MOODBOARDS | COLOUR SCHEMES | FLOOR PLANS
Today we explore a colour scheme and floor plan for this gem! Being a new build, we have kept within the envelope of the site but been able to play with an upstairs. Take a squizz!
Stay tuned for our proposed room reveal and final episode of South Yarra next week!
WHAT DO WE NEED TO HERE?
Job Type: Knock down & re-build | 200SQM site
Purchase Price: $1.2 mil approx.
Reno Budget: $1 mil
After going through this property, unfortunately it just isn't worth saving.
The floors were slanted (completely on a lean!) and the cracks throughout the home in all the walls would be too hard to repair. In terms of a renovation, to retain this property would mean spending a BUCKET on re-stabilising the entire place from the ground up. In our opinion - not worth it.
A better idea would be to salvage the look & feel of how you imagine it to be - eg. cute white weatherboard, double storey extension on the back, large & light filled living/dining/kitchen plus courtyard with room to entertain.
So let's build a new home!
SOUTH YARRA PROPERTY
WOW... this place is on a total lean, is scary to walk through (if you suffer from vertigo - it's a definite NO GO ZONE for you) & as always, there's lots for us to discuss.
Let's see what we can come up with for next week..
SAMPLE ROOM: KITCHEN
To make things even better, we have curated a top 10 shopping list of items you need to complete this beautiful reno. Our top 10 items are not just for our sample room - but items for the whole house!
MOODBOARDS | COLOUR SCHEMES | FLOOR PLANS
NEXT up is the part we love... actually getting to think about, dream about & visualise a new space. Our design brains go a little cray cray and we think about all of the aspects of what this house needs to provide - but also to ensure it looks great! Much harder than you think! Some of the mundane, but necessary parts of a house are not very exciting to dream up and think about...however this is what we've come up with (don't forget to scroll down to watch us in action!):
WHAT DO WE NEED TO DO HERE?
Job Type: This is a very old home in the heart of Richmond that hasn't been touched since the early 50s (we're guessing). It has a heritage overlay & needs a lot of love. The back extension & "storage" all need to be completely knocked down and restoration of original home & features is a MUST. Potential to get creative and put two townhouses on the block pending council approval.
Purchase Price: $1.5mil - $1.65mil
Reno Budget: $750,000
As you saw from last week's post, this is a great diamond in the rough. It's really important to note first up that there is a heritage overlay (which we think is a good thing) so the original building and facade will have to be retained and restored.
Secondly, after going through - the back extension...if we'd call it that, has to be completely demolished **hello sloping floors - and roof!!! so that's an incurred cost. Each time something has be torn down, but the original shared wall needs to be preserved its $$$ dollars out of your budget!!!
Thirdly, this site is fantastic at 470sqm & has rear access. This allows for any building vehicles to come from the back and front. This is always helps during the building process to keep neighbours and council happy.
FEATURES TO KEEP:
- Original Fireplaces
- Ceiling Rose's
- Ceiling height
- Front of house room layout (within reason)
- Check timber flooring underneath carpet - potential to sand back and keep!
We love an original fireplace - and ceiling rose. They are a great feature that are expensive to do today, along with the great, tall ceilings. However, the gorgeous floral carpet can GO, including the wallpaper... (yuck)!!!!
A modern back extension is a tried and tested approach to these older homes, and E & H Design LOVE it. The beautiful narrative between old & new can really make these homes go from good to amazing. It's all about the FEELS....
Don't forget to check back in next week as we go through the design process & show you our floor plan, mood boards & colour schemes.
Our newest Diamond in the Rough is in Richmond & we've got LOTS to discuss with this one. Take a squizz...
These are the real estate pics which illustrate everything we've discussed in our intro vid. The block of land is huge, with great potential and rear car access. What isn't great, is the state of the current house. As the property does have a heritage overlay, the existing "main" or "original" home will need to be rescued - which can be costly. However, there is an obvious line where new/old begin and their addition can definitely be ripped off and started over.
Stay tuned for next week!
SAMPLE FLOOR PLAN
Looking at the original floor plan, we have made minor changes to the structure at the front of the house, however, have completely extended & altered the back half. See if you can see where we've kept the original home & where we've extended.
Basing our design on open, crisp white rooms with iron doors, we've maintained the ceiling heights but made the back of the house a great place to relax, spend time with family & friends and a place you love to come home to.
SAMPLE ROOM: FORMAL LOUNGE
We have decided to focus our 'sample room' on the living room for this month's Diamond In the Rough. It's already existing with no major changes. We think you'll love seeing the BEFORE & AFTER's.
