Plan Intel Brief

New 5-storey, 16-unit (all 2-bed) residential apartment building, 18.4m maximum height, with open ground-floor parking for 21 cars, a bin store, a basement fire/water pump room and a lift core. High-value features include a 175m² rooftop communal terrace with a galvanised steel pergola, BBQ and planters, a mixed facade of render, PGH brick, Lysaght Dominion cladding and aluminium battens, and an integrated booster/letterbox gatehouse.Planner: Willowtree Planning Pty Ltd
Architect: ThinkTank Architects
Builder/Developer: To Be Appointed

• Earthworks, Demo & Concreting: Flat site (about 10m AHD). The existing dwelling and outbuildings will be demolished. Localised excavation for the basement pump room (RL 7.0 vs ground RL 9.7). Cast-in-place concrete structure with Class 3 columns and Class 2 off-form walls, and exposed slab edges. Concrete driveway slab with a broom-swept finish and a new crossover to Emsworth St. Erosion and sediment controls apply. Foundation type is not specified.
• Roof & Clad: Roof: Lysaght Custom Orb metal sheeting, Zincalume finish (3°, 5° and 10° pitches), with Colorbond Pale Eucalypt powdercoat fascia/gutters and carpark awning roofs. Walls: textured render over blockwork painted Colorbond Surfmist, Pale Eucalypt and Aries; Lysaght Dominion metal cladding accent in Zincalume; PGH Smooth Black & Tan brick in common bond, including hit-and-miss brickwork; standard 200 series concrete blockwork in natural finish; off-form concrete (Class 2). Aluminium rectangular battens and perforated metal screen doors in Colorbond Sandbank. No R-values listed.
• Plumbing, Drain & Gas: New water connection and meter. Existing 100mm sewer property connection to be upgraded (150mm main runs along the rear boundary about 1.9m deep). Roof water discharges to kerb and channel on Emsworth St. Rear vegetated swale, SW pits and internal pavement drainage by the hydraulic engineer. Basement pump room with fire and water pumps, a 3m booster assembly, fire hose reels and hydrants. Erosion and sediment controls during earthworks. No rainwater tank or gas noted.
• Elec & Solar: No solar PV, inverter, 3-phase, EV charging or smart home wiring noted. Split-system A/C condenser units (ACU) to each unit, induction cooktops and wall ovens, main switchboard (MSB) and distribution boards, ELEC cupboards and a mech riser on each level, lift, fire pump, and outdoor lighting under the BCC Outdoor Lighting Code.
• Carpentry, Joinery & Steel: 16 unit kitchens with induction cooktop, wall oven, dishwasher, pantry and fridge space. Built-in robes, entry drop zones and desks. Rooftop BBQ joinery with under-bench fridge. Palisade metalwork balustrades in Colorbond Sandbank powdercoat, stainless steel ferrule rope mesh infill and a fire stair. No cellar, bar or chutes.
• Pools & Landscaping: No pool. 233.7m² of landscaping, including 81.25m² of rear deep planting with dense screening and a Native Gardenia (Randia fitzalanii). Rooftop communal terrace (175m²) with pedestal pavers, astro turf, planter boxes, a galvanised steel RHS pergola with climbing plants, BBQ unit and outdoor dining. Folded metal powdercoat planter boxes on the balconies, wire trellises and a mesh pergola at the entry, and a 500mm block retaining wall.
• Windows & Glazing: Powdercoated aluminium window frames in Shale Grey with clear glass and 300mm window hoods. Fixed obscure glazing or solid balustrades may be added for privacy. Balcony doors open off the living areas; no skylights noted.
• Finishes (Paint/Tile/Floor): Internal floor coverings are not specified. Skirting is noted. The rooftop terrace has pedestal pavers and astro turf, and the carpark is a broom-swept concrete slab.

A new single-storey commercial building of 523m² GFA, joining the two previously approved free-standing buildings into one: three food and drink tenancies (70m², 240m², 70m²) and a 143m² shop, with drive-through queuing, order/pay/pickup windows and a covered alfresco. The build uses Colorbond roofing, FC and timber-look cladding, aluminium shopfront glazing and batten screening, plus reconfigured car parking, a delivery/refuse bay and new pedestrian crossings.Planner: Bartley Burns Certifiers & Town Planners
Architect: Verve Design Group
Builder/Developer: To Be Appointed

