Shorncliffe: Standard Residential
OVERVIEW
Earthworks: Demolition involves removal of existing timber stumps and foundations. Two existing concrete driveway tracks providing vehicle access to Palm Avenue. Standard sediment and erosion control, temporary fencing during demolition.
Roof & Clad: Existing corrugated steel roof sheeting and external timber weatherboard cladding to be demolished. No new roof/cladding proposed.
Plumbing & Gas: Existing 20mm potable water connection and 100mm sewer connection on Palm Avenue to be capped/disconnected. Stormwater currently discharges to kerb and channel.
Electrical: Not Listed - demolition only; existing overhead electrical infrastructure on Palm Avenue verge to be disconnected.
Carpentry: No new joinery proposed. Existing internal VJ linings, timber flooring, framing, staircases, and external weatherboards to be demolished.
Pool/Land: No new landscaping or pool proposed. Site contains existing domestic-style landscaping in the front setback and a large mature tree in the rear south-western corner to be retained where possible.
Windows: Not Applicable - demolition only. Existing external timber doors and windows to be removed.
Finishes: Existing timber flooring (rot/termite damaged) and VJ ceilings to be demolished. No new flooring or finishes proposed.
Development Permit for Building Work to demolish an existing pre-1946 Colonial cottage straddling two lots, deemed structurally unsound (timber rot, termite damage, poor soil). Application is supported by an RPEQ Structural Report and a $457,444.63 construction cost estimate to make the building structurally sound.
CONTACTSPlanner: Murray Bell Planning Co.
Architect: Not Listed
Builder: To Be Appointed
Earthworks: Demolition involves removal of existing timber stumps and foundations. Two existing concrete driveway tracks providing vehicle access to Palm Avenue. Standard sediment and erosion control, temporary fencing during demolition.
Roof & Clad: Existing corrugated steel roof sheeting and external timber weatherboard cladding to be demolished. No new roof/cladding proposed.
Plumbing & Gas: Existing 20mm potable water connection and 100mm sewer connection on Palm Avenue to be capped/disconnected. Stormwater currently discharges to kerb and channel.
Electrical: Not Listed - demolition only; existing overhead electrical infrastructure on Palm Avenue verge to be disconnected.
Carpentry: No new joinery proposed. Existing internal VJ linings, timber flooring, framing, staircases, and external weatherboards to be demolished.
Pool/Land: No new landscaping or pool proposed. Site contains existing domestic-style landscaping in the front setback and a large mature tree in the rear south-western corner to be retained where possible.
Windows: Not Applicable - demolition only. Existing external timber doors and windows to be removed.
Finishes: Existing timber flooring (rot/termite damaged) and VJ ceilings to be demolished. No new flooring or finishes proposed.
Hemmant: Standard Residential
OVERVIEW
Earthworks: Pool excavation in stable natural ground with min. 100kPa bearing capacity, Class M reactivity or better. Reinforced concrete pool shell 150-200mm thick with S12-300/S12-150 reo, 32MPa concrete (28 days), 50mm cover. Min. 150mm gravel screening bed (Class S/M soil) or 300mm (Class H). Excavation volume less than 100m³ (acid sulfate exempt). Pool builder to maintain integrity of existing house foundation during excavation.
Roof & Clad: Not applicable - no roof works. Existing 800mm high block wall noted on site
Plumbing & Gas: New pool filtration plumbing - 40mm (min) PVC Class 9 pipes, Class 18 fittings to AS 1475; skimmer box, main drain with hydrostatic valve; spoon/agricultural drains discharging to stormwater sump; existing sewer main location to be confirmed prior to excavation; site drainage to comply with NCC Vol 2 Clause 3.1.2
Electrical: Not Listed - pool lighting noted (final location TBC by pool builder); no solar PV, 3-phase or EV provisions specified
Carpentry: Not applicable - no internal joinery/carpentry. Pool bench seat and coping detail only.
Pool/Land: Proposed in-ground concrete swimming pool 2.5m x 5.7m (1.1m–1.8m deep) located at rear of existing dwelling. Setbacks: 400mm rear, 1500mm secondary road. 1200mm high pool fencing with self-closing gates to AS 1926; 1800mm high fencing on property boundary. Existing 800mm high block wall retained. Pool coping and concrete pathway/slab surrounds with non-slip finish.
Windows: Not applicable - no windows or glazing in scope (pool-only application)
Finishes: Concrete in-ground pool shell with waterproofing to pool builder's specification. Concrete pathway/slab surround with non-slip finish. No internal flooring works.
Construction of a new 2.5m x 5.7m concrete in-ground swimming pool at the rear of an existing dwelling house in a Heritage Overlay area. Works include excavation, reinforced concrete pool shell (32MPa), pool fencing, filtration/skimmer plumbing and associated site drainage.
