or for your kids. By the time they grow up, it will in a new category of ‘old’ and of course, it has the family connection of being by their great grandfather.
A hardcore, totally practical and unsentimental culling of items of furniture you don’t feel will fit with the new decor. This may be hard as your memories of your dad will try to intervene! But there is a new life available to old pieces of furniture and charity shops or FaceBook Marketplace are great options for disposal.
Budget - how long is a piece of string? How much this conversion ends up costing cannot yet be clear, but knowing the ballpark of what you’re prepared to spend is a solid preparation for the shocks to come!! Bearing in mind the value of the property will no doubt be a guiding force - with respect, anything you spend now will most certainly increase the value of the property exponentially.
You have had a number of trades through and have already done a huge amount of work. But now is the time to choose your people because a tight team of trusted trades who can communicate with each other saves a mountain of issues down the line. I am very selective about who I work with and my trades are the backbone of my practice, so I keep them close!
Prioritise the essentials and be realistic about timelines - we can devise a schedule so that we can manage expectations and avoid as much a possible, the frustrations that can come from unforeseen delays and complications. As the yogis say, there is only one way to eat an elephant, - bite by bite. (Bit gruesome and I can’t quite imagine a yogi saying such a thing, but the imagery works for me!!)

Floorplan:

This is a rough sketch of the ground floor, taken from the drawings you gave me:

The idea you have is to renovate and upgrade the house in it’s current configuration, delaying the renovation of the bathroom next to Louisa’s room and the kitchen until a later date.

I have suggested putting Hugo upstairs and expanding his room and bathroom to give you better amenity, but I totally accept and agree that this might not be the best for containing the noise of teenagers!!

I’ve thought more…. would you consider as an alternative, moving Hugo to what is currently the study/TV room? The reason I suggest it is two fold: firstly, it makes much more sense to have him away from the kitchen, as his room opens to the back porch and would be hard to insulate for sound.

The added advantage - drumroll - is that you could delete this bathroom entirely., saving enough money for you to possibly rethink the timing of the downstairs bathroom AND kitchen.

It makes such good sense to open up this area (bedroom and bathroom) to the back porch and have the family room / TV here instead.

All your living areas will then be grouped and the children’s bedrooms on the quieter side of the house.

The bathroom is small, granted. But you could choose to extend it to take some of Louisa’s bedroom, which is arguably too big!! You’d need to go back to the architect to do plans for that - I’m sure he’d favour the idea as it would then allow him to more easily rethink the modification to the staircase.

In the architect’s notes, there is mention of another toilet downstairs, but I am not sure if that is accessible from inside? Perhaps you could clarify. A second loo - or powder room - is a great option, but I think there is a strong argument for deleting the expense and the awkward placement of what we are currently calling Hugo’s bathroom.

(Bathrooms are the most expensive room in the house to renovate, given all the elements they include.)

The expansion of this bathroom under the stairs could be delayed until planning was complete and in the meantime, the kids will manage!!

The family room relocated to the back of the house near the kitchen makes a lot of sense - you have huge living spaces elsewhere in the house, but connecting to the kitchen is the most logical. Hugo’s bedroom opening up to the kitchen is problematic

Entrance Hall:

The front entrance to the house is so interesting, but the yellow has to go. I’d propose a new colour scheme that is light and gives a warmth the yellow cannot! I’d propose leaving the light fitting in situ - I’m not sure if it is original to the house and if it is, it deserves to stay!

Keeping this fabulous entrance uncluttered and light would be the ideal, it is so unusual and so grand and it doesn’t need anything but colour change! With the scheme I have in mind, the rug will fit well, assuming that is to stay. I think it is really beautiful.

Formal Living Room:

This is a gracious and large room, but given it has thoroughfare access on three of its walls, not so easy to furnish. No one likes bumping into the couch!! This would require careful research to really maximise the feeling of space but still provide plenty of seating for the family and for when you entertain.

The fireplace is really special and a mirror hanging above would help to bring more light into the room.

We discussed the possibility of pulling all the downstairs carpet up and I’d be a fan of that idea. With the floors re-sanded and stained dark, we can then bring in thick, soft wool rugs in a gentle soft colour without pattern. Again, a serene and soft colour scheme that follows through from the entry hall will maximise the light and allow the architecture to do the talking!

The study nook - this is almost conservatory-like and has clearly served as Bob’s study as the light is so good. But depending on your needs, an alternative might be to use it for seating instead. It would be a lovely spot in winter for a morning coffee…

I’d propose relaxed, lined linen curtains hung from high rods in the living room, and perhaps roman blinds in the same fabric for the study nook. It makes sense for privacy and for temperature control to have them, but you may prefer not to cover the study windows.

