Plan Intel Brief

New 29-storey rooming accommodation (co-living/student) tower at 37 Cordelia Street, South Brisbane, delivering 350 studio units above a four-storey landscaped podium with two retail/F&B tenancies, a publicly accessible arcade and landscaped plaza. High-value features include a full basement with vehicle turntable, dual waste/recycling chutes with 4-bin carousels, communal commercial kitchens, gym, 28x stacked laundry, co-working fitout, 71kL double-height water tanks, generator/substation rooms and an extensive green facade with rooftop recreation gardens.Planner: Mewing Planning Consultants Pty Ltd
Architect: Fender Katsalidis (Aust) Pty Ltd
Builder/Developer: To Be Appointed

• Earthworks, Demo & Concreting: Substantial excavation for a single-level basement (FFL 0.600–0.840 AHD, approx. 4.8m below ground on relatively flat land at 4.0–4.5m AHD), requiring shoring/retention adjacent to boundaries and existing neighbouring structures. Reinforced concrete structure throughout: concrete basement slab and lift pit, suspended concrete slabs/columns to podium and 25-storey tower, expressed in-situ/precast structural concrete facade elements (spiral/diagrid), concrete roof and plant gantry. Site classified 'medium risk' for erosion — RPEQ/CPESC-prepared Erosion and Sediment Control Program and Plan required. Filling/excavation is assessable under the Filling and Excavation and Potential/Actual Acid Sulfate Soils codes (land below 5m AHD, excavation greater than 100m³) requiring acid sulfate soil management. Works include a new 6.8m wide Type B2 concrete driveway crossover to Cordelia Street with a 1:6.5 / 1:12 ramp, basement turntable slab, queuing zones, reinstatement of the redundant crossover and footpath, and ground level set at RL 5.400 AHD with bunding for flood immunity.
• Roof & Clad: Concrete-dominated external palette: CF01 light-toned vertical structural concrete finish, CF02 dark horizontal structural concrete, CF03 light textured precast panel, CF04 dark textured precast panel; BL01 glazed balustrades and BL02 batten balustrades; SC01 silver vertical batten screening and SC02 bronze vertical batten screening; PV01 pavers to ground/rooftop. Concrete flat roof with stacked plant over core on open gantry, lift overrun and rooftop planters/landscaped recreation deck (no tile or Colorbond profile roof). Spiral/diagrid expressed structural facade with integrated vertical greenery.
• Plumbing, Drain & Gas: New stormwater connection discharging to existing kerb and channel in Cordelia Street; no detention or water quality treatment required (site <2,500m²). Double-height water tanks (2 x approx. 12.6–12.9m² tanks, 71kL, 8m fill height) at Levels 02–03 plus 2 x 11,000L tanks at Level 04, water pressurisation room (15.4m²), pump room (32.6m²), fire booster assembly, water meter and gas meter at ground level. Existing underground gas main in the opposite Cordelia Street verge with service connection available; commercial kitchen services to two F&B tenancies, 28 stacked washer/dryer laundry, bin wash-down taps and drains to basement bin rooms, dual general waste and recycling chutes to 4-bin carousels, basement exhaust and sewer/water reticulation available.
• Elec & Solar: Electrical infrastructure available from existing overhead network in Cordelia Street verge; dedicated Energex substation, LV switch room, main switchboard (LV SB), generator room (38.9m²), comms room and risers at Level 01/02. Facade uses passive design (solid vs glazing balance, screening, operable windows, vertical greenery) to reduce reliance on artificial temperature control per Buildings that Breathe. Creative/architectural facade and ground plane lighting strategy by Dunn and Moran. PV01 legend item relates to pavers, not solar; no solar PV array, EV charging or 3-phase notation explicitly documented in the DA plans.