CONTACTSPlanner: Oasis Town Planning Pty Ltd
Architect: SIA Structural Innovations Australia (Consulting Engineers)
Builder: Mineral Pools Qld
Earthworks: Pool excavation in stable natural ground with min. 100kPa bearing capacity, Class M reactivity or better. Reinforced concrete pool shell 150-200mm thick with S12-300/S12-150 reo, 32MPa concrete (28 days), 50mm cover. Min. 150mm gravel screening bed (Class S/M soil) or 300mm (Class H). Excavation volume less than 100m³ (acid sulfate exempt). Pool builder to maintain integrity of existing house foundation during excavation.
Roof & Clad: Not applicable - no roof works. Existing 800mm high block wall noted on site
Plumbing & Gas: New pool filtration plumbing - 40mm (min) PVC Class 9 pipes, Class 18 fittings to AS 1475; skimmer box, main drain with hydrostatic valve; spoon/agricultural drains discharging to stormwater sump; existing sewer main location to be confirmed prior to excavation; site drainage to comply with NCC Vol 2 Clause 3.1.2
Electrical: Not Listed - pool lighting noted (final location TBC by pool builder); no solar PV, 3-phase or EV provisions specified
Carpentry: Not applicable - no internal joinery/carpentry. Pool bench seat and coping detail only.
Pool/Land: Proposed in-ground concrete swimming pool 2.5m x 5.7m (1.1m–1.8m deep) located at rear of existing dwelling. Setbacks: 400mm rear, 1500mm secondary road. 1200mm high pool fencing with self-closing gates to AS 1926; 1800mm high fencing on property boundary. Existing 800mm high block wall retained. Pool coping and concrete pathway/slab surrounds with non-slip finish.
Windows: Not applicable - no windows or glazing in scope (pool-only application)
Finishes: Concrete in-ground pool shell with waterproofing to pool builder's specification. Concrete pathway/slab surround with non-slip finish. No internal flooring works.
Annerley: Premium Residential
Cost: ESTIMATE: $850,000 (Not listed in DA) | DA: A007017408
Loc: 16-16A Victoria Terrace, Annerley QLD 4103
Loc: 16-16A Victoria Terrace, Annerley QLD 4103
OVERVIEW
Earthworks: New concrete driveway crossover relocation slightly to the west; concrete surrounds at lower level (garden/landscape edges); stone retaining wall retained; minor cut/fill to facilitate new double garage at front and lower level enclosure (build-under). Foundation type not specified – likely concrete slab to new garage and timber-framed floor extensions to match existing dwelling.
Roof & Clad: Metal roof sheeting to new deck extension and garage; existing roof retained with partial demolition for new skylight installation; weatherboard cladding throughout (external walls and build-under areas); eaves to match existing traditional character; lightweight materials predominate.
Plumbing & Gas: Existing connections to water, sewerage and stormwater retained and modified to suit new layout. New plumbing required to relocated/new bathroom, ensuite, laundry, kitchen and butler's pantry. Existing stormwater drainage retained.
Electrical: Existing electricity connection retained (overhead cable from street pole). No solar PV, EV charging or smart home wiring specifically noted in DA plans. Standard residential electrical fit-out anticipated for new bathrooms, kitchen, ensuite and rumpus areas.
Carpentry: Custom joinery to new open plan kitchen/dining/living including pantry and ensuite cabinetry; new internal stairs (timber); refurbishment and reuse of existing timber double-hung windows and French doors to lower level bedrooms; new upper level deck with external timber stairs; new balustrading to replace demolished balustrades; weatherboard cladding throughout.
Pool/Land: Minor landscaping works only - retention of existing stone retaining wall, garden beds at front of new garage, indicative front fencing (timber paling style, max 1.2m height, 20% transparent to comply with Traditional Building Character Overlay). No pool proposed.
Windows: New windows and doors to side and rear upper level (timber-framed to match traditional character); existing double-hung timber windows refurbished and reused at lower level (Bedrooms 3 & 4); refurbished existing French doors reused to Bedroom 5; new French doors to upper deck extension; new skylight to side verandah roof.
Finishes: Not specified in plans - internal floor coverings to be confirmed at construction stage. Existing timber dwelling floor structure to be retained where possible, with new flooring to extension areas (kitchen/dining/living, ensuite, bedrooms, rumpus/media room).
Modifications, extensions and partial demolition to an existing two-storey pre-1946 character dwelling house, including new double garage at front, lower level enclosure to create entry/laundry/bathroom/3 bedrooms/rumpus, upper level extension for new ensuite/walk-in pantry/internal stairs, plus new rear deck, alfresco and skylight. Works retain traditional building character with weatherboard cladding, metal roof sheeting and refurbished original windows/doors.
CONTACTSPlanner: Bartley Burns
Architect: Not Listed
Builder: To Be Appointed
Earthworks: New concrete driveway crossover relocation slightly to the west; concrete surrounds at lower level (garden/landscape edges); stone retaining wall retained; minor cut/fill to facilitate new double garage at front and lower level enclosure (build-under). Foundation type not specified – likely concrete slab to new garage and timber-framed floor extensions to match existing dwelling.
