Plan Intel Brief

New double-storey detached dwelling house (415.17m² total) on a small lot in the Emerging Community Zone, featuring 4-5 bedrooms, multipurpose rooms, double garage and an in-ground swimming pool with alfresco. Includes high-end finishes with mixed timber, tile and carpet flooring, square-set ceilings, integrated joinery and smart home/EV charging provisions.Planner: PPlan (c/- Northside Central Property Development Pty Ltd)
Architect: Verso Construction
Builder: Verso Construction

• Earthworks, Demo & Concreting: Slab and footings to engineer's specifications (waffle/raft style slab with rebates and steps - F.F.L. 56.870/56.890, garage step). Pad level R.L. 56.570 (to be determined on site survey). Minimal earthworks - site scrape only with <400mm fall to site. Exposed aggregate concrete driveway (48.35m²). Retaining walls per civil engineer. Termite control (Kordon barrier) per AS 3660.1-2000. Compliance with reinforcement clauses 6.1 & 6.2.
• Roof & Clad: Selected metal roof sheets on engineer-designed trusses (2.0°-3.0° pitch) concealed behind parapet wall. Aluminium capping with 50mm stiffening fold to wall face. External cladding: 12mm cement fibre board with acrylic render on site; 150mm vertical FC cladding (cream white); 150mm vertical FC cladding with timber grain (Beige Oak) to walls and garage door batten; 2.0mm aluminium alloy cladding/window shrouds. Box gutters and selected metal fascia/gutter.
• Plumbing, Drain & Gas: Plumbing points for downpipes shown. Roof-water/surface drainage system. Water pump and pool pump provisions. Gas Hot Water Unit (GHWU)/HWS noted. Kordon termite barrier per AS 3660.1-2000. Wet area waterproofing per ABCB Housing Provisions Section 10.2 / NCC 10.2. Floor wastes throughout wet areas.
• Elec & Solar: Comprehensive electrical fit-out: EV Charger provision (garage), NBN connection, smart toilet upgrade provisions, CCTV (x2), multiple data/TV/phone points, USB-C DGPOs. Extensive LED downlighting (LT-1 to LT-4), LED strip lighting, dimmable circuits, ceiling fans throughout. No solar PV system explicitly noted on plans. Water pump and gas/electric HWS provisions shown.
• Carpentry, Joinery & Steel: High-end custom joinery throughout with 2700mm joinery ceiling heights. Integrated fridge space, kitchen with cooktop/oven/rangehood/microwave, butler's pantry with sink. Internal timber staircase with 1.1m high solid balustrade (per specification). Extensive cabinetry to kitchen, pantry, laundry, vanities and built-in robes. Cascade interior theme. DGPO-fitted cabinetry to first floor.
• Pools & Landscaping: Proposed in-ground concrete swimming pool located at the rear, with associated pool pump. Subtropical landscape theme. Exposed aggregate concrete driveway (48.35m², 4m wide crossover) per Council requirements. Site scrape only (<400mm fall to site). Step-free accessible paths per Livable Housing Design Standards.
• Windows & Glazing: Powder-coated aluminium-framed windows with mix of awning panels and fixed panels (W-01 to W-19). Sizes range from small (610mm) to large feature windows (4365mm wide W-18, 4200mm W-17). Obscure/fixed glazing with 1.5m sill heights for privacy to habitable rooms. 2.0mm aluminium alloy window shrouds (painted to match frames). Sliding stacker door (D-13, 3200x3000mm) to alfresco. Aluminium garage panel lift door (D-14, 5030x2400mm).
• Finishes (Paint/Tile/Floor): Floor coverings: Tiled flooring 61m² (wet areas, alfresco, kitchen, entry), Timber flooring 94m² (dining, living, lounge, study), Carpet flooring 119m² (bedrooms, master, MPR, stairs). Square-set ceilings throughout (3000mm ceiling heights). 150mm high x 200mm deep pelmets. Plasterboard linings throughout. Wet area waterproofing per NCC 10.2. Reinforced/plywood-backed wet area walls per Livable Housing details.