• Carpentry, Joinery & Steel: High-volume fitout package: 350 studio/1-bed units each with kitchenette joinery, wardrobe and bathroom vanity (unit types S1–S5, P1–P3, standard and premium studios). Communal joinery includes a Level 02 communal kitchen (50.2m²) with pantry wall, communal dining and lounge cabinetry, bar joinery and tea/coffee station at Level 01/03, co-working joinery and meeting room fitout (210.8m²), gym (59m²) and laundry with 28 stacked washer/dryer joinery bays (52.2m²), plus two retail/F&B tenancy kitchens (118.3m² and 140.2m² tenancies) with dumbwaiter. Timber batten balustrades (BL02) and vertical timber-look batten screening (SC01 silver / SC02 bronze) to facade and terraces, glazed balustrades (BL01) elsewhere. Internal stairs comprise fire-rated concrete egress stairs and an Energex direct stair; extensive terrace/decking and planter carpentry across podium, alternating tower terraces and rooftop.
• Pools & Landscaping: Extensive landscape works by Dunn and Moran Landscape Architects: total 537.3m² green infrastructure (58.3% green plot ratio) comprising 14.9m² deep planting (min 4m x 4m to Cordelia Street for a large subtropical shade/feature fig tree), 419.6m² planting and 102.8m² lawn. 235.7m² publicly accessible open space (arcade and landscaped plaza) plus 75.8m² ground level landscaping; layered containerised and deep-soil podium planters at Levels 01–04, cascading planting to alternating tower levels (northern elevation), and a rooftop recreation level with 107.2m² communal lawn, planters and living greenery (210.9m² rooftop green plot). Includes public art strategy (strangler fig motif, angled arcade mirror), bespoke creative lighting to ground plane, facade and rooftop, hard paving/pavers (PV01), boundary planter buffers between towers, and basement retention/shoring. No swimming pool proposed.
• Windows & Glazing: Layered glazed facade: GL01 typical glazing to units and communal spaces (operable windows in lieu of private balconies for natural ventilation and daylight), GL02 shopfront glazing to ground level retail/F&B and lobby frontages to Cordelia Street. Glazing is set behind expressed concrete structure, spiral/diagrid elements and vertical batten sunscreens (SC01/SC02) for shading and privacy; two side-facing habitable windows to the south-eastern boundary are to be screened. Glazed balustrades (BL01) to terraces and rooftop; 7.25m glazing setback to the southern neighbour. Subtropical passive design balances solid facade versus glazing per Buildings that Breathe; specific glass performance (double glazing/Low-E/tint) to be confirmed at detailed design.
• Finishes (Paint/Tile/Floor): Internal finishes to be detailed at design development; DA documentation indicates concrete floor structure with tiled wet areas and kitchenettes to 350 studios, and durable commercial-grade flooring/carpet to corridors, lobbies and communal lounge, dining, co-working, gym and laundry areas. Feature finishes are driven by the external material palette carried into public areas — light and dark textured concrete panels (CF03/CF04), light vertical and dark horizontal structural concrete (CF01/CF02), timber-look batten screening (SC01 silver, SC02 bronze) and PV01 pavers to the arcade, plaza, podium terraces and rooftop recreation deck.

New 5-storey residential apartment building delivering 16 x 2-bedroom units above a 21-space ground-level open car park, topped by a communal rooftop terrace with pergola, BBQ, astro-turf lawn and planter boxes. High-value build features include a lift core, dedicated fire/water pump basement room, fire hydrant/booster assembly, integrated gatehouse and letterbox structure, indoor bin room (6 x 1100L bins), and extensive powder-coated metalwork balustrades, battens, planter boxes and wire trellis screens.Planner: Willowtree Planning Pty Ltd
Architect: ThinkTank Architects
Builder/Developer: https://tierneyconstructions.com.au/contact-us/

• Earthworks, Demo & Concreting: Relatively flat site (~10m AHD) with minimal grade change; works include a partial basement pump room (FL 7000) requiring excavation, cast in-place concrete structure with Class 2 and Class 3 off-form finishes to walls and columns, exposed slab edges, 200 series concrete blockwork walls, block retaining wall (500) at frontage, batter/top-and-bottom of batter treatment, and broom-swept finish concrete driveway slab plus new verge crossover to IPWEA RS-049. ESC measures during earthworks include filter fabric, filter sock sediment traps and water spraying. No excavation below 5m AHD (acid sulfate soils overlay).
