Plan Intel Brief

Renovation and extension of an existing high-end two-storey riverfront dwelling in Bulimba, involving demolition of existing balconies/awnings and construction of an extended roofed deck, roofed gatehouse, external screening and stone cladding. Works are located within the Brisbane River corridor Section 4 sub-category with associated pool, water features and riverfront landscaping.Planner: DTS Group QLD Pty Ltd
Architect: Prospect Apartment Architecture
Builder/Developer: Blackstone Construct

• Earthworks, Demo & Concreting: Concrete/timber floors; off-form concrete (RW) features. Filling and excavation to be limited so overland flow is not worsened; works within Brisbane River corridor Section 4 designed to not change ground level greater than 1m. Driveway (concrete) and hardstand areas noted, increasing hardstand coverage from 47% to 66% within the 20m HAT setback.
• Roof & Clad: Roof covering noted as Aluminium and 'Other' on DA Form 2. External walls of stone/concrete, timber and 'other'; proposed stone cladding to walls (replacing wall capping). Articulated pre-cast panel, off-form concrete and screen elements noted on elevation legends.
• Plumbing, Drain & Gas: Surface and roof water drainage to be managed to prevent worsening overland flow; downpipes (DP) and gutters (GU) noted. No new rainwater tanks or gas line extensions specified.
• Elec & Solar: AC unit noted on Level 2 plan (riser/AC location); no solar PV, 3-phase, or EV charging provisions explicitly noted on the plans.
• Carpentry, Joinery & Steel: High-end custom joinery to kitchen and dining areas; internal fit-out includes ensuite, WIR, robe, media room and gallery. Balustrades in glass (B1), aluminium battens (B2) and acoustic (B3); external screening (SE) and off-form concrete features. Timber and steel framing.
• Pools & Landscaping: Existing in-ground pool retained with existing glass pool fence to be demolished and replaced with steel pool fencing. Riverfront landscaping including 90m2 ground-level planting, 3m2 high-level (Level 2) planting, 1.0m verge planting, water features and fire brazier. Front boundary fence to be demolished for proposed planter fence and gatehouse.
• Windows & Glazing: Extensive full-height glazing walls (GL) and glass balustrades (B1) throughout; glazing (OF) noted on elevations. Aluminium battens used for screening and balustrades.
• Finishes (Paint/Tile/Floor): Concrete and timber flooring; glass pool deck floor finish; step pavers (STP) externally. Grass turf areas and extended deck floor finish. Proposed stone cladding to external walls.

Conversion and extension of two existing dwellings into rooming accommodation, each housing 6+ persons (max 10 per dwelling) across two storeys. Includes retention of the pre-1947 dwelling on Lot 11, new dwelling on Lot 10, common kitchens, private rooms with ensuites, balconies, and landscaped courtyards.Planner: Gateway Survey & Planning
Architect: YSH Property
Builder/Developer: Not Listed/Check DA Form