• Earthworks, Demo & Concreting: The site is flat and already cleared, with no significant cut or fill noted. Foundation type is not specified (a slab-on-ground is likely). Works include sealed concrete/asphalt for the drive-through lanes, car parking and delivery bay, entry ramps, kerb and channel, footpath links, pedestrian linemarking and crossings. The main access driveway already exists.
• Roof & Clad: Colorbond metal roof sheeting (typical) with 2°–3° fall skillion roofs and awnings over the drive-through and frontages. Walls: expressed-joint compressed FC cladding with paint finish; flush-set FC panelling with vertical coverstrips; timber-look textured panelling with horizontal and vertical recessed joints; vertical timber-look batten screening to the alfresco; powdercoated aluminium batten screens to the alfresco and refuse areas. No R-values listed. All finishes are indicative and subject to tenant standards.
• Plumbing, Drain & Gas: No rainwater tanks or gas line noted. Impervious area rises from 1,685m² before development to 2,949m² after, but the report says no stormwater management plan is needed (previous approval conditions apply). The site has reticulated water and sewer. Food tenancies will need trade waste connections and pre-treatment devices. Staff unisex WCs, male/female WCs and a PWD WC are shown. No works are allowed within Energex easements without consent.
• Elec & Solar: No solar PV, inverter, 3-phase, A/C, EV charging or smart-home wiring shown on the plans. The site connects to electricity and telecoms. Illuminated tenancy signage is built to retailer standards (signage needs a separate approval). Outdoor and car park lighting must comply with AS 4282. Freezer and coldroom are shown to the back of house.
• Carpentry, Joinery & Steel: Commercial tenancy fitout: back-of-house food prep areas, internal seating, order/pay/pickup counters for the drive-through, freezer and coldroom, staff WCs, and an airlock. Internal layouts are indicative only and subject to tenant fitout. No staircases, cellar or bar. Ramps at the entries. External timber boundary fence and aluminium/timber-look batten screens. No decking or balustrades specified.
• Pools & Landscaping: No pool. A 1.8m timber fence runs to the boundary. Existing perimeter landscaping is kept; landscaped area drops from 1,837m² to 286m². Other outdoor works: covered T1 alfresco (22m²), a shared refuse enclosure (22m²) with aluminium batten screening, new pedestrian linemarking and crossings, and reconfigured car parking (23 existing and 19 new spaces). Landscape plans are by a separate consultant.
• Windows & Glazing: Energy-efficient aluminium-framed shopfront glazing to all tenancies, plus drive-through order/pay/pickup windows. Awnings over the shopfronts. No glass type, skylights or louvres specified.
• Finishes (Paint/Tile/Floor): Not specified. Internal finishes are subject to tenant fitout standards; floors will need to suit commercial kitchens, food prep and coldrooms.

New architect-designed 2-storey residence (Ian Webb Architect) on a newly subdivided 404.6m2 corner small lot, with a double garage built to the boundary, a front porch/verandah, an upper balcony with planters and a gatehouse with gated entry. Features include a butler's pantry, open-plan living/kitchen/dining, 5 bedrooms including an ensuite and WIR, freestanding baths, skylights, a rear outdoor pavilion and an in-ground pool with frameless glass fencing.Planner: JDA Consultants Pty Ltd
Architect: Ian Webb Architect
Builder/Developer: To Be Appointed

• Earthworks, Demo & Concreting: The site falls about 5m to the west and 1m to the south, so cut and retaining walls are needed (retaining wall on the east side). Ground floor is at RL 38.000 and the gatehouse floor at RL 37.520. The garage wall is built to the boundary (about 4.3m above natural ground at the western face). There is a new driveway and crossover from Highland Place plus paths. Slab and foundation type and driveway material are not specified. The pool needs excavation.
• Roof & Clad: Roof material not specified. Roof plan shows low-pitch roofs with parapets, lower roofs, a parapet-concealed planter flashing tray and 900x600 skylights. Roof level RL 43.800, building height 8.5m. External finishes: 190 block walls, stone-faced block wall to the front courtyard, vertical batten screen and a built-to-boundary garage wall. DA Form 2 construction materials not ticked.
• Plumbing, Drain & Gas: Existing stormwater line to be maintained across the lot. Wet areas include an ensuite, bathrooms with freestanding baths, 2 WCs, a laundry and a butler's pantry sink. Pool plumbing is required. No rainwater tank or gas noted.
• Elec & Solar: Not specified - no solar PV, 3-phase, A/C, inverter or EV charging shown on the plans. Large screen TV wall noted in living area.
• Carpentry, Joinery & Steel: Butler's pantry and kitchen joinery with island bench (joinery height 2400 UNO). Laundry bench and under-stair storage. Concealed door and cavity slider doors. Built-in robes to bedrooms and a WIR/WIL to Bed 1. Built-in TV/shelving wall to living. Bench seat in the outdoor pavilion. Internal staircase with handrails over the void. Vertical timber batten screen. Material brands not specified.
• Pools & Landscaping: In-ground pool in the rear yard (2500 deep to water line) with frameless glass pool fence and gate. 2000mm-high 190 block screen wall. Retaining wall along the east side. 1800-high paling fence. Lawn areas and landscaping beds. Private landscaped front courtyard behind a stone-faced block wall with a gatehouse and gate. Rear outdoor pavilion (25.3m2) with built-in bench and drying court. Street trees to be retained.
• Windows & Glazing: Frameless glass screens (upper floor and pool fence), glass doors to the outdoor pavilion and 900x600 skylights over the upper bathrooms/WIL. Frame materials and glass types not specified.
• Finishes (Paint/Tile/Floor): Not specified - no finishes schedule provided; ceiling heights of 2700 noted.