• Roof & Clad: Roof: Lysaght Custom Orb metal roof sheeting in Zincalume finish at 3°, 5° and 10° pitches, with select profile metal fascia and gutters powder-coated Colorbond Pale Eucalypt; separate carpark awning roof and fire stair lid. Walls/cladding: textured render over blockwork painted Colorbond Surfmist / Pale Eucalypt / Aries accents; Lysaght Dominion metal wall cladding (Zincalume); PGH smooth brickwork Black & Tan laid common bond plus hit-and-miss brickwork; 200 series concrete blockwork natural finish; cast in-place off-form concrete Class 2/3. Aluminium battens and folded metalwork planter boxes powder-coated Colorbond Sandbank. R-values not stated.
• Plumbing, Drain & Gas: Existing DN100 sewer property connection (Asset ID PC32519) to be upgraded to Urban Utilities/SEQ Code standards; existing 150mm sewer reticulation main along south-eastern boundary (approx. 1.9m deep) runs through the rear deep planting area. New water connection and meter to be sized for the development off the 100mm main in Emsworth Street (existing 20mm service to be replaced); water meter bank at ground level. Dedicated basement pump room housing fire pump (27.14m²) and water pump (7.60m²), fire hydrant system with street booster assembly (3m wide) and fire hose reels. Stormwater discharged to frontage via kerb and channel to Emsworth Street with sheet flow to gully pit, on-site SW pits, proposed swales, roofwater and internal pavement drainage to hydraulic engineer's detail, plus rooftop and wall planter boxes with built-in drainage. No rainwater tanks or gas lines noted.
• Elec & Solar: Electrical infrastructure shown includes Main Switch Board (MSB) at ground floor, distribution boards and an electrical riser/ELEC cupboard on each level, mechanical riser, and a lift with overrun to roof. Air conditioner units (ACU) are shown to each of the 16 units on balcony/planter zones (split systems). No solar PV, inverter, 3-phase notation, EV charging or smart-home wiring is specified on the DA drawings; outdoor lighting is to be designed to the Outdoor lighting code.
• Carpentry, Joinery & Steel: Residential fit-out joinery to 16 units: kitchens (10.37-10.64m²) with induction cooktops, wall-mounted ovens, dishwashers, integrated fridge recesses and food pantries; master and second bedroom robes; bathroom vanities; entry drop-zone joinery; desks; and TV/media joinery. Rooftop terrace includes built-in BBQ unit with under-bench refrigerator and bar/servery joinery under a steel RHS pergola. Vertical wooden-look fenestration battens, aluminium rectangular battens and stainless steel ferrule rope mesh infill balustrading; palisade metalwork balustrades to balconies; internal fire stair and lift shaft; letterbox banks and gatehouse structure.
• Pools & Landscaping: No pool proposed. Landscape Concept Plan (ThinkTank Architects) provides 233.7m² of landscaping including 81.25m² (10% of site) of deep planting along the rear boundary with dense screening, featuring a Native Gardenia (Randia fitzalanii) over the existing sewer main and an above-ground vegetated swale. Rooftop communal open space of 175.32m² (22% of site) with 48.62m² landscaping, planter boxes, climbing vegetation on steel RHS pergolas, astro-turf turfed area (5.4m x 5.0m), BBQ and outdoor dining. Wire trellis and rope-mesh climbing screens to ground-level walls, folded metal planter boxes with built-in drainage to each level, block retaining wall to frontage, and a gatehouse/letterbox screen structure with planter box roof.