Dining Room:

There is an argument for making this the music room - the grand piano is already there!!

Of course this would depend on whether you guys frequently entertain and require a formal dining room, but it is a rather outdated notion that we have to have one! With the double doors connecting the living room, you really could increase the living space and you’d have so many more options for furnishing. You could even put the piano into the living room and furnish the dining room as the living room… Food for thought, but I am guided by you and how you imagine you’re going to use the house

Another option could be to swap the space I have suggested to use as the family room. Then if you wanted a formal dining room, you could make this room the family/TV room. I just don’t think it is ideally suited to be used as the dining room as it is such a central fabulous space away from the kitchen that could be better utilised. Think about it - how often do any of us use a formal dining room and we allocate one of the best rooms in the house to it??!!

The Long Room:

This is soooooo fabulous. I know it needs to open to the garden, that’s a no brainer. But again, I think this is work you can delay until the garden is modified and established. But even when it is opened up with doors, you’re probably going to use it as more casual living - perhaps a dining table for when you barbeque, or want that outdoor dining vibe, but also for big comfy seating AND a train set!!

Cane or wicker furniture springs to mind, but this will be well covered by my research for the CIP.

The space feels almost tropical - you wonder where the man with the fan is!!! But it is such a special room and I think will be a real feature of your enjoyment of the house. Once the art is cleared and the boxes etc dealt with, we can really concentrate on the best approach, but in our minds will be the imminent opening to the garden.

The Study:

This room at the front of the house is possibly the best situated of al the rooms, being the quietest and the lightest.

A built-in wardrobe on the left wall as you enter the room, and Hugo’s bedhead up against the wall where the shelving currently is would be the best plan. His desk could then be in the window for best light, or where the sideboard is currently. It’s a decent sized room!

Colour scheme, possible floorboards and rug (ditching the carpet), and curtains for privacy and temperature control.

Louisa’s Room:

It’s enormous!! One could even argue that is too big. But if you like the idea I proposed to extend the bathroom, we cou ld end up with a decent sized room still, with built-in wardrobe.

If you can visualise this - the window on the right that has its curtains closed in the photograph? Imagine a wall that runs between it and the next window, possibly near to where there was originally a wall, judging by the floorboards. If we did that then we may have to add a new door off the hall for her bedroom, but we’d also potentially be able to install a big coat cupboard accessible from the hall, too.

We could then build a wardrobe against the new wall for Louisa. stopping it well enough short of the window.

Without those big old wardrobes there and with her bedhead where they currently are, this would be a really lovely, good sized bedroom.

Bathroom:

Everything can be staged, but if you agreed that the idea is a winner, doing this work now would make a lot of sense.

This is a cramped bathroom for a big house, so it makes sense to extend it. And a bigger bathroom with all that llight and lovely windows would be a fabulous improvement to the property! Storage, bath, seperate shower, big vanity and loo and it will feel a million bucks. And don’t worry, I’m very aware of the money required to all the things and I would be very circumspect with my specifications!

Looking at these photos, imagine if we swung the bath around so that it projected into the newly acquired space from Louisa’s room. Then we reorientate the loo as well, pushing it in to the new corner by the window. The vanity is the most attractive sight from the door and that would run along the righthand side wall as you enter.

We’d definitely need the architect or draftsperson to confirm that this was all possible, but there is certainly enough room!

Kitchen:

You said Karen that you didn’t feel now was the right time to tackle the kitchen. But I would definitely do the design and have it costed for you so that at the very least, you are fully aware of what the plan would be when you got to it. Sometimes it is cheaper and more logical to do the major works at one, and I have excellent trades who do kitchens FAST!

Age isn’t kind to bathrooms or kitchens, but the layout here looks like it would work well and apart from a larger island bench, I’m not sure I’d change the layout at all. So this is a big bonus. The cork floor may be hiding a few dark secrets, but obviously we don’t even need to address that until you’re ready to renovate.

I would suggest that at the least, you move the lovely mid-century modern table and chairs into this room, replacing the existing. It’s the right size and it will really elevate the room and you’ll enjoy it every day, not just when you entertain.

Back Porch:

I just love the old windows and the light they allow in - what a place for the kitchen table!

Like I said, it is far from ideal to have Hugo’s room opening on to this area as there is no real way of insulating the room from cooking smells or noise - kitchen are smelly (in a good way), busy places!!!