• Earthworks, Demo & Concreting: Concrete slab foundations with fall to finished ground at 1:20 for min 1m around perimeter. Earthworks per BCA Part 3.1.1 or engineer's specification. Concrete common courtyards/patios. Existing crossovers and driveways reused; driveways per QDC MP1.1 and AS2890. Concrete plan sheet CP-17.
• Roof & Clad: Colorbond roofing and guttering at 30-degree pitch with 450mm eave overhangs. External walls in Scyon Linea cladding (Dulux Lexicon Half). Lot 11 matches existing 190mm chamfer board and retains existing bullnose roof.
• Plumbing, Drain & Gas: Soil & sullage drainage connected to existing sewerage system per Water Supply & Sewerage Act. Stormwater drainage per AS3500 to existing kerb outlets (lawful point of discharge). Hot water systems (HWS) noted externally. Sites already connected to sewer, water and stormwater; no new civil works.
• Elec & Solar: Solar PV panels noted to be provided on roof (Western/Southern elevations). Dedicated electrical plan sheets (CP-10, CP-29). Standard single-phase power assumed; no explicit 3-phase or EV charging noted.
• Carpentry, Joinery & Steel: Custom common kitchen cabinets and individual kitchen cabinets (bench tops, cooktop/rangehood), robes/cabinets, and standard laundry joinery. 1500mm timber batten screens to courtyards. Timber balustrade retained on Lot 11; BCA-compliant balustrades to balconies. Vanity units, kitchen sinks and desk units per room.
• Pools & Landscaping: No pool proposed. Landscaping retained/provided in front and rear yards with 1800h timber fencing, clotheslines, mailbox, and screened bin stores. 2m high acoustic fences provided between adjoining lots 60 and 74 Lockerbie St. Turfed and landscaped areas.
• Windows & Glazing: Powdercoated aluminium windows and sliding doors (colour per selection). Double-hung aluminium windows on Lot 11 to match existing character; frosted glazing to bathrooms for privacy. Existing window openings and hoods retained/replaced like-for-like on the pre-1947 dwelling. Aluminium French doors and sliding stacker doors to balconies.
• Finishes (Paint/Tile/Floor): Living areas and common kitchens in vinyl; bedrooms carpeted; bathrooms, patios and porches tiled. Internal walls painted (Dulux Lexicon Half feature). Tiled balconies and courtyards.

New dual occupancy rooming accommodation development involving the retention and relocation of the existing traditional character dwelling at the front of the site, with a new two-storey rooming accommodation building constructed to the rear. Includes 495.59m2 GFA of rooming accommodation across two dwellings with common meals/preparation rooms, multiple bedrooms with ensuites, private balconies, communal open space, and 4 resident car spaces plus visitor parking.Planner: Gateway Survey & Planning
Architect: MRD Studio (BD Building Design)
Builder/Developer: Not Listed/Check DA Form

• Earthworks, Demo & Concreting: New concrete stumps 200SQ (NC1) for the new residence; existing residence to be relocated with existing sub-floor posts and battens demolished. New driveway crossover (residential cross over) with stencilled pedestrian pathway and concrete driveway. Max 750mm high retaining walls. Site coverage 45% (297.86m2) with 55% open (371.04m2). Contours supplied by client from survey by Level Up Surveying / AJS Surveys.
• Roof & Clad: Roof: CUSTOMORB Colorbond (COC) at 25-degree pitch; existing CUSTOMORB roofing (exCOR) to remain on relocated dwelling. Cladding: James Hardie 'Scyon Axon' 133mm vertical groove non-combustible cladding (JHA-133) fixed over double-sided anti-glare sisalation with 50mm EPDM foam; selected horizontal board cladding (HB-DA); existing weatherboard (exHB); rendered & painted F.C. Blueboard sheet cladding (RFC-DA). Colonial awnings (CAW).
• Plumbing, Drain & Gas: Existing sewer lines, water lines and stormwater lines noted on site survey. Driveway drainage with 1:100 minimum fall shown. No new rainwater tanks or gas line extensions explicitly specified.
• Elec & Solar: Screened A/C units noted on both ground and first floor plans of both buildings. No explicit solar PV, 3-phase, EV charging or smart home wiring specifications found on the plans.
• Carpentry, Joinery & Steel: Custom joinery includes robes/wardrobes to bedrooms, common room kitchen/meals & preparation areas, bathroom and laundry fitouts across multiple rooming units. Timber handrails 1000mm high breadloaf top rail with dowel balusters (HT-11). Powder coated privacy screens (P/S-C1) min 1500mm high above F.F.L. Internal staircases between ground and first floors. Feature timber fencing and timber screen fences throughout.
• Pools & Landscaping: Extensive landscaping with deep planting of 65 sq.m (10% of site), open space/landscaping areas, street frontage planting and communal open space. Fencing includes 1200mm high feature timber fence to front, 1800mm high timber screen fence, 2000mm high timber acoustic fence alongside driveway, and 750mm high retaining walls with timber screen fence over (max 2000mm combined height). Screened/enclosed rubbish bin storage 3.5m x 2.0m. No pool proposed.
• Windows & Glazing: Windows shown across plans with dimensions (e.g. 1.2x0.9, 1.6x0.9, 0.6x1.5, 1.2x1.5) to bedrooms, bathrooms and living areas. Powder coated privacy screens fitted over windows to a minimum 1500mm high above F.F.L. to comply with BCC DA conditions. Colonial awnings noted. Specific frame material and glazing type not detailed in the finishes schedule.
• Finishes (Paint/Tile/Floor): Internal floor coverings not explicitly detailed in a finishes schedule. Ground floor slab-on-ground for new residence with concrete stump construction; timber-framed floors above. Rendered and painted finishes to blueboard cladding, horizontal board cladding and James Hardie Scyon Axon feature cladding provide the external finishes.