• Windows & Glazing: Select aluminium framed windows powder-coated Shale Grey with clear glass throughout; 300mm window hoods (WHD) provided at regular intervals along side elevations for articulation and weather protection. Perforated metal screen doors over steel door frames (powder-coat Colorbond Sandbank). Fixed obscured glazing screening and/or solid balustrading may be used to selected windows and balconies for privacy. Transport noise corridor overlay (State rail Category 0 & 1) will require acoustic-rated glazing/facade treatment.
• Finishes (Paint/Tile/Floor): Internal finishes largely to be confirmed at detailed design; plans note skirting (SK) throughout, entry drop zones, and pedestal pavers plus astro-turf (5.4m x 5.0m) to the rooftop terrace. External/common finishes include textured render over blockwork painted Colorbond Surfmist, Pale Eucalypt and Aries, PGH smooth brickwork (Black & Tan) laid common bond, hit-and-miss brickwork, Lysaght Dominion metal wall cladding in Zincalume, and natural finish concrete blockwork.

New two-storey 365m² dwelling house on Lot 29 Carnation Street, Rochedale, featuring a double garage built to the western boundary, double-height living/dining volume, alfresco, guest suite and four upper-level bedrooms. High-value features include a 3m x 6m in-ground pool with compliant glass/feature pool fencing, curved rendered NRG Greenboard facade elements, Weathertex Weathergroove cladding, timber-look castellated aluminium garage door and an electric fireplace.Planner: Trident Building Surveying & Certification
Architect: Aurum Constructions Pty Ltd (in-house design)
Builder/Developer: Aurum Constructions Pty Ltd

• Earthworks, Demo & Concreting: Concrete slab floor construction with termite barrier inspection zone 80mm high to AS3660. Site is relatively flat (RL 54.25 - 55.75) with minor level changes/stepdowns between garage (RL 55.485), entry (RL 55.395/55.415) and alfresco; 25mm step with bullnose noted and 1:80 falls to wet/outdoor areas. Exposed aggregate concrete driveway with 4m wide vehicular crossover complying with BCC standard drawings. Nominal cut/fill only - no steep slope between front boundary and building setback.
• Roof & Clad: Selected Trimdek profile steel (Colorbond-type) roof sheeting at 3 degree pitch with 50mm high Colorbond slimline capping to all parapet walls (1:100 fall). External walls: 60mm NRG Greenboard typical with 3 layers of 20mm NRG Greenboard to curved walls, reinforced render mesh and texture coating; Weathergroove Fusion Natural Weathertex cladding with selected colour stain fixed to 35mm timber battens over sarking; boundary wall FRL 60/60/60 min 240mm common brick veneer rendered and painted with building wrap and min R2.0 bulk insulation to frame cavity and 10mm internal plasterboard lining. Steel frame, fibre cement external walls per DA Form 2.
• Plumbing, Drain & Gas: Complete roofwater drainage system to all roof areas; all downpipes connected to underground uPVC stormwater drains discharging to approved kerb outlet/lawful point of discharge, in accordance with AS/NZS 3500.3 and Council requirements. Box gutter to site plan; final pipe sizing and connection point to be confirmed by plumber/hydraulic designer. Pool plant/equipment area shown. No rainwater tank or gas line noted; no cross-boundary drainage proposed.
• Elec & Solar: No solar PV, 3-phase or EV charging provisions noted. Electrical notes limited to revision A ("electrical DL first level" downlight changes); electric fireplace shown to living area. Glazing/insulation compliance via NCC 2022/NatHERS energy efficiency assessment.
• Carpentry, Joinery & Steel: Extensive custom joinery: kitchen with island/breakfast bar, overhead cupboards, integrated fridge and cooktop; butler's pantry; laundry joinery with tub and washing machine provisions; walk-in robes (His/Hers WIRs), built-in robes to bedrooms, upper-level joinery/store; vanities to ensuites, bathrooms and powder rooms - all joinery to manufacturer's specification. Internal stair (18 risers @174.5mm, 17 goings @250mm; plus 6 risers @187.5mm entry stair) to manufacturer's specification with 1.0m high balustrade to void. Electric fireplace surround, timber batten cladding fixing and timber-look castellated interlocking aluminium garage door panels.