We've chosen a gorgeous wallpaper, with the addition of new shutters on the windows. The Chair is antique from The Vault, Sydney - as is the mirror above the freshly painted and detailed fireplace. We think this brings a gorgeous element of the room back into today. Paired with a Crono Sofa by Antonio Citterio for Maxalto available at Space.
The Coffee table is the Xilos Small Table by Antonio Citterio for Maxalto available at Space & the sconces either side of the mirror are Small Sconce in Alabaster by Michael Verheyden, available from Oliver Gustav.
The beautiful flooring is Royal Oak & the colourful, yet luxurious rug is The Vermont, from The Rug Establishment.
WHAT DO WE NEED TO DO HERE?
This is a fantastic property in terms of 'bones' and potential! The California Bungalow exterior has brickwork that will make a great feature once renewed. Potential to render the exterior walls and even place shutters next to the bay window in the front will have this home back to its original glory.
The landscaping is a BIG job!! Worth every penny though, as the backyard is large and there is room for an in ground pool & paving for an outdoor setting. Imagine all the summer barbecues - we can picture it now!!!
Inside, the ceiling roses & fireplaces are beautiful and an absolute MUST to save. Although, we're thinking to modernise this house, replacing the current pendant/chandelier's is also a MUST! The internal rooms are also going to go through a slight change from about mid-way to the back. The usual story of a modern extension will open up the back of the house and incorporate the indoor/outdoor feel that so many of us crave. (See our floor plan drawings for more info)
Original features of the house, including ceiling roses, classic fire places & stained glass windows are MUST to keep
Ultimately, this will end up being a 3 bedroom home with study. However, if budget and size is no object, it would be even better to create an upstairs as well. Possibly 2-3 bedrooms & bathroom upstairs with existing planned 2 bedrooms and study downstairs.
JOB TYPE: Existing period home renovation; retain structural integrity & facade; completely renovate interior with addition of modern extension; complete landscape overhaul with inclusion of new pool.
PURCHASE PRICE: $2.5 mil - $2.75 mil
RENOVATION BUDGET: $500,000 - $1,000,000
Stay tuned as the next blog will include our colour scheme, inspiration pics & mood board.
This is an introduction to our latest property in our new blog series - 'A Diamond in the Rough'. Stay tuned as there are four parts to each property !
Enjoy. Love Em & Han xx
smiling minds X hub furniture
NGV Design Week 2018
On Tuesday night Emily & I were fortunate to attend the Hub Furniture x Smiling Minds Talk for the NGV Design Week.
Firstly, thank you to the lovely host Jacqueline (founder of Hub Furniture) for having us to your wonderful new studio in Abbotsford & to James Tutton for hosting and asking all the right questions.
You've done a great job, as I have certainly gone home & really started to think about the responsibility we have as designers, in creating spaces that will stand the test of time - and be a place that continues to move with the times, be inviting, calming, reassuring & be a friendly space, that also looks incredible - (at least these are the things that come to my mind when I think about design). So, what responsibility do we have in terms of design – and designers? The present & future collide – and how do we welcome that & plan for it? Should we ignore or embrace? Long term versus short term - classic versus “trend”(my most despised word)
Our responsibility starts with the relationship between the architect and interior designer – both need to co-exist as an interior cannot exist without an exterior. We subconsciously walk into a space, without any notice of its exterior. Or do we? Thought: each and every building was designed by someone - a landmark that can be there for hundreds of years as James pointed out. Yet, we as a society don’t take a lot of notice unless its different from the norm, albeit more beautiful or fractures with a space we’re comfortable with. Otherwise, it can all just blend. Question: how many times have you gone down the same street – and then six months later you notice a house you’ve never seen before. Where did it come from? Nowhere, it was always there, it just didn’t trigger a response or reaction so we didn’t take notice.
Jacqueline touched on an experiment, which demonstrated how humans have a negative response to being lead through a plain, white walled street with nothing except quiet clinical nothingness. Immediately, participants had physical reactions. Increased heart rate, stress levels rise and also feelings of heightened anxiety. Once lead out of the white walled street, to a thriving space with people, colour and noise, those reactions dissipated immediately. Funny. Curious. Or is it simply something that all design must consider – how we react to space. Therefore, the natural lighting, the use of texture and how a building interacts from the street level are all integral cogs of the overall "design".
Melissa, Smiling Minds GM of Product & Strategy, also discussed how technology is making its way more & more into our lives - and how this interacts with design, spatial awareness, mindfulness and of course how it can AID us. However, a point was definitely made to LOOK up, continue to actually see the world.