New 2-storey, 5-bedroom, 3-bathroom steel-framed dwelling house (Hudson Homes Raven 45, Classic Custom facade) on a 280m2 small lot in Kelvin Grove's Traditional Building Character Overlay. Built on a stepped split-level slab with extensive engineered retaining. It includes a single garage, alfresco, front porch with rendered brick piers, an upper balcony, Scyon Linea cladding and ducted air conditioning.Planner: The Planning Place
Architect: Hudson Homes (Qld) Pty Ltd
Builder/Developer: Hudson Homes (Qld) Pty Ltd

• Earthworks, Demo & Concreting: Stepped concrete slab on ground, site class 'S' (subject to geotech), with drop edge beams. Slab RLs 31.475 and 32.675, pad RLs 31.100 and 32.300, garage 30.755. Earthworks: 68.63m3 cut, 17.70m3 fill (lower) and 36.75m3 fill (upper). Finished levels are +/-50mm, and site works and retaining are to be revised after demolition. The driveway is by the owner (material not specified).
• Roof & Clad: Walls: Scyon Linea 180 FC weatherboard cladding and rendered brick. Porch: rendered brick piers (830mm x 470mm) with steel SHS posts, plus 125mm x 125mm painted steel posts. Steel frame construction, with trusses and floor system TBC by the steel framer. The roof material and profile are not specified, and no R-values are listed.
• Plumbing, Drain & Gas: Connection to the ASCON sewer (levels and depth TBC). Roof water outlet and stormwater go to the lawful point of discharge (L.P.D). Gas connection TBC. The builder provides capped surface water drains, and the owner completes surface water pits after landscaping. Downpipes are set 350mm from the edge, garden taps are shown, and a hot water unit location is marked. No rainwater tank is noted.
• Elec & Solar: Ducted A/C shown on the floor plans, with locations marked for the external A/C unit, meter box and hot water unit (HWU). Smoke alarms and exhaust fans are shown. Overhead powerlines are noted as a site hazard. No solar PV, inverter, 3-phase, EV charging or smart home wiring is noted.
• Carpentry, Joinery & Steel: Standard volume-builder joinery (Hudson Homes H2 specification): kitchen with pantry, linen cupboards, robes, walk-in robes to Bed 1 and Bed 2, vanities to the ensuite and bathrooms, laundry, study nook and gallery. External stair 1,250mm wide with steel stringers, painted timber treads and balustrade as scheduled. Internal stair to the first floor. No cellar, bar, butler's pantry or chutes, and no stone or cabinetry brands are specified.
• Pools & Landscaping: No pool. Many engineered retaining walls (approx. 400mm to 1,600mm high, 1.5m to 4.5m long). An engineered concrete sleeper retaining wall, the driveway, path, steps, balustrade and landscaping are all by the owner. The owner removes the RH side boundary fence before construction and reinstates it after handover. A shared boundary wall with proposed Lot 11.
• Windows & Glazing: Sliding doors to the alfresco and balcony (21-15 and 21-15 SD units) and sliding windows (09-12 SW, 12-21 SW) are shown on the plans. Frame material, glass type, Low-E or double glazing, louvres and skylights are not specified.
• Finishes (Paint/Tile/Floor): Not specified. No finishes schedule is provided, and the plans note that no allowance has been made for floor finishes or ceiling linings.