This project involves raising and repositioning an existing pre-1946 Queenslander with a new ground-floor living extension, a detached single-storey outbuilding comprising a garage and recreation spaces, a double-width carport with podium landscaping, and a new gatehouse entry structure. High-value features include a custom butler's pantry, in-ground pool with pool house/gym, media/games room, and full traditional character joinery reinstatement including a wrap-around verandah.Planner: Urbicus Pty Ltd
Architect: OH Architecture Pty Ltd
Builder/Developer: Not Listed/Check DA Form

• Earthworks, Demo & Concreting: Site is relatively flat (810m²). Works involve raising and repositioning the existing dwelling requiring removal of ground-level slab/floors and stairs, with new concrete slab (CO1/CO2) foundations for ground-floor extension, garage, pool house and pool. Formed concrete (CN1) retaining/boundary walls. New concrete driveways and crossovers (5.945m to McGregor St, existing 3.625m to Kalinga St), epoxy garage flooring (EP1). Existing driveway and footpaths to be demolished.
• Roof & Clad: Roof covering: Aluminium/metal roof sheeting (RS1). New flat/low-pitch roof forms (1-2° fall) over extensions and carport, with existing pitched roof (RSE) retained. External cladding: timber weatherboard (WB1/WBE), timber cladding (TC1/TC2), rendered masonry (RM1/RM2), and stone (ST1). Flashings FL1 throughout.
• Plumbing, Drain & Gas: Property connected to existing sewer, water and stormwater infrastructure at Kalinga Street. Existing water meter to be relocated. Existing stormwater discharge to Kalinga Street maintained. Downpipes (DP1) and eaves gutters (EG2) shown. No new rainwater tanks noted.
• Elec & Solar: Existing solar PV panels and existing solar hot water system noted on the existing roof plan (to be affected by partial roof demolition). No new solar system, 3-phase power, or EV charging provisions explicitly noted in the DA plans.
• Carpentry, Joinery & Steel: High-end custom joinery including butler's pantry with bench, island bench kitchen, mudroom, media/games room joinery, TV unit, extensive robes/WIR, makeup bench, and study/desk joinery. ST1 Natural Stone benchtops and stone cladding; TF1 timber flooring; timber weatherboard (WB1) and timber cladding (TC1/TC2) detailing to match existing character. Internal staircase with balustrading (BL1); reinstated wrap-around verandah with traditional balustrade and lattice; circular hollow section (CH1) steel posts. Dedicated bin/utility storage in carport.
• Pools & Landscaping: In-ground concrete pool (PF1 pool finish, deep end 2000mm / shallow end 1400mm) with glass pool fencing, outdoor room/BBQ bench, pool house with gym and kitchenette. Landscaped garden spaces, podium landscaping over carport, planters, front boundary walls/fencing (2.6-2.65m) and gatehouse structures (3.0-3.15m) with stone, rendered blockwork, battens and palings. Retaining/boundary walls up to RL +11.51.
• Windows & Glazing: Extensive glazing throughout new extensions including full-height floor-to-ceiling glazing, large sliding/stacker doors to outdoor room, and skylight over ensuite. Screens (S.01/S.02) and awnings (AW1/AW2) provided. Existing character timber windows (W.EX) and doors (D.EX) partially retained/reused, with matching traditional glazing to the upper level.
• Finishes (Paint/Tile/Floor): Timber flooring (TF1) to living areas and upper level; floor tiles (FT1/FT2/FT3) to bathrooms, ensuite, kitchen and outdoor areas; carpet (CT1) to bedrooms; epoxy flooring (EP1) to garage. Feature finishes include Stone 1 (ST1) feature walls, rendered masonry (RM1/RM2), timber cladding (TC1/TC2) and plasterboard (PB1/PB2) internal linings.