She also relayed a story of her husband and how at times she changes up the house, moves things around (just like me!) and he comes in unable to specifically point out what’s different, but it feels different. We sub-consciously notice everything, but consciously we can only sometimes feel as though something has changed. This is another cog of the design process and how it makes us FEEL.
Beci – a self-confessed – but reformed, hoarder. She has the ability to look at design as a collection of things you love – and things that inspire you. Even a small bit of paper found on the footpath.
With all of this information, the hardest part – what is our responsibility in terms of design? Can we truly design spaces that seamlessly merge into the future IF it’s centred on what we love and how we feel when we come into contact with a space? I certainly don’t love all of the things I used to. Materials decay, the fashion changes, design and needs change. What we ask from our spaces has continuously changed over time and I don’t have a crystal ball to see 20, 50 years into the future. But then I suppose that’s what makes people challenge design and has seen technology become better & better. Those people who sit on the edge and desire different are the ones who end up changing the world & how we live in it. This includes the design world - Interior Designers & Architects alike.
Taking each of these differing opinions on board, which come from diverse backgrounds, a resounding sound was centred around what do you love? If you love it & it works for you, it’s good design. It feels good.
To me, striving to achieve not only happiness for clients, but creating a beautiful, classic space that doesn’t buy into trends or need to be updated in 10 years because WTF was that designer thinking?!?!?! That’s good design. My responsibility is to choose products and materials that LAST, that make life better, easier, happier.
My responsibility – our responsibility as designers is to choose mindfully and create spaces that last – and still look AMAZING!!
Love, Han xx
Autumn is the season that sees the end to the glorious warm, skin soaking sunshine, and brings in the crisp chill in the air, that allows for open fires, mulled wine and multiple layers of clothing.
We recently found great flight deals to Vietnam and thought, why not? We needed a holiday and found 9 days to jet off. Although we left Spring Carnival in our midst, I know there will always be next year...!!
A few minor visa dramas later (I won't name names, however it wasn't MY fault!!), a mid night 6 hour stopover in Ho Chi Minh, we arrived in Hanoi. Bless cheap flights!!!!
Having been to Cambodia many many moons ago, I was undecided if I knew what to expect or not - and having planned most of the trip by Instagram tags - not joking - and a good friend of a friend that sent a god send list of Dos, Don'ts, we needed to fit A LOT into our measly 9 days. Each Pinterest post I saw talked about 3-4 weeks minimum - who has that time??? So, we took a gamble and chose Hanoi, Ha Long Bay & a quick stop in Phu Quoc.
We arrived in Hanoi & immediately both Chris and I loved it. We splurged on a nice hotel - it was our anniversary on the second day so it seemed fitting to spend a little extra. We definitely recommend this hotel: The Chi Boutique Hotel. Placed in the middle of old Hanoi, the architecture, bustling streets and of course beautiful lake are amazing. Initially we set out to walk around, follow the map and see what was around. Losing yourselves in a place like Vietnam is so much fun...there's always something happening around each and every corner. Plus you fear for your life each time you need to cross the street.
Tip 1: When crossing the road, DO NOT STOP. Just keep on walking and you just seem to get to other side with your body still in tact. Incredible.
I won't bore you with each and every single detail of what we did, ate and drank - however here's a short list of MUST do's when in Hanoi.
- Stay in the old part of Hanoi - there's a million different places, but here are the two we stayed at:
- The Chi Boutique Hotel ($$$)
- Noble Boutique Hotel ($$)
- Walk around the lake on a Sunday (they close off the streets and there's people everywhere enjoying the weekend)
- Get up at 5/5.30am and walk around the old part & also the lake. There's a local market that pops up between the early hours, but the police move them all along by 7am. It's a great thing to see.
- Have an iced coffee at Coconut Coffee (it's life changing)
Then we were packed up to go to Ha Long Bay. INCREDIBLE is the word that comes to mind. We stayed on board for 2 nights - we would recommend 2 nights to anyone as 1 night is super rushed and I don't think you can relax and truly appreciate where you are. *Sidenote: I believe they are going to stop the boats from taking people overnight on Ha Long Bay. I'm not sure when the change is occurring but try and go sooner rather than later if you can! We paid in advance, then a lady came to the hotel and took our final payment before our bus even arrived....trust me, we thought we were being duped but then the bus arrived! Make sure you book through a legitimate website and/or company.
I'll let the photos speak for themselves now....
