The problems come in when I look at the exterior 3D models.
These are the original 3D models - the house is on a corner block, so there are two street views - the long side of the existing house runs along one street, and access to the carport is from the other street. The existing house is dark brown on these images - all the lighter brown is the extension - plan was to render the whole lot and paint, but so feeling so sure about that either. I really don't want to feel like it's a huge concrete slab.

Image 1 - View from street 1
Image 2 - View from street 2
Image 3 - view at rear
Image 4 - second view of rear

I didn't like the look of all the different roof lines or the closed off bedroom balcony, so I then suggested the outdoor dining becomes a pergola in the corner of the block, and the balcony off the bedroom is more open.

see below

Wow charlie_com, lots of food for thought there...hard for me to comment as an amateur. With a project of this size it will be worth getting an architect's opinion.

Using the existing double garage makes sense to a degree if it is proven capable of supporting the addition so expert advise needed.

Did you draw these up or the builder?

Second storey additions are usually the last option for alts and adds due to associated costs and then privacy & over shadowing neighbours crops up to throw a spanner in the works....

If doing a single level addition check site coverage and landscaped area as there are limits on many sites. Local council will assist here. Also how much land are you willing to sacrifice for extra house size, the kids may be disappointed their 'sports ground' is going to be smaller!

A good designer, be it an architect, building designer or draftsman will consider all obstacles and provide a great layout that suits all party's and can be constructed without costing a fortune. Speaking of, sort the budget first as this will determine what you really need rather than what you want.

Sorry, should have provided more info. We were really happy with the builder who did our bathroom reno, and he did these drawings after we talked about extending. He has checked the foundations of the double garage before discussing building on top. The main reason for going up is that I have a north-facing view out to a mountain - the neighbours are currently also building a bedroom (just one) on top to take advantage of the view, but if I go on top of our garage (rather than on top of main house) I will keep the view without looking straight into their bedroom!

I do wonder if it needs the extra input to work on the visual appeal though - it would be a real shame to invest so much in creating a concrete monstrosity. Is it an architect I need?!

This shows the sky view - the "12" is the house, light grey ceiling to the left is the garage/carport and that white rectangle in corner is a huge shed which will be going.

Architect, building designer or a great draftsman can be used.

Have you considered reorienting your entrance to face the street view 2?

i realise this plan is jot finalised, but as your street front is dominated by add on structures, the entry is not as inviting as it could be. Perhaps placing it on the front wall shown on plan, it could provide you the opportunity to create a focal point and real impact with clever use of materials, or introduce a new colour palette.

depending on budgets, I would also not overlook the carport posts, because this structure actually becomes the new, 'external' appeal, being that it wraps the perimeter on two frontages.

I suggest boxing in or pier cladding the posts, maybe brick or stone to the bottom half of each carpet post, with nice large overhanging eaves, a low pitch, and gables to suit your homes architecture. With so much roofline, interest is needed and the best way to achieve it is with dimension!

if you used say a stone clad pier on the base, the colours or stone itself could be used in your entrance, either in paving, paint colours, or even cladding the wall around the door.

Also, to bridge the gap between first and ground floors, lead your eye upwards, or help ground the extension with clever landscape.

You are fortunate to have a double fronted block, and I'm certain there are loads of opportunities to create a show stopper on your street front!

if you do get plans, I have provided some quick renders on facades, to help you better visualise the many options you may consider.

for example. Materials suggested with colour concept.

Depends on your budget the above images are more contemporary would add more dollars to the house, yes an Architect is the way to go, that is why they spend 6 years at uni, but a good building designer if they have some flair will be fine.

From the aerial image the house already is taking up close to the 50% site cover allowed in most places. Depending on where you live, overshadowing is not always a factor, the further north you are the less it impacts on the neighbors. Melbourne yes that is a factor, even to the height of sills on upper levels, Brisbane not even considered.

Struggling to understand if you have a view, why is the room you sleep in getting it? I would consider making the existing house the bedroom wing, have the kitchen connect to the new living area, make sure you have undercover space directly off that new living, and place an additional living space, even the stairs could go in here, to the top living space. If it were my house i would even have some thoughts to having a two floor void to connect both those spaces, which would give you the wow factor and that maybe crazy if you have small children, but a separate kids area off the other side of the kitchen could house the children and be able to be closed off when needed, and keeps them close other times. Master leading off the entry.