Roof & Clad: Metal roof sheeting to new deck extension and garage; existing roof retained with partial demolition for new skylight installation; weatherboard cladding throughout (external walls and build-under areas); eaves to match existing traditional character; lightweight materials predominate.
Plumbing & Gas: Existing connections to water, sewerage and stormwater retained and modified to suit new layout. New plumbing required to relocated/new bathroom, ensuite, laundry, kitchen and butler's pantry. Existing stormwater drainage retained.
Electrical: Existing electricity connection retained (overhead cable from street pole). No solar PV, EV charging or smart home wiring specifically noted in DA plans. Standard residential electrical fit-out anticipated for new bathrooms, kitchen, ensuite and rumpus areas.
Carpentry: Custom joinery to new open plan kitchen/dining/living including pantry and ensuite cabinetry; new internal stairs (timber); refurbishment and reuse of existing timber double-hung windows and French doors to lower level bedrooms; new upper level deck with external timber stairs; new balustrading to replace demolished balustrades; weatherboard cladding throughout.
Pool/Land: Minor landscaping works only - retention of existing stone retaining wall, garden beds at front of new garage, indicative front fencing (timber paling style, max 1.2m height, 20% transparent to comply with Traditional Building Character Overlay). No pool proposed.
Windows: New windows and doors to side and rear upper level (timber-framed to match traditional character); existing double-hung timber windows refurbished and reused at lower level (Bedrooms 3 & 4); refurbished existing French doors reused to Bedroom 5; new French doors to upper deck extension; new skylight to side verandah roof.
Finishes: Not specified in plans - internal floor coverings to be confirmed at construction stage. Existing timber dwelling floor structure to be retained where possible, with new flooring to extension areas (kitchen/dining/living, ensuite, bedrooms, rumpus/media room).
Bardon: Premium Residential
Cost: ESTIMATE: $750,000 (Not listed in DA) | DA: A007017656
Loc: 103A-103 Coronation Street, Bardon QLD 4065
Loc: 103A-103 Coronation Street, Bardon QLD 4065
OVERVIEW
Earthworks: Site is generally flat per 2002 BCC contours. Minor earthworks for new lower-level enclosure and carport slab. Concrete driveway/crossover. Built-to-boundary walls with min FRL 60/60/60 per ABCB Part 9.2.
Roof & Clad: Sheet metal roof at 21.5° pitch (main), 10° pitch (carport) and 3° pitch (under upper balcony) with metal gutter and fascia. External walls: painted weatherboard cladding (existing) and new painted horizontal cladding to additions; rendered/painted masonry feature elements.
Plumbing & Gas: Standard sewer and water connections via Queensland Urban Utilities (readily available). Gutters and downpipes to comply with Part 7.4 of ABCB Housing Provisions and AS3500 Part 3. No new rainwater tanks specified.
Electrical: Not specified on DA plans; standard residential electrical to be confirmed at building approval. Plans to be read with Energy Efficiency Report.
Carpentry: Internal joinery to client selection including kitchen, pantry, bar, walk-in robes, ensuite vanities and laundry. Timber stair and balustrade to comply with ABCB Parts 11.2 & 11.3. 150x150 and 100x100 painted timber HWD posts. Pocket sliding doors and French doors to client specification.
Pool/Land: Existing in-ground pool with existing glass pool fencing to be retained. New landscaping minor; existing site cover increasing from 245.3m2 to 274m2. Timber fencing to street frontage.
Windows: Mix of existing timber-framed double-hung, casement, awning and louvre windows retained. New aluminium-framed louvre windows with fixed centre panel, new casement windows, French doors with sidelights, pocket sliding doors and stacker doors to client specification. Skylight retained.
Finishes: Internal floor finishes per legend: carpet (CPT) to bedrooms, trowel-finished concrete (TFC), floor tiles (TL) to wet areas, hardwood timber decking (HWD) to alfresco. Final finishes to client selection.
Renovations and extensions to an existing 2-storey pre-1947 dwelling house in the Traditional Building Character Overlay, including raising the dwelling to 9.5m, demolishing lower-level works, enclosing under the upper level, new front entry and single-width carport. Works include new windows, side additions, balustrade infill and internal modifications retaining traditional weatherboard cladding and pitched roof character.
CONTACTSPlanner: Brisbane Town Planning
Architect: CU Design (Concepts Unlimited Design)
Builder: To Be Appointed
Earthworks: Site is generally flat per 2002 BCC contours. Minor earthworks for new lower-level enclosure and carport slab. Concrete driveway/crossover. Built-to-boundary walls with min FRL 60/60/60 per ABCB Part 9.2.
Roof & Clad: Sheet metal roof at 21.5° pitch (main), 10° pitch (carport) and 3° pitch (under upper balcony) with metal gutter and fascia. External walls: painted weatherboard cladding (existing) and new painted horizontal cladding to additions; rendered/painted masonry feature elements.