Construction of a new 4-to-7 storey Senior School Building within the existing Somerville House campus, replacing outdated Senior School Blocks B and C with contemporary teaching, learning and administrative spaces. Includes multipurpose learning areas, kitchen/canteen facilities, change rooms, and an internal connection/infill works to Block D, with no increase in student numbers.Planner: Gaskell Planning Consultants Pty Ltd
Architect: BSPN Architecture
Builder: Blades Project Services

• Earthworks, Demo & Concreting: Building ranges from four to seven storeys responding to changing ground levels across the site. Demolition of existing Senior School Blocks B and C and minor demolition within Block D. Site mapped within Potential and actual acid sulfate soils overlay (assessment against Filling and excavation code required). Foundation/slab type not specified; refer to JHA Engineering Memorandum (Attachment D).
• Roof & Clad: Roof plant area noted on Level 9. Specific roof material/profile and external cladding finishes not detailed in the planning report; refer to BSPN Architecture plans (Attachment C) and finishes schedule.
• Plumbing, Drain & Gas: Can be serviced by existing or upgraded water and sewer infrastructure subject to detailed design. Will not materially increase impervious area or stormwater discharge volume; maintains appropriate water quality treatment outcomes. Located outside mapped overland flow path. Standard erosion and sediment control measures during construction.
• Elec & Solar: Roof plant area (Level 9) noted; development can be serviced by existing or upgraded electricity and telecommunications infrastructure subject to detailed design. No specific solar PV, EV charging, or smart home provisions detailed in the planning report.
• Carpentry, Joinery & Steel: Internal fit-out includes kitchen, canteen, bathrooms, lockers and lunch areas (Level 5, including infill works to Block D), offices, meeting rooms and change rooms (Level 2), multipurpose learning areas (Level 3), and general learning areas/breakout spaces (Levels 6-8). Existing bridge link over rail corridor to be maintained. Specific joinery materials/finishes not detailed; refer to BSPN finishes schedule.
• Pools & Landscaping: Existing school swimming pool facility located west of the railway corridor (connected by existing pedestrian link) - not part of new works. Western elevation partly screened by existing vegetation adjoining the railway corridor. No new pool proposed; works located outside heritage curtilage with existing oval and outdoor courts retained.
• Windows & Glazing: Specific window frame materials and glazing specifications not detailed in the planning report. Site is mapped within the Transport noise corridor overlay, which may require acoustic glazing treatments. Refer to BSPN Architecture plans (Attachment C).
• Finishes (Paint/Tile/Floor): Internal floor coverings and finishes schedule not detailed in the planning report; refer to BSPN Architecture plans (Attachment C). Building provides contemporary teaching, learning and supporting administrative spaces across Levels 2-8.

New 4-storey contemporary architectural dwelling house (including below-ground basement level) on a constrained riverfront site in New Farm, designed as a sculptural landscape form with a curved alignment. Includes seven covered car parking spaces, a roof terrace with pool, extensive multi-level landscaped planters with screening vegetation, and an approved river wall interface.Planner: Urban Strategies Pty Ltd
Architect: Graya
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Considerable site slope from 11m AHD (eastern boundary) down to the Brisbane River (western boundary) requiring significant cut/fill and excavation, with a below-ground/basement level (FFL 4.4m AHD). Operational Works approval (A006480735) in place for filling, excavation and prescribed tidal works. Concrete block river wall and retaining walls along river frontage. Acid sulfate soils to be managed where encountered.
• Roof & Clad: Render finishes throughout: light coloured smooth render and textured render on curved horizontal/vertical bands; neutral and earthy toned render to lower levels, lighter greys/whites to upper levels; dark metal banding/balustrades. Roof terrace at top level. No specific roofing profile or R-values listed.
• Plumbing, Drain & Gas: Stormwater to be discharged to the Brisbane River. Site achieves flood immunity with FFL of 4.4m AHD. No new rainwater tanks or gas line extensions specified.