Stairs awkward, don't like where they are, if they could fit in the entry that would be better, or in the old garage.

If allowed by council i would enclose the carport and give it direct access to the house. Ros

Wow, thanks so much for the input. Really interested to hear about moving the main entrance - something I did not think of at all. Would that mean our address would change - is that even allowed?! House is in Brisbane - no shortage of sunlight whatsoever.....
Not sure if it is clear from images - main entrance is currently into the 'dining' area on very first image I posted, opposite the kitchen. We did originally think about making extra bedroom (& ensuite/WIR) where current lounge/dining is, but it felt too awkward having the main entrance to the house next to the main bedroom. Shifting the entrance alone would solve that, and in fact, I wonder if we got clever with the design we would even need the second storey. We don't really need more 'space' as such - it is more that we need the space to be more usable.

Going to go through all your comments and have another play with ideas - thanks again!

Charlie, I am also in Brisbane, so know the codes very well as this is what I do, I am engaged to think what if. If you can limit the amount of two story work, the cheaper the build. Depending on the suburb, the rules are different for each block, so that would be the first thing to find out.

Yes you can change your address, and that is a simple matter, some move the entry to add value to the home as some addresses are more exclusive than others.

In Brisbane you do not have to have the windows so high up the walls on the second floor, and if screened with Crimsafe or similar, those windows can go to the floor if required, if the site is not a small lot, we don't care if we overlook the neighbors, but they have invented things called curtains and or blinds. Window hoods are a must as well, and knowing where north is would help.

With the master bedroom being at the front of the house, you can do a lot with fences and planting and blinds to make this private, and depending on kids ages, most parents want to move some distance from the kids as they age. Ros

Obviously you need to orient to the north to gain maximums benefit. These plans need a lot of thought and work. Don't rush this as you only have one chance to get it right.

I have realised more finanicial profit out of improving or building my homes than I have out of 40 years working. When my projects are ready to start, they are as perfect I can make them and no charges happen during the process.

Consider the values of "finished" homes in your area? Talk to Real Estate Agents about values. Going up will set you back $150K plus all the $ remodelling. Are you likely to get your money back plus more at resale? It might be more cost effective to move to a bigger house. Builders are great at building not designing, Get references for a good draughtsman, he is worth the money! An architect will set you back at least $20K for plans, but well worth the investment.

What are the ages of your children and their needs, toddlers or teenagers?

The entrance needs to be on the street for appeal, so you create a sense of arrival and where to go. The street view is not appealing with those slit windows. Currently the large entry space leading straight into the kitchen is challenging and bad fung shui, you will have to be a neat freak. The staircase is a "no no" in the kitchen and would be better coming up from hallway.

The large balcony will not be used, so consider French doors with a Juliet balcony. I understand that you will get a lovely view going up but it's a bedroom and you don't do your living in a bedroom. If you do go up move the study to the north and enjoy that view!

The garage is most probably single skin brick with piers and on the ground so an opportunity to raise to the house level with a lovely timber floor, great access for pipework and drains. Go overboard on insulation and utilize the garage for a galley style kitchen with breakfast bar on the southern wall, and family room with doors opening out to the back garden. Rework the existing or proposed kitchen into the family area as well as moving the laundry door into the family room area. The current proposed layout is not optimising what you could have to make it a great space to work.

Kitchens and Laundries sell houses, wet areas are the most expensive component. I would also consider a guest powder room in your plans, a third toilet is always handy.

Hope this is positive food for thought. Good luck and enjoy the journey.

Just clearing up, the image I attached is someone else's home, it's just an example of using a 3D perspective to give you creative insight.

I am a designer, and I have done many facades this way, so if your interested, attach your plans.

Up front costs for survey, engineer, architect, building designer, DA approval, town planner and Private Certifier generally costs around 20K for renovations in Brisbane. Rough cost to renovate comes in approx $2,500 depending on builder.