Plumbing & Gas: Standard sewer and water connections via Queensland Urban Utilities (readily available). Gutters and downpipes to comply with Part 7.4 of ABCB Housing Provisions and AS3500 Part 3. No new rainwater tanks specified.
Electrical: Not specified on DA plans; standard residential electrical to be confirmed at building approval. Plans to be read with Energy Efficiency Report.
Carpentry: Internal joinery to client selection including kitchen, pantry, bar, walk-in robes, ensuite vanities and laundry. Timber stair and balustrade to comply with ABCB Parts 11.2 & 11.3. 150x150 and 100x100 painted timber HWD posts. Pocket sliding doors and French doors to client specification.
Pool/Land: Existing in-ground pool with existing glass pool fencing to be retained. New landscaping minor; existing site cover increasing from 245.3m2 to 274m2. Timber fencing to street frontage.
Windows: Mix of existing timber-framed double-hung, casement, awning and louvre windows retained. New aluminium-framed louvre windows with fixed centre panel, new casement windows, French doors with sidelights, pocket sliding doors and stacker doors to client specification. Skylight retained.
Finishes: Internal floor finishes per legend: carpet (CPT) to bedrooms, trowel-finished concrete (TFC), floor tiles (TL) to wet areas, hardwood timber decking (HWD) to alfresco. Final finishes to client selection.
Hemmant: Standard Residential
OVERVIEW
Earthworks: Pool excavation to depth of 1.6m (pool) and 1.2m (spa) on H1 classified reactive soil site, founding into rock with min. bearing capacity 100kPa. 32MPa shotcrete spray mix for pool shell (180mm thick walls and base), 300 wide strip footing with 3-L12 TM or 3-S12 bars founded into natural rock. Submersible pump temporary drainage required during construction if perched water encountered.
Roof & Clad: Not Applicable - pool only project, no roof or external wall cladding works.
Plumbing & Gas: 50mm suction and delivery pipes; pool volume approx. 31,000L with 5hr turnaround; EnviroMAX 800 filter pump; backwash to be connected to sewer or soakage pit per AS1926.3; perimeter aggregate drainage on highly reactive H1 site connected to legal point of discharge; hydrostatic relief valve at lowest point of floor.
Electrical: 2 x LED pool lights noted; provision for solar pool heating array (location to be determined by builder); heat pump (Astral E230 or similar) and gas heater (Oasis X19 TBC) noted in hydraulic plan.
Carpentry: Not Applicable - pool only project, no internal joinery or carpentry works specified.
Pool/Land: Proposed in-ground concrete swimming pool 2.8m x 7.6m, 1.6m deep with 1.2m deep attached spa (400mm above pool) including 70mm spillway, 500mm deep seat, 600mm deep ledge, and stepped entry. Pool safety barriers include min. 1200mm high glass fence and standard fence (by others to AS1926.1), with existing 1800mm boundary fence to be made compliant.
Windows: Glass pool fence (min. 1200mm high) to AS1926.1 noted on site plan. Existing dwelling windows or doors within the new pool safety area to be fixed shut or restricted opening to max 100mm per AS1926 & BCA 2022.
Finishes: Concrete in-ground pool shell (32MPa shotcrete). Surrounding pool surrounds to be min. 2000mm wide impervious paving with min. 1:50 fall to perimeter aggregate drain (paving by others). Internal pool finish TBC.
Construction of a new 2.8m x 7.6m in-ground concrete swimming pool (1.6m deep) with an attached 1.2m deep spa raised 400mm above the pool, located at the rear of an existing dwelling house. Includes pool plumbing, hydraulic systems (filter, gas heater, heat pump), LED lighting, and required pool safety barriers (glass and standard fencing).
CONTACTSPlanner: Oasis Town Planning Pty Ltd
Architect: Innovezza Pty Ltd (Consulting Engineers & Surveyors)
Builder: Indesign Pools & Landscapes
Earthworks: Pool excavation to depth of 1.6m (pool) and 1.2m (spa) on H1 classified reactive soil site, founding into rock with min. bearing capacity 100kPa. 32MPa shotcrete spray mix for pool shell (180mm thick walls and base), 300 wide strip footing with 3-L12 TM or 3-S12 bars founded into natural rock. Submersible pump temporary drainage required during construction if perched water encountered.
Roof & Clad: Not Applicable - pool only project, no roof or external wall cladding works.
Plumbing & Gas: 50mm suction and delivery pipes; pool volume approx. 31,000L with 5hr turnaround; EnviroMAX 800 filter pump; backwash to be connected to sewer or soakage pit per AS1926.3; perimeter aggregate drainage on highly reactive H1 site connected to legal point of discharge; hydrostatic relief valve at lowest point of floor.
Electrical: 2 x LED pool lights noted; provision for solar pool heating array (location to be determined by builder); heat pump (Astral E230 or similar) and gas heater (Oasis X19 TBC) noted in hydraulic plan.
Carpentry: Not Applicable - pool only project, no internal joinery or carpentry works specified.