New 6-storey residential building comprising 47 apartments (9x 1-bed, 35x 2-bed, 3x 3-bed) over two basement parking levels (104 carparks). Includes a communal pool, work-from-home amenities, dedicated waste chute/hopper system and combined waste storage & servicing point on ground level.Planner: Mewing Planning Consultants Pty Ltd
Architect: Kris Kowalski Architects
Builder/Developer: Keystone Consult and Construct

• Earthworks, Demo & Concreting: Two-level basement excavation (Basement 1 SSL 1.800, Basement 2 SSL -1.200) requiring significant cut. Solid concrete hardstand base to waste storage areas. Concrete driveway ramp (1:6 / 1:8 grades) into basement. Concrete floor slabs across 6 levels.
• Roof & Clad: External finishes include Colorbond powder coat 'Surfmist', paint colours 'Paperbark' and 'Whisper White', form liner profile 'Friesland', Stackstone cladding, feature battens and louvre slat awnings. Roof plan shows lift overrun; roof level RL 26.600.
• Plumbing, Drain & Gas: Bin wash facilities with hose-cock provided in combined waste storage & servicing point, graded to a central drainage point connected to sewer in accordance with trade waste requirements; area undercover to prevent stormwater infiltration. Fire booster, water meter and sprinkler pump room noted.
• Elec & Solar: MSB and Comms rooms noted on ground floor; PMT (padmount transformer) and intake riser shown. Electrical infrastructure indicated but no explicit solar PV, EV charging or 3-phase notes provided in supplied plans.
• Carpentry, Joinery & Steel: Waste chute system with recycling diverter penetrating each residential floor into a dedicated hopper compartment; fire-rated ducting. Kitchen joinery and cabinetry to 47 apartments, WIR/pantry (PTRY) joinery to upper-level 3-bed units, study nooks. Bike storage racks (horizontal/vertical).
• Pools & Landscaping: In-ground communal pool (8.0m x 4.1m, ~109.2m²) on ground floor. Deep planting zone (159m²/8.54%), landscaping (53.7m²/2.89%), artificial turf terraces, outdoor terrace and outside seating area. Basement retaining/excavation for two levels.
• Windows & Glazing: Balconies and terraces with glazing to apartments; powder-coated aluminium framing consistent with 'Surfmist' finish. Louvre slat awnings and feature battens to elevations. Specific glazing schedule not detailed in supplied plans.
• Finishes (Paint/Tile/Floor): Waste hopper areas paved with durable impervious smooth-finish material. Waste storage areas to have solid concrete base. Artificial turf to terraces. Internal apartment finishes not detailed in supplied documents.