Storage, you mentioned, is an issue in the house so I’m not about to tell you to take out these cupboards out! But when the kitchen is re-done, I’d suggest replacing them, along with the back door.

Adding lovely big hooks for hanging things like shopping baskets or coats or dog leads, or whatever, would also work to give this area a little more identity than it has currently. It feels like a bit of a nothing space with a view!!! To discuss further!

Hugo’s Room:

Ok, I’m still calling it that even though I’m utterly convinced this is not the right spot for him!!!

Rip out the dividing wall and suddenly you have a lovely big room! I know there is plumbing there and it would be great to have a powder room, but we’d need to consult the architect to see if would be feasible, given existing plumbing points, to access a powder room where you believe there is a doorway currently covered over by the bank of tall cupboards.

A powder room off the long room would be really convenient and it would only take a up a part of the available wall space. What is left can be used for a new tall cupboard on the long room wall side, but this time, accessible from the tv room side.

Staircase:

The architect would like to modify this, but at the very least, re-carpeting and painting will be a big improvement. And about the pendant light…!!!

The problem is the top step, but if you didn’t have the stomach to make the changes here, I guess you’d soon learn to live with it.

Master Bedroom:

I think you told me the new aluminium windows have already been ordered for this room as the existing are rotted.

There are a few challenges with this room - the bathroom is in a poor state due to it’s age, and the wardrobe space is inadequate. Like your architect, I would suggest gutting both the bedroom and bathroom and starting again. I have some strong ideas on how to achieve wardrobe space and a far improved layout that maximises the available space and has the most aesthetic appeal - but I will develop this further in the CIP, should you wish to proceed with me!

Carpets, curtains, colour scheme, light fittings, furniture…. all will be covered in the CIP.

The furniture in here at the moment is preventing a real appreciation of the available space. The bed is enormous and the chests and trunks are large and cumbersome. My idea would be for all clothing storage to be behind wardrobe doors and the bed to be facing the window. But this is a little complex and I need further measurements to confirm.

Ensuite:

As I have said, age is not kind to bathrooms! But this one has nice light and enough space to design a really attractive and functional bathroom that will be a major improvement to what is here now.

By far the most economic thing to do is leave the perfectly adequate layout as it is. Once it is demolished and the leak rectified, we can put it back together and you won’t believe how lovely it will be!!

To Conclude:

The house is fabulous. As a designer, houses like this that need so much work, are a dream. I feel totally inspired to bring you joy and light, without an overly burdensome price tag. I think your architect has your best interests at heart too, and I’d love the chance to meet with him to discuss my ideas and how they might work with his. He’s the building expert - I am just your humble designer!!

This is just the scope, with many more ideas thrown in that I usually give at this stage. As I said, I feel very inspired by this gracious old home and I would love to work with you to bring it into 2025 with all the respect and care in the world.

Karen and Michael’s new home

44 Boyle Street Cremorne Point 2090

Karen and Michael,

Everyone has an opinion and you’re no doubt inundated with advice. But I hope that what I have prepared here will help you to clarify in your minds a logical, economical and innovative way ahead.

First things first…

With so much to do in the house, the priority must be to clear what you DON’T want to make room for what you do. My approach would be to do the following without delay:

Floorplan:

This is a rough sketch of the ground floor, taken from the drawings you gave me:

The idea you have is to renovate and upgrade the house in it’s current configuration, delaying the renovation of the bathroom next to Louisa’s room and the kitchen until a later date.

I have suggested putting Hugo upstairs and expanding his room and bathroom to give you better amenity, but I totally accept and agree that this might not be the best for containing the noise of teenagers!!

I’ve thought more…. would you consider as an alternative, moving Hugo to what is currently the study/TV room? The reason I suggest it is two fold: firstly, it makes much more sense to have him away from the kitchen, as his room opens to the back porch and would be hard to insulate for sound.

The added advantage - drumroll - is that you could delete this bathroom entirely., saving enough money for you to possibly rethink the timing of the downstairs bathroom AND kitchen.

It makes such good sense to open up this area (bedroom and bathroom) to the back porch and have the family room / TV here instead.

All your living areas will then be grouped and the children’s bedrooms on the quieter side of the house.

(Bathrooms are the most expensive room in the house to renovate, given all the elements they include.)

The expansion of this bathroom under the stairs could be delayed until planning was complete and in the meantime, the kids will manage!!