Pool/Land: Proposed in-ground concrete swimming pool 2.8m x 7.6m, 1.6m deep with 1.2m deep attached spa (400mm above pool) including 70mm spillway, 500mm deep seat, 600mm deep ledge, and stepped entry. Pool safety barriers include min. 1200mm high glass fence and standard fence (by others to AS1926.1), with existing 1800mm boundary fence to be made compliant.
Windows: Glass pool fence (min. 1200mm high) to AS1926.1 noted on site plan. Existing dwelling windows or doors within the new pool safety area to be fixed shut or restricted opening to max 100mm per AS1926 & BCA 2022.
Finishes: Concrete in-ground pool shell (32MPa shotcrete). Surrounding pool surrounds to be min. 2000mm wide impervious paving with min. 1:50 fall to perimeter aggregate drain (paving by others). Internal pool finish TBC.
Annerley: Standard Residential
OVERVIEW
Earthworks: No excavation or sediment control measures required. New concrete footings: Ø350x600mm deep (typ. of 7) and Ø450x900mm deep (typ. of 3) for SHS steel posts. No bulk earthworks proposed.
Roof & Clad: New insulated patio roof to manufacturer's specifications with 2° pitch skillion form. New 150x65 roll formed steel beams. New gutter installed. Patio roof attaches to existing house wall via receiver channel with extenda brackets to roof flyover.
Plumbing & Gas: All electrical and plumbing to be removed by client prior to works. Existing 150mm gravity sewer main, water and sewer connections to existing dwelling on Fairfield Street side. No new plumbing/drainage proposed; surface/roof water managed on-site to lawful point of discharge.
Electrical: All electrical to be removed by client prior to works. New 4x 90mm LED flush-mount lights to patio. New ceiling fan cabling in conduit. Owner to engage licensed electrician for fit-off including switches inside home. No solar PV noted.
Carpentry: Timber framing: 190x45 H3 LVL13 pole plate, 190x45 H3 MGP10 joists @450mm O.C., 2/190x45 H3 MGP10 front bearer, 140x45 H3 MGP10 inline frame. New 90x90 merbau handrail/support posts. Custom merbau balustrade with 68x19mm vertical balusters at 80mm gaps. Gal strapping cross bracing.
Pool/Land: No pool proposed. Total proposed landscape area is 295.3m² (72.56% of site). No new fencing proposed. Site cover at 27.44%.
Windows: Not applicable - no windows or glazing proposed. Open-sided patio/deck structure with merbau timber balustrade (68x19mm vertical balusters with 80mm gaps).
Finishes: New 90x19mm Merbau hardwood decking boards on entire deck surface. Existing landing to be re-boarded with matching merbau hardwood decking. Merbau hardwood step treads with anti-slip tape and 19x19 strip to nosing.
Proposed new merbau hardwood timber deck (approximately 19.6m²) with associated patio cover roof flyover attached to an existing single-storey dwelling. Works include new SHS steel posts on concrete footings, LVL/MGP10 framing, steel roll-formed beams, insulated patio roof, merbau balustrade and stair treads.
CONTACTSPlanner: Oasis Town Planning Pty Ltd
Architect: Deking Decks (Diamond Outdoor Living)
Builder: Deking Pty Ltd
Earthworks: No excavation or sediment control measures required. New concrete footings: Ø350x600mm deep (typ. of 7) and Ø450x900mm deep (typ. of 3) for SHS steel posts. No bulk earthworks proposed.
Roof & Clad: New insulated patio roof to manufacturer's specifications with 2° pitch skillion form. New 150x65 roll formed steel beams. New gutter installed. Patio roof attaches to existing house wall via receiver channel with extenda brackets to roof flyover.
Plumbing & Gas: All electrical and plumbing to be removed by client prior to works. Existing 150mm gravity sewer main, water and sewer connections to existing dwelling on Fairfield Street side. No new plumbing/drainage proposed; surface/roof water managed on-site to lawful point of discharge.
Electrical: All electrical to be removed by client prior to works. New 4x 90mm LED flush-mount lights to patio. New ceiling fan cabling in conduit. Owner to engage licensed electrician for fit-off including switches inside home. No solar PV noted.
Carpentry: Timber framing: 190x45 H3 LVL13 pole plate, 190x45 H3 MGP10 joists @450mm O.C., 2/190x45 H3 MGP10 front bearer, 140x45 H3 MGP10 inline frame. New 90x90 merbau handrail/support posts. Custom merbau balustrade with 68x19mm vertical balusters at 80mm gaps. Gal strapping cross bracing.
Pool/Land: No pool proposed. Total proposed landscape area is 295.3m² (72.56% of site). No new fencing proposed. Site cover at 27.44%.
Windows: Not applicable - no windows or glazing proposed. Open-sided patio/deck structure with merbau timber balustrade (68x19mm vertical balusters with 80mm gaps).
Finishes: New 90x19mm Merbau hardwood decking boards on entire deck surface. Existing landing to be re-boarded with matching merbau hardwood decking. Merbau hardwood step treads with anti-slip tape and 19x19 strip to nosing.