• Elec & Solar: Not Listed - No explicit electrical/solar specs found in the planning report or landscape plans; energy efficiency notes not provided.
• Carpentry, Joinery & Steel: Roof terrace with clear glass pool balustrade and dark metal balustrades. Internal staircases connecting four levels plus basement. Specialised on-structure soil media and planter construction across multiple levels. Detailed internal joinery/cabinetry specs not provided in the planning/landscape documents.
• Pools & Landscaping: Extensive Landscape Concept Plan by Urbis: in-ground pool with clear glass pool balustrade at the river-facing level; multi-level podium planters (300-1000mm depths) with subtropical canopy trees (approx 10m mature), Randia fitzalanii and Elaeocarpus reticulatus screening trees (3-8m), cascading groundcovers and climbing Ficus pumila; two feature trees framing the river frontage; riparian planting along river edge; existing stone pitched river wall plus approved new concrete block river wall (A006480735); approx 283sqm combined landscaping (41.1% of site).
• Windows & Glazing: Large spans of windows and sliding doors oriented to the west/river corridor for natural ventilation. Grey tinted glass with light coloured glazing frames; clear glass pool balustrades. Irregular placement of windows particularly on the southern elevation to break up wall spans.
• Finishes (Paint/Tile/Floor): Internal floor finishes not specified in the planning report. External finishes comprise smooth and textured render in neutral/earthy tones (lower) and light greys/whites (upper), dark metal banding and balustrades, and tinted glazing.

Relocation and extension of an existing pre-1946 two-storey dwelling house, including building underneath, side and rear additions, and partial demolition within the Traditional Building Character Overlay. Includes high-value features such as a wine cellar, butler's pantry, sauna, ice bath, in-ground concrete pool with bar/kitchenette, and a separate pool house and gatehouse.Planner: Urbicus Pty Ltd
Architect: Concepts Unlimited Design (CU Design)
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Site falls approx. 3.5m from rear boundary to Clara Street (RL46.5 to RL43). Earthworks/excavation required for relocation of dwelling forward and building underneath. Slab and footings to engineer's design and soil report; trowel finished concrete (TFC) flooring noted. Rendered blockwork retaining walls to engineer's design. Termite management system to ABCB Part 3.4 & AS3660.1-2014. New driveway and crossover to council standards. Site cover increasing from 20.6% (166.9m²) to 49.3% (398.8m²).
• Roof & Clad: Lysaght Trimdek metal roof (or similar) at approx. 3° pitch behind parapet walls; existing sheet metal roof retained at approx. 22.5° pitch with metal gutter & fascia; additional roof sections at 5°, 8° and 15-17° pitches. External walls: painted weatherboard cladding, painted flat FC cladding with timber gable detailing, vertical batten external wall cladding, rendered/painted brick, rendered blockwork retaining walls. Built-to-boundary walls min FRL 60/60/60.
• Plumbing, Drain & Gas: Surface drainage to comply with NCC Part 3.3.3; stormwater to connect to existing discharge point in Clara Street to a lawful point of discharge. Sewer connection to existing line in Clara Street. Water meter retained in Clara Street. Hot water unit (HWU) noted; gas meter present. Strip drains noted. New pool plumbing/pool pump required.
• Elec & Solar: Energy efficiency report required; QDC MP4.1 sustainability compliance. Energy efficient lighting (min 80% fixed artificial lighting), 5-star/heat pump or solar hot water systems eligible for renewable energy certificates. No specific solar PV size, 3-phase power, or EV charging provisions noted on plans. AC units noted on floor plans (existing).
• Carpentry, Joinery & Steel: High-end custom joinery including wine cellar, butler's pantry, pool bar with wine rack, kitchenette and overhead cabinetry. Internal staircases with metal balustrade complying with ABCB Housing Provisions Parts 11.2 & 11.3, and timber/metal balustrades to balconies and porches. Hardwood timber decking (HWD). Vertical timber cladding and timber gable detailing to match pre-1946 dwelling. Painted timber lattice screening, vertical screening battens, timber batten fencing.