• Pools & Landscaping: In-ground swimming pool approximately 3m x 6m with separate 1m x 2m pool equipment area; pool fencing and gates (F3) to comply with QDC and AS1926.1 with min 1200mm barrier, non-climbable zone and self-closing/self-latching gates, plus 1.2m high pool-compliant feature fence (F4). Fencing includes 1.2m high front fence and gates (F1), 1.8m high good neighbour timber paling boundary fences (F2) and pedestrian/vehicle entry gates. Landscaping includes soft-scaped rear yard off a 19m² alfresco, 51m²+ front open space, planter boxes, and paved areas of classic crazy paving with 20mm thick loose travertine stone.
• Windows & Glazing: Aluminium framed windows and glazed doors throughout, to comply with NCC 2022 / NatHERS (refer window & door schedules A-WD-5.0.01 and A-WD-5.0.02). Sliding/stacker glazed doors to alfresco and living, double-height glazed volume to living/dining, obscure/fixed screened glazing where privacy separation is required to habitable room windows, and 1.5m sill heights or fixed external screening devices (max 25% openings, 50mm max opening, offset 300mm from wall face) where required.
• Finishes (Paint/Tile/Floor): Ceramic/porcelain tiling (CT) to entry, living/dining, kitchen, pantry, laundry, WC/powder, bathrooms, ensuites and alfresco; carpet (CPT) to bedrooms, WIRs and upper-level circulation. Internal walls 10mm plasterboard lining; external render with texture coating; feature curved rendered walls and timber-look aluminium panelling. External paving in crazy paver and 20mm loose travertine stone. Floor finish revised under Revision A.

New 2-storey multiple dwelling development of 3 attached townhouses (414m2 GFA) on a 536m2 corner site at Alderley, replacing an existing single-storey post-war house. High-value features include individual double garages, alfresco areas, balconies with selected balustrades, pergolas, timber arbours, stone feature walls, rendered blockwork and a built-to-boundary wall with retaining up to 1200mm.Planner: Tam Dang Planning Pty Ltd
Architect: DHD Drafting (D. Hutchinson)
Builder/Developer: To Be Appointed

• Earthworks, Demo & Concreting: Operational work for earthworks nominated on DA Form 1 but no significant earthworks (greater than 1m) proposed; site falls from approx. 32.5m AHD to 31m AHD. Retaining walls of 600mm (TH1/TH2) and 1200mm (TH3) shown on sections, with stepped floor levels between units (GF U1 RL 31.800, GF U3 RL 32.200). Slab-on-ground construction to ground floor with rendered blockwork/brick lower walls; concrete driveways to two new crossovers to Waterford Street, new 6x3m corner truncation, removal of existing Alderley Avenue crossover, concrete courtyard/alfresco paving and porch/terrace slabs. Site cover 302m2 (56%). Specific slab type and cut/fill depths not nominated on the DA drawings.
• Roof & Clad: Selected metal roof sheeting (sheet metal roof) with defined ridge/eave heights, 600mm wall/eave overhangs. External walls a mix of rendered blockwork, rendered lightweight cladding, Linea weatherboard cladding (or similar) with painted finish, Axon vertical joint cladding (or similar) with painted finish, flush mortar painted brick, and selected stone feature finish. Feature screening and selected timber posts/arbours/pergolas with painted finish. No R-values listed on DA drawings.
• Plumbing, Drain & Gas: Existing water meter retained for TH01 with new water meters proposed for TH02 and TH03; existing sewer connection retained for TH01 with new sewer connections proposed for TH02 and TH03 to the existing sewer line. Individual HWS units to each townhouse. Approximate existing gas line located along the frontage. Lawful point of discharge to the kerb in Waterford Street via kerb adaptors; no on-site effluent disposal and no rainwater tanks nominated.