Morningside: Standard Residential
Cost: ESTIMATE: $4,500,000 (Not listed in DA) | DA: A007017328
Loc: 44 Kates Street, Morningside QLD 4170 (Lot 2 on RP12860)
Loc: 44 Kates Street, Morningside QLD 4170 (Lot 2 on RP12860)
OVERVIEW
Earthworks: Minor cut and fill required on gently sloping site (16m AHD to 14m AHD); concrete driveway with 3.5m wide domestic crossover (BSD-2022); 3.2m wide two-way single lane driveway pavement; concrete slab construction across 6 townhouses; trench drains along road boundary.
Roof & Clad: Skillion roof form over central core with box-like facade finish; Colorbond metal gutters (GUT01) and fascia (FS01); external cladding includes Axon cladding (AX01), light render (AF01), feature stone (STN-E01), and blockwork (BLK01); building height 9450mm (under 9500mm threshold).
Plumbing & Gas: New DN32 PE100 water service connection replacing existing; new 160mm PVC sewer line connecting to existing manhole, with second manhole installation along eastern boundary; two proposed 2,000L above-ground stormwater detention tanks (Kingspan ModLine) adjoining Townhouses #3 and #6; trench drains and centrally located stormwater pits diverting to eastern boundary stormwater line; connection to reticulated water and sewer.
Electrical: No specific mention of solar PV, 3-phase power, EV charging, or smart home wiring in plans. Outdoor lighting required to comply with Category P3 of AS/NZS 1158.3.1:2005 and AS 4282-1997. Existing overhead power and telecommunications infrastructure on site.
Carpentry: Standard residential townhouse joinery across 6 x 3-bedroom units; each unit includes kitchen with multi-purpose room (MPR), 3 full bathrooms + WC, internal staircases connecting 3 storeys; feature timber/aluminium battening screens (SCR01, SCR02, SCR03) on facades; slimline balustrading to street-facing balconies.
Pool/Land: Detailed landscape plan by Andrew Gold Landscape Architecture; total deep planting 124.9m² (12% of site) including 6 large subtropical Acronychia imperforate (Coastal Aspen) trees; columnar trees and vertical screen plantings along side boundaries; new 1.8m fencing along side/rear boundaries; rendered blockwork, breezeblock and lightweight batten fencing along road frontage; no pool proposed.
Windows: Reflective glass (where used) limited to 20% light reflectivity, minimum 20% heat transmission; narrow 'slot' windows on western/eastern boundaries with off-angled fin screening for privacy; sun-shading devices on east/west elevations; balconies with slimline balustrades on street-facing units; deep recesses on north-facing facades; weather protection and sun shading to all external doors and windows to habitable rooms.
Finishes: Internal finishes not specifically detailed in plans; external finishes include rendered blockwork (light render AF01), Axon cladding (AX01), feature stone (STN-E01), breezeblocks (BLK01), feature balustrades (BAL01), Colorbond metal gutters and fascia.
Development Permit for Material Change of Use - new 3-storey multiple dwelling development comprising 6 x 3-bedroom townhouses arranged in two clusters across a 1,012m² site. Includes tandem garages, ground-floor courtyards, first-floor terraces, individual subtropical deep planting zones, and stormwater detention tanks with extensive articulated facade treatments.
CONTACTSPlanner: Urban Strategies
Architect: ZArchitects
Builder: To Be Appointed
Earthworks: Minor cut and fill required on gently sloping site (16m AHD to 14m AHD); concrete driveway with 3.5m wide domestic crossover (BSD-2022); 3.2m wide two-way single lane driveway pavement; concrete slab construction across 6 townhouses; trench drains along road boundary.
Roof & Clad: Skillion roof form over central core with box-like facade finish; Colorbond metal gutters (GUT01) and fascia (FS01); external cladding includes Axon cladding (AX01), light render (AF01), feature stone (STN-E01), and blockwork (BLK01); building height 9450mm (under 9500mm threshold).
Plumbing & Gas: New DN32 PE100 water service connection replacing existing; new 160mm PVC sewer line connecting to existing manhole, with second manhole installation along eastern boundary; two proposed 2,000L above-ground stormwater detention tanks (Kingspan ModLine) adjoining Townhouses #3 and #6; trench drains and centrally located stormwater pits diverting to eastern boundary stormwater line; connection to reticulated water and sewer.
Electrical: No specific mention of solar PV, 3-phase power, EV charging, or smart home wiring in plans. Outdoor lighting required to comply with Category P3 of AS/NZS 1158.3.1:2005 and AS 4282-1997. Existing overhead power and telecommunications infrastructure on site.
Carpentry: Standard residential townhouse joinery across 6 x 3-bedroom units; each unit includes kitchen with multi-purpose room (MPR), 3 full bathrooms + WC, internal staircases connecting 3 storeys; feature timber/aluminium battening screens (SCR01, SCR02, SCR03) on facades; slimline balustrading to street-facing balconies.