Thanks again for the really valuable input.

It is definitely worth extending in terms of adding value - our block is 600 sqm and was $400k in 2008 - around the corner the recently built 4 bdrm 2 bath on 400sqm sold for $1.1M....

I am now playing around with the idea of staying on one level.

If we moved front entrance to the other street (where carport is), we could have bedroom and a sitting room in current long dining room (sofa, coffee table etc but no tv) leading out to balcony and garden. Ensuite and WIR could go in current lounge space.

The kitchen and living area would stay the same as on plan and create a open living and dining, opening right up to an outdoor covered area. It not building on top of the garage, I'm thinking we could lift the ceiling out there to create a really open living space with high ceilings and lots of light.

The only problem I foresee with this is the main entrance and where to put it. If we put it in the most obvious location (to the right of the carport - and I love the ideas for making this more aesthetically pleasing - thanks!), it would mean entering the house looking straight into the galley kitchen (with living room to the left) - i'm not sure that would work?

Sorry also forgot to add - kids are 13 and 10.

what surburb

should be clear of most town planning issues, so straight to private certifier once the BA plans are completed.

I'd suggest, consulting with a professional rather than attempting to 'design' a layout yourself. An architect or professional Building Designer will be able to offer alternative suggestions and ideas with an impartial viewpoint (rather than being influenced by what you or your builder thinks is best). They will consider your brief (specifically your concerns, your desires and the pragmatic needs you have) and trusting in their professionalism and skills will result in far greater efficiency in re-using spaces, creating clever new spaces and inter-connecting rooms. Although some consider their fees to be high, consider the time you've already spent on what you've done to date without a satisfactory outcome. You can then begin to understand that a good Architect or Building Designer is well worth their fees.

Hello @charlie_com

Wow, what a great lot of advice and help. The Houzz community always amaze me with their generosity and info in helping homeowners with their project plans.

And how exciting that you're looking at renovating! Your home has a lot of potential!

I have a few comments to share which may be of use to you ...

1. Getting the design right - so it suits your family now, and into the future, (as well as creating a home that will sell well and quickly when the time comes) is a great way to start any project

2. Whilst your home is lines on a page, change is cheap - so whilst you may want to hurry up and get it built, it's worth taking the time to maximise every opportunity for your design, and to save time and money during construction, in the design phase.

3. Use professionals based on their specialty skills. Choose professionals you feel a good fit with, but that also have demonstrated experience in offering what you need. So builders are great at building ... some have an interest in design, but it's not their role or specialty. I have a blog on my site about the differences I see between building designers, architects and draftspeople - you can read it here as it may help you choose who is the best fit for you and your project.

http://undercoverarchitect.com/architect-vs-draftsperson-vs-building-designer-whats-the-difference/

4. Speaking to local agents is a great start to understanding what will add value and what won't. The Gap is a little bit of a tricky area of Brisbane value-wise (I have owned and renovated two homes there!) as it can have a bit of a ceiling on value. We really noticed that with our places, and our third reno was a home in Ashgrove, which is such a different market, even though it's one suburb over. Buyers in The Gap usually come from The Gap - it seems to be one of those areas that, once people move in, they don't leave ... because they love the bush setting, the amenities, and it is a lot closer to the CBD than most people realise! However, what people pay for in homes varies - so the local Harcourts is a great agency, and Ray White Ashgrove is also good, and Ryan Smith at Remax is awesome ... but yes, getting 3 or 4 agents in to talk about improvements, and value (even if you have no immediate intention of selling) is worthwhile

5. With kids your age, creating flexible, functional spaces that offer the ability to come together (but still feel some sense of privacy from each other) as well as spaces to be apart (but not locked away) is helpful as they get further into their teenage years. I would always seek to get living areas connecting physically to outdoors - it is especially one of the things that sets homes in The Gap apart from the Queenslander homes in neighbouring suburbs. It facilitates easier living in your home, and is great for young families especially. It will always help your home to feel larger too - as you capitalise on all of the block for that feeling of space.