• Elec & Solar: Split-system air-conditioning units noted on plans to each townhouse (A/C locations shown on ground and first floor plans) with HWS units to each dwelling; mechanical plant to be acoustically screened. Approximate location of existing gas line noted on the site plan. No solar PV, inverter, 3-phase or EV charging provisions specified on the DA drawings - electrical detail to be confirmed at building approval stage.
• Carpentry, Joinery & Steel: Extensive internal joinery to 3 townhouses: kitchens with island/bench runs and walk-in pantries (plus butler-style pantry to TH01), TV cabinetry, laundries, powder rooms, ensuites and bathrooms, walk-in robes (WIR) and built-in robes to bedrooms, study nooks and rumpus/nook cabinetry. Internal timber stairs (12.45m2 total stair area) with selected balustrades; balcony balustrades partly solid. External carpentry includes selected timber posts, timber arbours and pergolas with painted finish, and Linea/Axon painted cladding.
• Pools & Landscaping: No pool proposed. Landscape Plan (DA-06) shows deep planting of 120m2 (22.4% of site) including a 4m x 4m+ deep planting area at the street corner, turf verge of 57m2, individual fenced courtyards (in excess of 35m2 each) with gates to each townhouse, garden beds, street/shade tree planting, and 1.5m wide landscape strip to the northern boundary with 1m to part of the western boundary. Retaining walls of 600mm (TH1/TH2 sections) and 1200mm (TH3 section) proposed, plus selected fencing above block walls; new 6x3m corner truncation and two new crossovers to Waterford Street with the existing Alderley Avenue crossover removed.
• Windows & Glazing: Windows and sliding doors throughout with 870mm cavity sliding doors internally and 1800/2100mm VJ sliding doors to bedrooms/robes. Side-facing windows have 1.5m sill heights or fixed obscure/opaque glazing for privacy (opaque panels noted on west elevation). Any reflective glass limited to max 20% light reflectivity and min 20% heat transmission. Weather protection and sun shading provided to all external doors and windows, with fixed screening devices (max 25% openings, 50mm max opening dimension) where required. Frame material/double glazing not nominated on DA drawings.
• Finishes (Paint/Tile/Floor): Internal floor coverings not scheduled on the DA drawings (to be confirmed at building approval stage). Documented finishes are predominantly external/feature: rendered blockwork and rendered lightweight cladding, Linea and Axon painted cladding, flush mortar painted brickwork, selected stone finish to feature walls above block walls, and painted timber posts/arbours. Floor-to-ceiling heights of 2740mm to ground and first floors.

New 2-storey architecturally designed dwelling house of 363m2 GFA at Lot 129 Marigold Street, Rochedale, comprising 5 bedrooms, multiple ensuites, library with window seat and bookshelves, coffee bar, wine area, butler's/pantry and a double garage built to the southern boundary. High-value features include a central open-riser/closed-riser timber staircase with joinery storage, castellated aluminium facade, textured painted concrete walls and Colorbond gable roofing with retaining walls to the site.Planner: Trident Building Surveying & Certification
Architect: Aurum Constructions Pty Ltd (in-house design)
Builder/Developer: Aurum Constructions Pty Ltd

• Earthworks, Demo & Concreting: Concrete slab-on-ground floor construction (slab set-downs to wet areas/alfresco, packing to window walls as per manufacturer's details). Site cut/fill managed with design contours from approx. RL 51.5 to RL 53.4; retaining walls (RW 2.3m runs, TOW 52.75, heights 1.0m-1.2m). Concrete driveway with 4m crossover in verge, driveway falls at 5 degree slope; garage FFL 52.65, house FFL 53.510.
• Roof & Clad: Colorbond steel roof sheeting at 3, 5 and 8 degree pitches with Colorbond gable flashings and flashing to gable. External walls: textured painted concrete (including vertical textured concrete feature), castellated aluminium facade panels, brick veneer element to south, and fibre cement cladding (nominated on DA Form 2). Steel frame; maximum height 7.5m to natural ground at side/rear walls, under 9.5m overall.