• Pools & Landscaping: Proposed in-ground concrete pool with spa, glass pool fencing complying with Building Act 1975 & AS1926. Separate pool house (25.8m²) with bar, kitchenette, sauna, ice bath and outdoor shower, plus a vergola/timber pergola. Rendered blockwork retaining walls (max 1.03m southern, 0.75m northern boundary), timber batten fencing above retaining walls, garden beds, suspended garden bed, fire pit, BBQ. New driveway and crossover (5m width). Existing street trees retained.
• Windows & Glazing: Aluminium framed fixed, louvre and sliding windows; aluminium framed stacker/sliding doors; aluminium framed curtain wall to client specification; aluminium framed skylight; aluminium framed French doors. Metal window hoods. Timber-framed windows retained on existing dwelling. Window protection to comply with ABCB Housing Provisions Part 11.3.
• Finishes (Paint/Tile/Floor): Existing finishes include carpet (CPT), cork flooring (CRK), trowel finished concrete (TFC), floor tiles (TL), vinyl flooring (VYL), masonry pavers (MP) and hardwood timber decking (HWD). Existing timber floors to be redressed or covered to client specification. All internal & external colours and finishes to client selection. Wet areas to be waterproofed to ABCB Part 10.2 & AS 3740.

New 6-storey mixed-use residential development comprising 49 apartments (8x 1-bed, 36x 2-bed, 5x 3-bed) with a 65sqm ground-floor commercial tenancy fronting Samford Road. Includes a basement and ground-level car park (76 spaces), a 460sqm rooftop communal recreation area, and integrated refuse storage with on-site collection.Planner: Tam Dang Planning Pty Ltd
Architect: Wiltshire Stevens Architects Pty Ltd
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Site slopes from NW corner (45.5m AHD) to SE corner (40.5m AHD). Predominantly excavation rather than fill. Basement car park (RL 37.6-38.5) cut into slope. Retaining walls mostly contained within site; Bere Street retaining wall stepped/terraced slightly exceeding 0.6m with 3m planter box. Concrete driveway crossover 6.5m wide to Bere Street. Ramps at 1 in 15 gradient. Existing retaining wall along Samford Road.
• Roof & Clad: Colorbond roof sheeting with skillion roof form. External walls finished in render/paint. Powdercoat aluminium framed windows and sliding doors. Powdercoat aluminium screens. Green wall to Samford Road frontage.
• Plumbing, Drain & Gas: Lawful point of discharge directed to kerb in Bere Street and Samford Road. Reticulated water supply and sewerage available/existing. 100 PVC and 150x40 stormwater drainage shown on basement plan; 325 RCP street drainage. No new points of discharge to Samford Road (state-controlled road). Pump room located in building.
• Elec & Solar: Padmount transformer and booster housing noted at frontage. Outdoor lighting to comply with AS 4282-1997. No specific solar PV, EV charging or 3-phase provisions noted in plans. Transformer shown above basement/ground level.
• Carpentry, Joinery & Steel: Apartment fit-outs including kitchens (KITCHEN noted on all unit plans), dining, robes, WIR (walk-in robes), and ensuites. 1800 HT timber screen fencing to northern boundary. Glass balustrades to balconies. Internal lifts and stairs. Commercial shopfront joinery to 65sqm retail tenancy.
• Pools & Landscaping: Landscaping provided at-grade (~10.5% of site for deep planting) and within rooftop communal recreation area (460m²). 3m wide landscaped buffer with deep planting along northern (Bere Street) boundary. Planter boxes along street frontages. Green wall to Samford Road. Retaining wall along Bere Street (terraced/stepped with 3m planter box). No pool noted - communal recreation includes BBQ area. Required deep planting 162m²; provided 172m².