Pool/Land: Detailed landscape plan by Andrew Gold Landscape Architecture; total deep planting 124.9m² (12% of site) including 6 large subtropical Acronychia imperforate (Coastal Aspen) trees; columnar trees and vertical screen plantings along side boundaries; new 1.8m fencing along side/rear boundaries; rendered blockwork, breezeblock and lightweight batten fencing along road frontage; no pool proposed.
Windows: Reflective glass (where used) limited to 20% light reflectivity, minimum 20% heat transmission; narrow 'slot' windows on western/eastern boundaries with off-angled fin screening for privacy; sun-shading devices on east/west elevations; balconies with slimline balustrades on street-facing units; deep recesses on north-facing facades; weather protection and sun shading to all external doors and windows to habitable rooms.
Finishes: Internal finishes not specifically detailed in plans; external finishes include rendered blockwork (light render AF01), Axon cladding (AX01), feature stone (STN-E01), breezeblocks (BLK01), feature balustrades (BAL01), Colorbond metal gutters and fascia.
Rochedale: Premium Residential
Cost: ESTIMATE: $750,000 (Not listed in DA) | DA: A007017342
Loc: 42 Marigold Street, Rochedale QLD 4123 (Lot 60 on SP306488)
Loc: 42 Marigold Street, Rochedale QLD 4123 (Lot 60 on SP306488)
OVERVIEW
Earthworks: 385mm waffle pod slab and footings to engineer's design (AS 2870:2011, AS 3600:2018); soil class N2; site cut/fill to provide level building platform with up to 200mm max timber retaining walls; plain concrete to porch; exposed aggregate driveway (by owner post-handover); 86mm step-down to alfresco/porch; 50mm set-down for wet areas; 235mm step-down to HWS/AC slab; bullnose edge to garage rebate; termite protection per AS 3660.1.
Roof & Clad: Colorbond Custom-Orb roofing at 5° and 7° pitch with sarking; selected Colorbond parapet capping and barge capping; Colorbond gutter and fascia (Lysaght 150 high-front slotted quad gutter); rendered and painted brickwork; James Hardie Hardieplank Weatherboard 230mm smooth; James Hardie Scyon Axon 133mm smooth cladding; rendered/painted 60mm NRG Greenboard; 50x50 batten curved Knotwood aluminium screen; R2.0 HP wall insulation external walls; R7.0 ceiling batts to living/alfresco/garage; R2.5 batts to intermediate floor.
Plumbing & Gas: Stormwater to legal point of discharge per council direction; Heat Pump HWS (205L storage); linear drain to showers; PVC downpipes; floor wastes to wet areas (smart tile); recessed wet areas with 360 deep posistrut joists; box gutter to engineer's design with spreader; mechanical exhaust fans vented externally; rangehood ducted externally. No rainwater tank noted.
Electrical: Three-phase lead-in including three-phase meter box and sub-board to garage; ducted A/C with isolating switch; AC units in roof space; LED downlights throughout; 80% energy-efficient internal/external light fittings; Heat Pump HWS (205L); 4-blade ceiling fans (140cm) to each habitable room. No solar PV noted.
Carpentry: Custom Facade Brilliance Inclusions; tiled plaster window reveals; 20mm and 40mm benchtops to kitchen/W.I.P/laundry/vanities; tiled splashbacks; integrated rangehood ducted externally; walk-in pantry with shelving and cold tap; full-height tiled showers with linear drains and waterbar (step-free); frameless mirrors (vanities up to 2500W x 990H); 1100mm plasterboard dwarf walls; rendered NRG Greenboard boxed features; 66x42mm FJ H3 primed pine moulding window surrounds; selected timber stairs (17 equal risers) with handrail; reinforced wet area walls per NCC Livable Housing Design; 350x350/350x470/350x710 rendered brick piers; sectional overhead garage door with clear glazing.
Pool/Land: Landscaping achieves 44.64% (40% required); driveway 40.28% (max 60%); plain concrete to porch; exposed aggregate driveway by owner post-handover; natural turf to front/back yards and council verge; garden beds with hardwood timber/steel edging finished with mulch; pebble bed; 1.8m high black powder-coated aluminium fence; 1.8m treated good-neighbour timber fences; up to 200mm max timber retaining walls; rendered letterbox; 300x900 pavers; fence-mounted foldable clothesline. No pool proposed.
Windows: Viridian Grey Smart Glass (Low-E) throughout (excludes wet areas); aluminium framed sliding, awning, fixed glass and obscure-glazed windows; 2400-3120 sliding stacker doors with recessed tracks to alfresco; obscure glazing to bathroom windows; aluminium flyscreens with fibreglass mesh to first floor; diamond grille barrier screens to master suite, bed 3 and bed 4; safety glazing to AS1288:2021; 50x50 batten curved Knotwood aluminium privacy screens; semi-frameless waterbar shower screens.