• Plumbing, Drain & Gas: Surface stormwater system: suitable well/pump with float switches and non-return valve to discharge stormwater to approved kerb outlet or other lawful point of discharge in accordance with AS/NZS 3500 and local authority requirements. Multiple downpipes (DP) around perimeter, floor wastes (FW1) to wet areas, water supply run to fridge, laundry tub/washing machine connections, and sinks to kitchen and coffee bar. No cross-boundary drainage connection proposed.
• Elec & Solar: Air conditioning provisions shown (AC units noted to upper level corridor/storage zones); ducted/split A/C plant space allowed within roof and storage areas. No solar PV array, inverter, 3-phase notation or EV charging provisions specifically identified on the submitted plans; standard domestic electrical fit-out with well-lit accessible entry lighting to AS/NZS 1158.3.1 referenced.
• Carpentry, Joinery & Steel: Extensive custom joinery: kitchen with island/benches and pantry, butler's/pantry, coffee bar, wine store, library with built-in window seat and bookshelves, walk-in robes and robes to bedrooms, laundry and linen cupboards, and under-stair storage cabinetry. Central staircase with closed risers, timber capping to raking wall, timber handrail fixed to wall and stringer/skirting detailing; steel frame construction with fibre cement external cladding.
• Pools & Landscaping: No swimming pool proposed. Landscaping works include a planting bed to the portico/front entry, drying yard and bin store area, private open space and landscaping to the rear (5.74m rear setback), 2.3m long retaining walls (TOW 52.75, heights 1.0m-1.2m) with associated boundary fencing, and a 4m wide concrete driveway/crossover with turf and garden to the front verge.
• Windows & Glazing: Powder-coated aluminium framed windows and sliding/stacker doors (W0.01-W0.08 ground, W1.01-W1.13 upper) with pitched sills, silicone/waterproof membrane jamb detailing to bathroom windows. Fixed obscure glazing and/or fixed external privacy screens (max 25% openings, 50mm max opening, offset 300mm from wall) to be used where required for overlooking compliance; 1.5m sill heights where applicable.
• Finishes (Paint/Tile/Floor): Concrete slab floors throughout with tiled wet areas (tiling set-out points nominated to kitchen, ensuites, bathrooms, laundry, alfresco); 10mm floor thickness allowance noted; 50mm step-downs to alfresco/wet areas. Internal feature elements include timber capping and skirting to staircase walls; external feature finish of textured painted concrete and castellated aluminium facade.

New two-storey 350m² dwelling house at Rochedale featuring a double garage built to the western boundary, guest suite, multiple ensuites, walk-in robes, coffee bar/butler's pantry and an upper-level rumpus/void addressing the street. High-value features include a 3m x 6m pool doubling as a retaining structure, glazed stand-off balustrades with timber handrails, Hardie Axon and fine-texture cladding, and a flush-finish timber-look castellated aluminium garage door.Planner: Trident Building Surveying & Certification
Architect: Aurum Constructions Pty Ltd (in-house design)
Builder/Developer: Aurum Constructions Pty Ltd (QBCC 1315865)

• Earthworks, Demo & Concreting: Concrete slab and footings to engineer's detail (concrete floor selected on DA Form 2); site is relatively flat with no steep slope between front boundary and building setback. Ground RL55.98 over existing ground RL55.10-56.00 requiring minor cut/fill. Termite barrier inspection zone 80mm high to AS 3660. Existing 1.0m high concrete sleeper retaining wall retained; pool wall acts as a retaining wall and existing retaining wall to be stabilised during pool construction. Driveway is exposed aggregate concrete with 3.0° falls and a 4m wide crossover to BCC standard (BSD drawings), plus 190mm core-filled reinforced blockwork boundary/fire wall (FRL 60/60/60) rendered and painted.
