Hi, Are you going to be concerned about noise attenuation coming from the games / home theatre room to the rest of the house? As solid core doors will work better than hollow core when closed at reducing the sound transmission. Sealing the door frames and adding ceiling baffles will help further but would need to be considered at the design stage not as an after thought. The solid doors by themselves over hollow doors may drop the STC rating by 6 to 8dB which is noticeable. Andrew

thanks everyone. oklouise, plans look fantastic! After some serious evaluation and looking how much garden would be left at the back with all the bedrooms downstairs (and wanting to put an 8x4 shed at the back) we are almost concluding that we need to put some stuff upstairs to maximise the block. Initially we thought about just one room but it seems the setup costs to get up there (approx 60k we've been told) make us think we may as well put more up there and maximise the size of the block to allow us to have a garden and veggie patches, trees, chicken coop etc. I was concerned if we gave the kids their own space upstairs we would never see them, but I think in reality putting the second living area upstairs with 2 bed and a bathroom is probably going to extend the life of the house and appeal to more if we do well it later.. . I also read a few chapters of a book from the 1970s architect talking about the optimum design for small families suggesting that there should be 3 non bedroom areas; one for children, one for adults (to not be parents) and a common area for both, which resonated with me - can't recall the name of the book. We spoke with a engineer 're the excavation for garage and they estimated 60k, and I think I'd prefer to build up in that case. not sure if I would bother with a balcony though as it would push us to to 3 outdoor areas, but may really improve the facade with a balcony... listened to those podcasts from the undercover architect - absolutely fantastic. so much food for thought. Now realise how lucky we are to have the view north.

Thank you. The level of insulation provided by ICF construction depends on the type of ICF system is used and the thickness of insulation, but it is often greater than R3. In Australia the insulation levels achieved in ICF construction is in the range of R3 to R6 . We used the 203mm foam blocks that gives an overall width of around 225mm.

okay so I haven't read all the ideas and comments so forgive me if I'm doubling up. What about lifting the house up? Maybe you could have it raised to the same height as entry. It might seem drastic but isn't as much as you think. That would keep the original footprint of house on block, and have plenty of space under for a granny flat. My parents had a house like that. They built a big carport that came off the driveway and it connected to the house. It was essentially spanning the gap. the drive sloped down a ways and then the carport came across.