New three-storey dwelling house at 346 and 350 Brisbane Corso, Yeronga, replacing an existing single-storey dwelling with a contemporary subtropical residence. Includes a basement carpark, gym, mudroom, wine cellar and bar, scullery/butler's pantry, five ensuite bedrooms, alfresco with outdoor kitchen, plunge pool and fire pit, plus lift access across all levels.Planner: Gaskell Planning Consultants Pty Ltd
Architect: Sparc
Builder/Developer: Not Listed/Check DA Form

• Earthworks, Demo & Concreting: Earthworks associated with lower-level basement carpark, building platforms and site access responding to the site's 1.5m south-to-north slope. Filling required to achieve flood-resilient levels (civil engineer to confirm extent). Concrete driveway crossover to BCC kerb detail with transition, exposed aggregate turning/drop-off area, concrete footpath. Retaining walls, concrete slab construction and basement excavation. Assessed under Filling and Excavation Code.
• Roof & Clad: Roof: Metal roof sheeting (MRS) - Colorbond Surfmist, low 3.0° pitch with box gutters and parapet walls. Eaves gutter and barge capping in Colorbond Jasper. External walls: vertical wall cladding (WCT1) in Colorbond Jasper finish, external paint finish (EP1), stone finish (STN) accents, and heka hoods (HD1) over windows. Aluminium batten screens (SCRN1) in Colorbond Jasper. Roof pitching height RL +17.100 (9.5m above NGL).
• Plumbing, Drain & Gas: Site affected by Brisbane River Flood Overlay (sub-category 5); dwelling designed to achieve minimum habitable floor levels under Table 8.2.11.3.B. Stormwater and drainage to be designed/conditioned. AEP 1% RL 8.300 noted. Sump pumps shown in basement carpark. Plunge pool with dedicated pool equipment area.
• Elec & Solar: No explicit solar PV, 3-phase power, EV charging or smart home wiring noted on the DA plans. Lift shaft shown servicing all levels; I.T. hub room located on first floor. Pool equipment noted at ground level.
• Carpentry, Joinery & Steel: High-end custom joinery throughout: bar and wine cellar on first floor; scullery/butler's pantry with coffee station; open-plan kitchen with outdoor kitchen/BBQ; five walk-in robes with ensuites; built-in seating and desks; stone finish (STN) feature elements. Internal lift and staircase with glass and solid balustrades and 1200mm high aluminium balustrades. Mudroom with shoe cabinet.
• Pools & Landscaping: In-ground plunge pool (6.00 x 3.00) at rear ground/first floor level with 1.5m tall pool glass fencing (FN3), outdoor shower and sun lounge area. Fire pit. Vegetable garden beds/veg pods. Landscaped hedges, proposed 1.8m high rendered block fence and aluminium blade fence (FN1) to front, 1.8m timber boundary fences (FN2) to sides/rear. Retaining walls associated with lower level. Exposed aggregate driveway turning area.
• Windows & Glazing: Powder-coated aluminium framed windows and glazing (PC1 Colorbond Jasper, PC2 Colorbond Dover White). Heka hoods (HD1) over windows for shading. Aluminium framed glazing (AFG) to elevations. Glazing height noted across levels. Aluminium batten screens (SCRN1) for privacy. Glass balustrades internally and 1.5m glass pool fencing.
• Finishes (Paint/Tile/Floor): Internal floor coverings include carpet (CPT) to bedrooms/retreat/foyer, feature tile/timber flooring (FT1) to living, kitchen, alfresco and wet areas, rubber flooring to gym, and BFC/CON (concrete) to basement carpark. Bathrooms with tiled finishes (FT3). External paint finish (EP1) and stone finish (STN) feature walls.

A partial demolition and two-storey renovation/extension of a pre-1946 character dwelling house at 151 Oceana Terrace, Lota, assessed under the Traditional Building Character (Demolition) & (Design) Overlay. Includes a new Colorbond roof, weatherboard cladding, custom butler's pantry and kitchen joinery, outdoor kitchen, fireplace, exposed aggregate double carport and retention of the existing pool.Planner: Pace Planning Pty Ltd
Architect: Inno Services Group Pty Ltd
Builder/Developer: Not Listed/Check DA Form