6. Whether you change your entry or not is one thing ... you can change your address, but I would always check if one street has more real estate value over another. Being a corner block, the challenge is ensuring you create privacy on street frontages, so you don't feel exposed (but still get the natural light you need)

7. In Qld, yes, there is lots of sunshine. However, managing the heat load is essential for homes to feel great. So orienting spaces to the north and east, and reducing the access into the home from western sun. Creating overhangs that protect and shade from high northern summer sun, and also creating shady areas outside your home that cool breezes before they enter the house.

8. Working out your budget at the get go is a great start, and factoring in all those fees as well. I recommend that you think about what will add value to your home, and make your experience easier too.

As with any industry, there are great architects, and not so great architects. However, choosing the right professional with great expertise - well, the money they save, and the value they build into your design and home - should more than cover their fees.

I am very clear (even as an architect) about not pushing people to use architects ... however I struggle with the advice that says "an architect will cost too much - use a good draftsperson".

We spend a lot of time in our homes, and a lot of money on them (often a 30 year mortgage!).

If you were about to invest $100,000 or $200,000 in the stock market, what level of expert would you speak to about that?

Perhaps thinking about it that frame of mind will help.

Because you could be spending this renovation money on anything - so it needs to be an investment that adds value to your home, and your lifestyle in it.

I have lots of free help and advice on my website, and send out more in my free weekly UA News (which you can get by popping your email address in on my website).

Best wishes as you progress with your planning for your home.

Warm Regards

Your Secret Ally,

Amelia, UA x

www.undercoverarchitect.com

amelia@undercoverarchitect.com

ps - here are some before and after shots of a home we renovated in The Gap. You can see more piccies here ... http://undercoverarchitect.com/portfolio/denning-st/

Lucky you @ charlie_com!

Great advise coming through for you now, funny how it started with your lounge room dilemma with just you & I not long ago lol!

Good luck & have fun, I'm sure you won't take 25 years & 3 renos like I did...

My Houzz: Brisbane Pole Home Transformation · More Info

Just go to the article in today's Houzz (10 Questions to Ask when Extending) and read carefully. The time spent on designing (and redesigning and throwing away earlier drafts and starting again etc etc) is never wasted plus this is the time when it is all just on paper (or screen) when it is cheap to change your mind.

And I would also urge you to think about the disruption involved and how well you and your other family members will cope with the noise, the dirt, the constant focus on the building process, especially if you add a second level (roof off etc), if you live in the house while you are extending. Living on a building site has plenty of challenges for all of you (I know – having done it three times!) and you need to think clearly about the timing etc. Winter is cold, short days and, in some regions, wet; summer can be hot, long days etc but there are holidays (including for tradesmen and suppliers) to contend with. Wind can be a major factor in some areas (check your local meteorological history and try to aim for the calmest time of the year). If you have older kids living at home it's a good idea not to schedule major building efforts that might overlap with big exams etc (that's not fair to anyone!)

All fantastic comments under cover architect, yes concepts are ink on paper and if you have a builder during the concept stage that can help keep the costs under control.

If designing from scratch you can take into account the environment, and yes climate is a big factor in Queensland, but once you have the major building works completed, sometimes that is not possible, and yes a good conceptual architect will be able to modify the existing plan to get that working for you to meet your budget and wish list, environment and yes $ should be considered in budget and resale and the outcome to living conditions.

Why i suggested only going up over the garage is to minimise the modifications to the existing house. That part can be closed off from the house if you are willing to put up with noise and dust, and the builder allows you to remain on site during the build.

Been in this industry for more years than I care to remember, worked along side many fellow architects, and fellow commercial interior designers, and also worked with some fantastic building designers, and while there are some good conceptual architects around, there are also some who struggle, and same goes with building designer, each of us have different skills. You cant underestimate what a good building designer can bring to the table with alternative solutions and having the builder on board from the start, they can direct both the conceptual design and working drawings.

Referrals is a good way to check out someones skills, and if possible talk to the builder, home owner and architect or building designer to see how the process went, you have to be able to communicate with them. Make sure they are working in 3D CAD so that even if you cant read plans, from my experience most people can read perspectives.

Thanks again for all of the responses - I really appreciate all the time people have taken to raise some important points.

undercoverarchitect and louiet - it's so great seeing your renos in the local area, thanks! They were amazing transformations!