New two-storey, 5-bedroom, 3-bathroom steel-framed dwelling house (Hudson Homes 'Raven 45' design, Classic Custom facade) on an L-shaped 257m2 small lot in a Traditional Building Character area, with a north-facing alfresco, single garage, upstairs balcony and study nook. The build includes a split-level slab on a sloping site, substantial engineered retaining walls, Scyon Matrix/Linea cladding, rendered brick piers and ducted air conditioning.Planner: The Planning Place
Architect: Hudson Homes (Qld) Pty Ltd
Builder/Developer: Hudson Homes (Qld) Pty Ltd

• Earthworks, Demo & Concreting: S' class concrete slab (subject to geotech report) with drop edge beams, split across three levels: slab RLs 30.755 (garage), 31.475 and 32.675. Earthworks are about 68.63m3 of cut, with 17.70m3 (lower) and 36.75m3 (upper) of fill; finished ground levels are +/-50mm. There is extensive engineered retaining. Driveway and paths are by the owner, material not specified. Site works are based on pre-demolition levels, to be revised after demolition.
• Roof & Clad: External walls use Scyon Matrix cladding and Scyon Linea 180 FC weatherboard cladding, with rendered brick sections. The porch has rendered brick piers (830mm x 470mm) with steel SHS posts and 125mm x 125mm painted steel posts. The house is steel frame construction, with beams, trusses and floor system TBC by the steel framer. The roof material/profile and insulation R-values are not specified.
• Plumbing, Drain & Gas: Stormwater and roof water outlet go to the lawful point of discharge (L.P.D). There is an existing sewer on the site (approx. levels TBC). Gas connection TBC. The builder is to provide capped surface water drains, and the owner is to complete surface water pits after landscaping. Garden tap and downpipe locations are shown, with downpipes set 350mm from the edge. Hot water unit location is shown. No rainwater tank is noted.
• Elec & Solar: Ducted air conditioning shown on the plans, with the A/C unit and hot water unit locations marked on the site plan. Meter box location shown. Smoke alarms and exhaust fans are in the legend. There is no mention of solar PV, inverter, 3-phase power, smart home wiring, security or EV charging. Overhead powerlines are noted as a site hazard.
• Carpentry, Joinery & Steel: Standard project-home joinery: kitchen with pantry, laundry, linen cupboards, robes, walk-in robes (WIR), and vanities to the ensuite and bathrooms. There is a study nook in the upstairs gallery. The external stair has steel stringers and painted timber treads, with the balustrade as scheduled. No cellar, bar, butler's pantry or chutes are shown. Benchtop and cabinetry materials are not specified.
• Pools & Landscaping: No pool proposed. Extensive engineered retaining walls are needed across the site, typically 400mm to 1,600mm high and 1.5m to 4.5m long; retaining is approximate and TBC on site, to be revised post demolition. An engineered concrete sleeper retaining wall is by the owner. The owner is to remove the right-hand side boundary fence before construction and reinstate it after handover. Landscaping, driveway, paths, steps and balustrade are by the owner. An external stair has steel stringers and painted timber treads.
• Windows & Glazing: Not specified in plans; window/door schedule codes only (e.g. 21-15, 12-21, 09-12 sliding windows).
• Finishes (Paint/Tile/Floor): Not specified in plans; no finishes schedule provided.

Material Change of Use to extend an existing warehouse at 859 Nudgee Road, Northgate by building a 204.88m² internal mezzanine inside the existing industrial building, with no change to the footprint, height or facade. The mezzanine fit-out includes 164m² of workstations, three offices, a meeting room, a printing area, a kitchenette, male and female bathrooms and a lift, and the ground floor office, training room and lunch room are reconfigured.Planner: Plan A Town Planning Pty Ltd
Architect: DAH.Architecture
Builder/Developer: To Be Appointed

• Earthworks, Demo & Concreting: No filling or excavation. Mezzanine floor structure sits inside the existing building on the existing ground slab (likely needs structural steel and footings at column points). No driveway or external concrete works. Existing carpark and hardstand are kept.
• Roof & Clad: No change to the existing roof or external facade. Roof plan (SD009) shows the existing roof only, with the mezzanine under the existing roof. Elevation finish codes: AL1 Metal Aluminium and C01 (existing). Roof level +9,310 AHD, mezzanine +6,610, ground +3,810. No R-values listed.
• Plumbing, Drain & Gas: New male, female and ambulant bathrooms and a kitchenette on the mezzanine. Ground floor bathrooms, PWD toilet and lunch room are retained or reconfigured. Existing manhole and vent pipe shown on the ground floor plan. No rainwater tanks, gas or stormwater changes. Existing reticulated water and sewer stay as they are.
• Elec & Solar: No solar PV, 3-phase, AC or inverter specs noted. Report confirms the building already has electricity and telecommunications connections. No new outdoor lighting or floodlighting proposed. New office fit-out will need internal power, data and lighting, plus a lift (shown on plans).
• Carpentry, Joinery & Steel: Office fit-out joinery: kitchenette cabinetry on the mezzanine, a printing area and workstations (164.18m²). New internal stud partitions and doors for Offices 1–3 and the meeting room. Internal stair and lift access to the mezzanine; balustrading at the void/warehouse edge (material not specified). No cellar, bar, butler's pantry or chutes. No decking.
• Pools & Landscaping: None. No pool, retaining walls, fencing or landscaping changes. Existing street trees on Raubers Road and the existing lawn are kept. All work is internal.
• Windows & Glazing: Internal glazing to the mezzanine offices and meeting room (codes W1.01–W1.08) and glazed doors (GD1.01–GD1.04). Ground floor internal windows W0.01–W0.05 and glazed door GD0.01. Existing external windows and doors (EW and ED codes, EGD0.01) are kept, with AL1 aluminium frames. No glass types, skylights or stacker doors specified.
• Finishes (Paint/Tile/Floor): Floor coverings not specified. New commercial office flooring needed for the mezzanine workstations, offices, meeting room and kitchenette, plus wet-area finishes in the bathrooms. Existing warehouse concrete floor stays.