• Windows & Glazing: Powdercoat aluminium framed windows and sliding doors throughout. Glass balustrades to balconies on both frontages. Transparent (glass) balustrading. Acoustic glazing minimum Rw 35 for glazing areas >1.8m² and Rw 32 for ≤1.8m² (Transport Noise Corridor). Reflective glass limited to max 20% light reflectivity. Powdercoat aluminium screens for privacy/sun shading.
• Finishes (Paint/Tile/Floor): Render/paint finish to external facades. Powdercoat aluminium screens and window frames. Colorbond roof. Internal finishes (floor coverings, tiles) to be determined at BA stage. Final colour palette determined at building approval stage. Durable, low-maintenance, prefinished materials specified for built-to-boundary walls.

New three-storey 'Exercise, Science and Innovation Centre' extension to St Patrick's College, including a basement carpark (82 spaces), two indoor basketball courts with spectator seating, gymnasium, general learning areas and allied health clinics. Features a rooftop level with sports courts, kiosk and a rock-climbing/bouldering wall, with a total GFA of 4,631m².Planner: DTS Group Qld Pty Ltd
Architect: Elevation Architecture Pty Ltd
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Demolition of existing two-storey Callan Centre, sports hall and classroom buildings, footpaths, stairs and structures to facilitate construction. New basement excavation for carpark (82 spaces). Structural columns (COL-01) to engineer documentation. New vehicle crossover (Type B1) to Yundah Street; existing Pier Avenue crossover to be demolished and verge/kerb reinstated. Coloured concrete (CC-01) finishes, concrete footpaths and wheel stops. Site is relatively flat (RL 18m to RL 15m AHD).
• Roof & Clad: Metal Roof Sheeting (MRS) at 3.0° pitch. External cladding: CLD-01 and CLD-02 Steel Cladding, RN-01 Render Finish, CC-01 Coloured Concrete. Screening: SCR-01 Perforated Metal Screen and SCR-02 Tensile Steel Cable. Street awning fronting Pier Avenue.
• Plumbing, Drain & Gas: Roof runoff collected and conveyed to an underground stormwater treatment tank beneath the landscape area, discharging to existing stormwater pipe network on Yundah Street. Stormwater quality treatment via seven Atlan Filter Cartridges within the treatment tank, plus a buffer system in the landscape area. EOT (End of Trip) amenities/showers in basement.
• Elec & Solar: Electrical/Comms room and electrical riser (ER) noted in basement. Solar Panels (SP) noted on the roof section drawings. Mechanical risers and exhaust louvres for ventilation; court space designed for natural cross-ventilation to reduce reliance on mechanical air conditioning. EV-DB markings noted in basement carpark (EV charging provisions).
• Carpentry, Joinery & Steel: Internal rock-climbing/bouldering wall on rooftop. Kiosk/kitchenette joinery, staff rooms and clinician spaces. Spectator seating and terrace seating (concrete). Glass/transparent screening to upper-level court space; handrails (HR) and balustrades (BAL types). Mezzanine walkway with balustrades. Internal stairs servicing the multi-level building.
• Pools & Landscaping: Total of 133m² of landscaped open space along Yundah Street and Pier Avenue frontages, including a minimum 3m wide landscape buffer to Yundah Street. Existing street trees in verges of Pier Avenue and Yundah Street to be retained and protected. Relocated sandpit. No pool proposed for this building (existing campus pool noted). Aluminium fencing (FEN-01) and gates.
• Windows & Glazing: Transparent screening to upper-level court space presenting large portions of elevation as two-storey form. Window hoods (WH) noted on sections. Glazing, recessed building lines and secure gates used to define public/private areas. Upper-level windows for cross-ventilation. Perforated metal screens (SCR-01) and tensile steel cable screens (SCR-02) to facade.
• Finishes (Paint/Tile/Floor): Coloured Concrete (CC-01) and Render Finish (RN-01) internal/external finishes. Sports court flooring to basketball courts, gymnasium and rooftop courts. Terrace and spectator seating finishes. Polished/sealed concrete floors typical to basement carpark and back-of-house areas.