Finishes: Carpet to bedrooms; main floor tiling to living/dining/kitchen/entry/hallways; wet area floor tiling to bathrooms/ensuites/laundry/powder/WCs; plain concrete to porch and garage (no floor coverings); aluminium diminishing trim min 1:8 for accessible dwelling access (Livable Housing Design Part 1.2); 19mm particle board flooring over 412 deep posistrut joists; 19mm fibre cement sheet flooring to recessed wet areas; tiled splashbacks; rendered and painted brickwork internally/externally; plasterboard ceilings and bulkheads at 2400mm.
New 2-storey custom dwelling house comprising 5 bedrooms, master suite with ensuite, rumpus, alfresco, and double garage on a 419m² small lot. Includes rendered brick, Hardieplank weatherboard cladding, Colorbond Custom Orb roofing, and ducted A/C with three-phase power.
CONTACTSPlanner: Checkpoint Building Surveyors
Architect: Neptune Homes
Builder: Neptune Homes
Earthworks: 385mm waffle pod slab and footings to engineer's design (AS 2870:2011, AS 3600:2018); soil class N2; site cut/fill to provide level building platform with up to 200mm max timber retaining walls; plain concrete to porch; exposed aggregate driveway (by owner post-handover); 86mm step-down to alfresco/porch; 50mm set-down for wet areas; 235mm step-down to HWS/AC slab; bullnose edge to garage rebate; termite protection per AS 3660.1.
Roof & Clad: Colorbond Custom-Orb roofing at 5° and 7° pitch with sarking; selected Colorbond parapet capping and barge capping; Colorbond gutter and fascia (Lysaght 150 high-front slotted quad gutter); rendered and painted brickwork; James Hardie Hardieplank Weatherboard 230mm smooth; James Hardie Scyon Axon 133mm smooth cladding; rendered/painted 60mm NRG Greenboard; 50x50 batten curved Knotwood aluminium screen; R2.0 HP wall insulation external walls; R7.0 ceiling batts to living/alfresco/garage; R2.5 batts to intermediate floor.
Plumbing & Gas: Stormwater to legal point of discharge per council direction; Heat Pump HWS (205L storage); linear drain to showers; PVC downpipes; floor wastes to wet areas (smart tile); recessed wet areas with 360 deep posistrut joists; box gutter to engineer's design with spreader; mechanical exhaust fans vented externally; rangehood ducted externally. No rainwater tank noted.
Electrical: Three-phase lead-in including three-phase meter box and sub-board to garage; ducted A/C with isolating switch; AC units in roof space; LED downlights throughout; 80% energy-efficient internal/external light fittings; Heat Pump HWS (205L); 4-blade ceiling fans (140cm) to each habitable room. No solar PV noted.
Carpentry: Custom Facade Brilliance Inclusions; tiled plaster window reveals; 20mm and 40mm benchtops to kitchen/W.I.P/laundry/vanities; tiled splashbacks; integrated rangehood ducted externally; walk-in pantry with shelving and cold tap; full-height tiled showers with linear drains and waterbar (step-free); frameless mirrors (vanities up to 2500W x 990H); 1100mm plasterboard dwarf walls; rendered NRG Greenboard boxed features; 66x42mm FJ H3 primed pine moulding window surrounds; selected timber stairs (17 equal risers) with handrail; reinforced wet area walls per NCC Livable Housing Design; 350x350/350x470/350x710 rendered brick piers; sectional overhead garage door with clear glazing.
Pool/Land: Landscaping achieves 44.64% (40% required); driveway 40.28% (max 60%); plain concrete to porch; exposed aggregate driveway by owner post-handover; natural turf to front/back yards and council verge; garden beds with hardwood timber/steel edging finished with mulch; pebble bed; 1.8m high black powder-coated aluminium fence; 1.8m treated good-neighbour timber fences; up to 200mm max timber retaining walls; rendered letterbox; 300x900 pavers; fence-mounted foldable clothesline. No pool proposed.
Windows: Viridian Grey Smart Glass (Low-E) throughout (excludes wet areas); aluminium framed sliding, awning, fixed glass and obscure-glazed windows; 2400-3120 sliding stacker doors with recessed tracks to alfresco; obscure glazing to bathroom windows; aluminium flyscreens with fibreglass mesh to first floor; diamond grille barrier screens to master suite, bed 3 and bed 4; safety glazing to AS1288:2021; 50x50 batten curved Knotwood aluminium privacy screens; semi-frameless waterbar shower screens.
Finishes: Carpet to bedrooms; main floor tiling to living/dining/kitchen/entry/hallways; wet area floor tiling to bathrooms/ensuites/laundry/powder/WCs; plain concrete to porch and garage (no floor coverings); aluminium diminishing trim min 1:8 for accessible dwelling access (Livable Housing Design Part 1.2); 19mm particle board flooring over 412 deep posistrut joists; 19mm fibre cement sheet flooring to recessed wet areas; tiled splashbacks; rendered and painted brickwork internally/externally; plasterboard ceilings and bulkheads at 2400mm.