Extensions to an existing two-storey post-1946 dwelling on a steep 402m2 Kelvin Grove character lot: a new 56.7m2 double-width garage built to the Dalley Street boundary with a usable rooftop deck, timber screening and a front planter. The rear works add an 18.9m2 pergola/patio alfresco, an in-ground pool with outdoor shower, and tall masonry fence/retaining wall combinations (retaining up to 1.4m) along both side boundaries.Planner: DTS Group Qld Pty Ltd
Architect: Fresh Design & Drafting
Builder/Developer: To Be Appointed

• Earthworks, Demo & Concreting: Steep site with about a 1 in 3.75 (26.7%) slope from the front boundary to the building line (RL ~56.5 to 49.25 AHD). The garage sits at street level (RL 49.25), needing cut into the slope and retaining. Masonry retaining/fence walls retain up to 1000mm (NE) and 1400mm (SW). Concrete floor with slab and footings to the engineer's design. Existing crossover modified (max 5m width); driveway material not specified. Pool excavation required.
• Roof & Clad: Roof (rc1): selected roof tiles to match the existing roof (DA Form 2 ticks Aluminium/Other for roof covering). The garage has a low flat roof form with a rooftop deck. Walls: wc1 selected rendered masonry wall; wc2 selected timber weatherboard or similar to match the existing cladding, painted finish. Timber screening either side of the garage door. External wall materials ticked on DA Form 2: steel, timber, aluminium, other. Frame: timber and steel. No R-values listed.
• Plumbing, Drain & Gas: Stormwater to discharge to kerb and channel (contractor to confirm), and all roof stormwater to council's approved discharge point. Ground to fall at least 1:20 away from the building for 1.0m. Plumbing to allow for movement expected for the site classification. Existing services to be disconnected and capped. Pool plumbing with pool pump and outdoor shower. No rainwater tanks or gas extensions noted. Council stormwater/sewer locations to be confirmed on site.
• Elec & Solar: None noted on the plans. No 3-phase, AC, solar PV, inverter, smart home, security or EV charging provisions are shown. A pool pump is shown on the floor plan.
• Carpentry, Joinery & Steel: No cellar, bar, butler's pantry or chutes. Carpentry scope: timber screening battens either side of the garage door; lightweight balustrade/fencing to the garage rooftop deck; timber pergola/patio structure; lower ground deck; external steps and landing from the garage up to the house; discreet services/bin access gate; timber weatherboard cladding to match existing. Interior finishes and specifications by others.
• Pools & Landscaping: New in-ground pool at the rear of the main dwelling, with pool gate, pool pump and outdoor shower. New pergola/patio alfresco (18.9m2) with garden beds and a lower ground deck. Masonry fence and retaining wall combinations on both side boundaries: NE side 1800–3600mm high (retaining up to 1000mm); SW side 2400–3750/3900mm high (retaining up to 1400mm). Rooftop deck over the new garage with lightweight upper-level fencing and a front planter along the garage facade. Existing brick fencing and pergola to be demolished. Existing crossover modified (max 5000mm width). Landscaping design by others/owner.
• Windows & Glazing: No glazing specs listed. Existing opening to be infilled with a new window, and an existing window replaced with new doors to suit the new layout. Frame material, glass type, louvres and skylights are not specified (aluminium is ticked on DA Form 2 for external walls).
• Finishes (Paint/Tile/Floor): Concrete floor (DA Form 2). No internal floor coverings or feature wall finishes are specified: interior design, colour selection and finishes are by others.