The family room relocated to the back of the house near the kitchen makes a lot of sense - you have huge living spaces elsewhere in the house, but connecting to the kitchen is the most logical. Hugo’s bedroom opening up to the kitchen is problematic

Entrance Hall:

The front entrance to the house is so interesting, but the yellow has to go. I’d propose a new colour scheme that is light and gives a warmth the yellow cannot! I’d propose leaving the light fitting in situ - I’m not sure if it is original to the house and if it is, it deserves to stay!

Keeping this fabulous entrance uncluttered and light would be the ideal, it is so unusual and so grand and it doesn’t need anything but colour change! With the scheme I have in mind, the rug will fit well, assuming that is to stay. I think it is really beautiful.

Formal Living Room:

The fireplace is really special and a mirror hanging above would help to bring more light into the room.

The study nook - this is almost conservatory-like and has clearly served as Bob’s study as the light is so good. But depending on your needs, an alternative might be to use it for seating instead. It would be a lovely spot in winter for a morning coffee…

I’d propose relaxed, lined linen curtains hung from high rods in the living room, and perhaps roman blinds in the same fabric for the study nook. It makes sense for privacy and for temperature control to have them, but you may prefer not to cover the study windows.

Dining Room:

There is an argument for making this the music room - the grand piano is already there!!

The Long Room:

Cane or wicker furniture springs to mind, but this will be well covered by my research for the CIP.

The Study:

This room at the front of the house is possibly the best situated of al the rooms, being the quietest and the lightest.

A built-in wardrobe on the left wall as you enter the room, and Hugo’s bedhead up against the wall where the shelving currently is would be the best plan. His desk could then be in the window for best light, or where the sideboard is currently. It’s a decent sized room!

Colour scheme, possible floorboards and rug (ditching the carpet), and curtains for privacy and temperature control.

Louisa’s Room:

It’s enormous!! One could even argue that is too big. But if you like the idea I proposed to extend the bathroom, we cou ld end up with a decent sized room still, with built-in wardrobe.

We could then build a wardrobe against the new wall for Louisa. stopping it well enough short of the window.

Without those big old wardrobes there and with her bedhead where they currently are, this would be a really lovely, good sized bedroom.

Bathroom:

Everything can be staged, but if you agreed that the idea is a winner, doing this work now would make a lot of sense.

We’d definitely need the architect or draftsperson to confirm that this was all possible, but there is certainly enough room!

Kitchen:

I would suggest that at the least, you move the lovely mid-century modern table and chairs into this room, replacing the existing. It’s the right size and it will really elevate the room and you’ll enjoy it every day, not just when you entertain.

Back Porch:

I just love the old windows and the light they allow in - what a place for the kitchen table!

Like I said, it is far from ideal to have Hugo’s room opening on to this area as there is no real way of insulating the room from cooking smells or noise - kitchen are smelly (in a good way), busy places!!!

Storage, you mentioned, is an issue in the house so I’m not about to tell you to take out these cupboards out! But when the kitchen is re-done, I’d suggest replacing them, along with the back door.

Adding lovely big hooks for hanging things like shopping baskets or coats or dog leads, or whatever, would also work to give this area a little more identity than it has currently. It feels like a bit of a nothing space with a view!!! To discuss further!

Hugo’s Room:

Ok, I’m still calling it that even though I’m utterly convinced this is not the right spot for him!!!

A powder room off the long room would be really convenient and it would only take a up a part of the available wall space. What is left can be used for a new tall cupboard on the long room wall side, but this time, accessible from the tv room side.

Staircase:

The architect would like to modify this, but at the very least, re-carpeting and painting will be a big improvement. And about the pendant light…!!!

The problem is the top step, but if you didn’t have the stomach to make the changes here, I guess you’d soon learn to live with it.

Master Bedroom:

I think you told me the new aluminium windows have already been ordered for this room as the existing are rotted.

Carpets, curtains, colour scheme, light fittings, furniture…. all will be covered in the CIP.

Ensuite:

As I have said, age is not kind to bathrooms! But this one has nice light and enough space to design a really attractive and functional bathroom that will be a major improvement to what is here now.

By far the most economic thing to do is leave the perfectly adequate layout as it is. Once it is demolished and the leak rectified, we can put it back together and you won’t believe how lovely it will be!!

To Conclude:

This is just the scope, with many more ideas thrown in that I usually give at this stage. As I said, I feel very inspired by this gracious old home and I would love to work with you to bring it into 2025 with all the respect and care in the world.

I would look forward to the chance and to getting underway immediately.

Henrietta x

Far Meadow House

Fastovsky Steadman House CIP