I've started going through the wealth of information on your website undercoverarchitect - it is a fantastic resource for those of us who have the interest, but total lack of prior experience! Choosing professionals to assist is so overwhelming - I think I was imagining we had to know exactly what we wanted before engaging anyone, but now can see that it is more likely an evolving process, and worthwhile getting prof input from the beginning...

The resale value isn't the biggest priority as we don't intend on selling ;) You are so right about The Gap - our parents are in the house we grew up in and now my sister and I are within about a 1km radius... it's the perfect mix of bush/city living! Appreciate what you are saying about the agents though - can't hurt to get the input.

I also completely agree about tying in the living with the outdoors. That's the biggest thing we are missing here. The kids spend a lot of time outside, but the yard feels cut off from the house - I think that tying a new living area in with an outdoor living area would completely change the way we use the space.

Thanks for the info about the different professionals too marcros - I need to look into who is working in our area.

The disruption is another reason we have delayed any changes, but it is probably better to do it sooner rather than during the kids later teenage years, for the reasons you've highlighted angelasusanm.

Going to keep researching local professionals and reading your tips undercoverarchitect!

I would knock it all down since yours is such an extensive renovation and rebuild the whole house..clean slate and your value would increase ..problem with renovations is that in the end you would still have the same old house..our friend renovated in the end costed 350K all up..she's regretting it now..so have a think before you go ahead with your Reno.. from experience renovating is full of problems as the builders have to work within the existing structures ..and if there's something wrong it adds to the costs ..we had our roof raised to part of our apartment that was 50K alone.

just reading through your whole post ..your kids are 10 and 13 they will be taking off here and there ..we sold our forever home to be closer to public transport..our kids are 12,17,19 they were 8,13,15 when we moved..the kids love it ..they just take off on trains trams buses ..takes pressure off us to drive them everywhere..you'd need to separate your living areas as they will be rowdy being teens with friends over they would want privacy their own retreat

Our family was in EXACTLY the same boat, same style rectangular brick house; loved the area but growing family needed much more space. I found a great architect who designed us a fantastic looking house which is becoming the jewel of our neighbourhood. Some colleagues and friends who live several streets away, but who can now clearly see our house from their Kitchen window are currently selling. Several real-estate agents asked if they "knew anything about the new renovation 'over there'" pointed out that if they could wait for our place to be completed, it will single-handledly raise the prices of all the houses in the local area. We thought this was greatly amusing.

We renovated extensively, and built the new sections out of SIPs (Structural Insulated Panels) made in Perth by an excellent company called "SIPs Industries". Here are the renders of our house for your comparison.

The Floor plan looks like this now (The yellow box represents the area of the old house).

We also did this as an Owner Builder (I am in IT and work from home), with savings we had. We are still under construction, but the family has moved back in (about 8 weeks ago) planing on doing it slowly over time. We live on the Southside of Brisbane - If you would like to come and talk with me and see what we did (because we're still VERY much in progress you can see all the old houses "skeleton" still) and I can give you some no bullshit advice on some of the problems I encountered and some of the challenges you face.

If you would like to contact me my email is ash@ashleyangell.com, feel free to send me an email - as I said I happy for you to come look at our place and have a chat and a coffee about the pitfalls and trials.

Would you be interested in posting the problems and pitfalls you had, Costs to construct, etc.? It would be of great benefit to all readers.

The design looks great by the way!

It's so validating to hear that the design is great. Its so nerve wracking going through this process worrying that the kitchen is kinda tucked out the back and if the proportions are correct. My family is a family of 5 introverts - the philosophy I aimed for is one of 'seperate inclusion', that is to say that we tried to define spaces where everyone can be doing their own thing, but we can still be 'together'. The downstairs back addition in particular to me is to try an simulate a 'hug' - where even if people are doing different things, we are in a validating and safe 'circle' of living activity. The teenagers in particular seem to love the ability to live separately, but still feel the safety and warmth of the nest. I can elaborate on my particular build, and will do so, but first, I'm curious (and I don't mean to take focus away from @charlie_com's post) but are there specific things you like about the design?