Put in a few French drains where you dig a ditch and fill it with crushed rock to help the water drain. In low spots put in some drains [http://www.homedepot.com/p/Tuf-Tite-16-in-2-Hole-Drain-Sump-with-Grate-and-Seals-2HDS-4/203463511] with pipe running to the French drain. You might also need to bring in 10 yards of top soil along with some sand to raise your yard a bit as you're probably right at the water table level. We've had to do all this as we live in the Pacific Northwest in a reclaimed marsh [a nice word for a swamp] where we hit the water table if we dig down 3". We had to put down about 10 yards of top soil along with some sand to raise our back yard. We also dug a French drain along the back to connect to the associations drainage pipes through the neighborhood. My husband has put in at least 3 of the drains in strategic locations around the yard to help drain off the excess water. Our yard isn't perfect, but it isn't the swamp it was the first couple of years we were here. We have to apply moss killer every spring or it takes over the yard. My husband also puts down lime to soften the soil, and help the water drain easier. He and a friend rent an aerator every summer and do both our yards to help with the drainage as well.

Hi. I think the overall look is good. Large tiles do make a room feel bigger as the pattern is less busy however I've seen the hex tiles in small bathrooms and they seem to work as your inspiration pic shows. I would probably lose the flowers though if I'm honest. Do you want the window for light or ventilation? Could a decent extractor be sufficient? I'm thinking that back ŵall could look quite busy. Is there any opportunity to change the layout? Moving soil pipes can be a little costly but could the sink be moved although ideally the loo would be hidden round the corner. You can pick up some great looking vintage or vintage style taps on ebay although unsure if the quality of the repro ones, If the layout can't be changed maybe have a corner loo and ŵall hung trough sink and put some storage in on the rhs as you come through the door depending on how you plan for the shower to open

I too, am wondering why you were refused velux windows? Here in Scotland you are not allowed to convert an attic room to "livable space" - that is any room, other than a store room, without an escape window of a certain size, velux or other, due to fire regulations. Not sure where you live - in the UK? and what your regs would be? Again, I don't think you are allowed to open up a kitchen ceiling due to fire regs, this would obviously be a real danger in case of fire, when it would sweep upwards very quickly if a section was open. You obviously need to consult a surveyor or building engineer as a first step. If not done the right way, it can cause havoc when you come to sell, or even worse, if there ever were a fire.

Hello Emma, What about if you were to have the study room as a study/bedroom... You can buy beds that slide out from behind a book case or shelves for example.. A double would fit and then why not consider making the walk in wardrobe slightly smaller in favour of a dual access En suites.. If you were to divide the room in half.. Have sliding doors from both sides ie current side and from study side.. You can divide the slightly bigger en-suite room and situate a small shower, back to wall loo and small wall hung sink in both sides.. With back to back plumbing. Then you can sell the property on with the idea of two possible bedrooms.. or as a study with it's own shower room for guests that stay on occasion... Small bathrooms can be just as spectacular as spacious ones, but at any rate it gives you more options as there is a full sized bathroom anyway.. : ))