We made our way back to Hanoi for a night before catching the flight to Phu Quoc. Which may as well really be a part of Cambodia (look it up on a map). It's this tourist island in the very southern part of Vietnam. Trust us when we say, it will be interesting to watch how it changes and develops over the next few years. Already there has been mass development and hotels are popping up everywhere, but don't be put off..it's still a beautiful place to relax and put your feet up.
We stayed at Richi's Beach Resort. It was great - good pool/beach and the head chef was an Australian who explained a lot about what was going on, what to do/not to do and was an all around friendly guy!
It was a lovely place to relax, swim and take a bit of time out before we had to head home and embrace the pre-christmas craziness!
On our last day we rented a scooter and had an experience that was completely out of this world. We text a man (who had been recommended to us from a friend - mentioned above) and we set up to meet him in this little village all the way in the north of the island. Rocking up we had NO idea what to expect, however nothing to lose! This village had no running water or power!! Reality check please. Then the guy in the pink t-shirt said, this way please -- onto a rickety boat we hopped and he drove us to his house ON THE WATER.... it was on stilts in the middle of the ocean (insert OMG emoji here). He caught us fresh fish from the fish farm below the house for lunch, pulled up fresh oysters and we just chilled on his deck at his house for the day. WHAT?!?! Yes, it's true.. we did that and it was awesome!
Recommend renting a scooter and going to the north of the island if you can. If we had more time, I'd also splurge and stay at some of the other more $$$$ resorts.. you'd feel like you reached an isolated paradise.
Ps. How amazing are all of the tiled floors?! Beautiful colours and patterns are all over Vietnam.
Our last day in Ho Chi Minh was very uneventful. It was sticky & hot & we were a bit over it to be honest. Ticking off all of the must-do's of the city, we were done pretty quickly and had to waste time until our flight at 10pm...yep a lot harder than you think and we were exhausted. If you've got 1 day somewhere I would get a hotel room - even if just for the day as it's nice to be able to shower, have a rest and base yourself!
Making your bedroom look beautiful and inviting can be somewhat challenging if you don't have the right contrast of colours and textures.
Here are 5 styling tips to make your bedroom feel as beautiful as those magazines covers -
Before you take on any of these style tips.... you must decide on a colour scheme for your bedroom. Whites, greys and taupes are our choice of tonal colouring, but never be afraid of applying some colour !
Invest in your linen ! As one of the MOST anal women - who not only washes her sheets twice a week but also irons her sheets, we couldn't recommended more highly to invest in a luxurious set of linen sheets and a duvet cover or coverlet. We spend more than 30% of our lives in our beds, therefore to ensure we get enough beauty sleep between those sheets, we must ensure they are pure comfort.
2. Cushions, cushions and more cushions
You can not have enough cushions! The more the merrier in ALL cases. Keep them different and allow them to bring texture to your bed. A tip we would suggest, is to keep the pillows symmetrical on the bed, you want the eye to see 'balance' ! If you feel like making a statement, you can add a pop of colour into your room with a few decorative cushions. Cushions are also an inexpensive way to refresh your bedroom for the seasons! A pair of gorgeous Euro pillows are essential and can make a beautiful and elegant statement to the bedroom - allowing the bed to be framed!
3. Soft lighting
Lamps are the best source of light in the bedroom. They give off a soft light that makes the room feel warm and inviting! Deciding on a lamp can be the hardest choice...Do you have a large lamp? A coloured base or a coloured shade? How is the light reflected around the room? Can you read your book in this light? Does it take up too much space on the bedside table? So many options are available.... But the best are the ones that bring height to the room, reflect a beautiful warm light and create a feature next to the bed. Ensure they're not TOO big, but sit perfectly on your bedside table and are just high enough to frame your bed & cushions.
Bedside tables hold many people's deepest darkest secrets within... personal diaries, receipts hidden from the other half and many other trinkets!! Having a styled bedside finishes off the room. They are perfect for burning a gorgeous candle, a place for a few of your latest books you have and great spot for a gorgeous ring dish. I personally love either a 'butler tray bedside table' or 'bone inlay bedside'. Your bedside should complement your colour scheme and sit high enough to your bed!
5. Position your bed
Your bed is your sanctuary. Feng Shui says your bed should be on a solid base, with a bedhead, shouldn't be under a window, and should be positioned on the opposite wall to the door, and on a diagonal to the door opening. This allows for energy to flow throughout your room. Consider the where the light comes into the room, either from the window or the door way and always try and centre the bed in the middle of the chosen wall !