• Roof & Clad: Trimdek profile steel roofing at 3° pitch with 50mm high Colorbond slimline capping to all parapet walls and 1:100 fall to roof areas; roof top RL63.02. External walls: Hardie Axon Cladding 133mm smooth 9mm thick and Hardie Fine Texture Cladding 8.5mm thick, both over cavity battens above sarking to manufacturer's specification with Hardie accessories; Dulux Concrete Effect paint (Pale Elements) / Dulux Texture Fine Cover Exterior; powdercoated Colorbond steel framing and capping in Dover White. Steel frame construction, fibre cement external walls, steel roof covering per DA Form 2.
• Plumbing, Drain & Gas: Complete roofwater drainage system to all roof areas; all downpipes (DP 900) connected to 1000 uPVC underground stormwater drains (SWP5, SWP6) discharging to approved kerb outlet or lawful point of discharge, with grated pits, inspection openings and kerb outlet. Minimum pipe grades and access to AS/NZS 3500.3 and Council requirements; final pipe sizing and connection point to be confirmed by plumber/hydraulic design. No cross-boundary drainage connection proposed. Gas enclosure with bins at side of dwelling (gas supply required); pool plumbing by others; wet areas include 5+ ensuites/powder rooms, laundry with tub/washing machine, kitchen, butler's pantry and coffee bar with fridge water supply.
• Elec & Solar: No explicit 3-phase, solar PV, inverter or EV charging notes shown on the submitted plans; energy efficiency is addressed via NCC 2022/NatHERS compliant glazing and Hardie cladding over sarking with cavity battens. Electrical/mechanical services to be confirmed at construction documentation - allow for standard single-phase supply, air-conditioning provisions and roof space for future solar on the 3° Trimdek roof.
• Carpentry, Joinery & Steel: High-end custom joinery throughout: butler's pantry (PTY), coffee bar with integrated fridge/dishwasher, kitchen with island and stone-look benchtops (CT), multiple walk-in robes (WIR) to bedrooms, storage under stair, laundry joinery and vanity units to 5 ensuites/powder rooms. Internal timber-framed stair with BAL-2 internal glazed balustrade on stand-off fixings with timber handrail (1000mm to landings, 865mm to flights, openings ≤125mm); glass balustrade to upper hall/void. Steel wall framing with 10mm plasterboard linings; timber-look castellated curved aluminium interlocking panel garage door with matching wall panels.
• Pools & Landscaping: In-ground 3m x 6m concrete pool (design by others) in the rear/side yard, with the pool wall also acting as a retaining wall and an existing 1.0m high concrete sleeper retaining wall to be stabilised during construction. Pool fencing F3 to QDC/AS 1926.1 (min 1200mm barrier, non-climbable zone, self-closing/self-latching gates) plus F4 1.2m high pool-compliant feature fence atop the existing retaining wall. Other fencing: F1 front fence and gates to detail with 1.2m wide pedestrian entry gate, and F2 1.8m high good-neighbour timber paling boundary fencing. Landscaping includes 18.5m² alfresco opening to softscape lawn, garden beds, over 60m² of front open space, exposed aggregate driveway hardscape and 20mm thick Classic Crazy Paver / loose stone travertine paving.
• Windows & Glazing: Aluminium framed windows and glazing to comply with NCC 2022/NatHERS (refer window & door schedules A-WD-5.0.01/5.0.02). Powdercoated aluminium in Dover White with double-glazed clear body units from G.James; Dover White Classic finish. Includes stacker/sliding doors to dining/alfresco, highlight windows and obscure/fixed screened glazing plus 1.5m sill heights or fixed external screens where required for privacy (screening devices max 25% openings, 50mm max opening, offset 300mm from wall face).
• Finishes (Paint/Tile/Floor): Concrete slab floor; internal finishes coded HYT (hybrid/engineered timber flooring) to lobby, dining, living, alfresco threshold and upper hall, CPT (carpet) to all bedrooms and hall/void, and CT (ceramic/porcelain tiles) to ensuites, powder rooms, laundry and wet areas with graded falls 1:80-1:100 to shower areas. 25mm step with bullnose edge noted; EFCS/render and painted finishes to feature walls; 10mm plasterboard internal linings to blockwork boundary wall.