• Earthworks, Demo & Concreting: Site on sloping/rectangular narrow lot (10m frontage). Pad cut to drain groundwater away from dwelling at 1:20 fall. Concrete slab/footings to AS2870 and AS3600, certified by structural engineer, with termite protection to AS3660.1. New exposed aggregate concrete double carport and driveway. Rendered blockwork retaining wall. Erosion and sediment control to perimeter. Refer to structural engineer's soil test for site classification.
• Roof & Clad: New Colorbond Custom Orb roof sheeting at 22.5° pitch. New weatherboard external wall cladding (contemporary interpretation of traditional character). Insulation: R2.5 glasswool batts to ceiling/roof space; R1.5 batts and reflective foil to external walls (or as per energy rating). Sarking to comply with AS4200.1.
• Plumbing, Drain & Gas: New rainwater/water tank noted on plans. Stormwater 90mm class 6 UPVC pipes laid to 1:100 min grade; one pipe per 100sqm roof area. Roofwater disposal to legal point of discharge. Quad guttering with min 100x75 rectangular or 100dia downpipes (each servicing max 36sqm). Wet area waterproofing to AS3740 / NCC 2022 Housing Provisions. Exhaust fans/rangehoods ducted externally.
• Elec & Solar: No solar PV, 3-phase, EV charging, or smart home wiring explicitly noted. Standard electrical fittings supplied by builder as per specification. Smoke detectors hard wired to electrical system and interconnected per NCC. Energy efficiency to comply with BCA Part 3.12 / refer Energy Assessment Report where applicable.
• Carpentry, Joinery & Steel: High-end custom joinery including Butler's Pantry with undermount sink and rangehood, walk-in pantry, linen storage, WIR/robes, study desk and bench joinery. Fireplace to living area. Outdoor kitchen to alfresco. Internal timber-framed staircase (INT STAIR) with 1100h timber balustrade. Timber framing to AS1684.2-1999. Custom cabinetry throughout master suite and kitchen.
• Pools & Landscaping: Existing in-ground swimming pool with timber deck to be retained (in rear/south-west area). New 1200h fencing to boundaries. New exposed aggregate double carport driveway. Rendered blockwork retaining wall proposed. Landscaped setbacks noted for streetscape character integration.
• Windows & Glazing: Windows shown with window hoods throughout. Aluminium-framed windows including louvres (LVR), awning (AW), casement (CC) and sliding units. Obscure (OBS) glazing to bathroom, ensuite and WC. Glass sliders to bedroom. Safety/toughened glazing per AS1288 within 500mm of floors, wet areas and doors. Windows to comply with AS2047.
• Finishes (Paint/Tile/Floor): Floor coverings indicated as indicative only (not part of building contract). Tiled wet areas with waterproofing to AS3740. Possible timber floors with applied finish noted in safety notes. Splashbacks impervious to 150mm above sinks/basins. Feature fireplace to living area.

Two-stage alterations and additions to an existing 2-storey pre-1946 traditional character timber dwelling at 10-12 Roy Street, Ashgrove, retaining the original house at the front and adding a new garage, carport, alfresco, gym, and outdoor entertainment area. Stage 2 includes a new 56sqm secondary dwelling (granny flat), first floor additions, and an in-ground pool with cabana, fire pit and outdoor kitchen.Planner: Viva Property Group Pty Ltd
Architect: JMH Design Pty Ltd
Builder/Developer: Not Listed/Check DA Form

• Earthworks, Demo & Concreting: New concrete slabs throughout additions per engineer's spec; multiple new engineered and concrete sleeper retaining walls; battered ground and sloped/cut-and-fill earthworks to suit natural ground level. Timber and SHS steel stump/post foundations. Termite protection (Kordon system) to AS3660.1. New concrete driveway and pathways.
• Roof & Clad: Selected Colorbond and Trimdek metal roof sheeting to match existing; hip and gable style roof forms at 5° pitch. External walls: selected horizontal weatherboard/lightweight cladding to match existing. Parapet walls to portions.
• Plumbing, Drain & Gas: New stormwater drainage connected to legal point of discharge; new soil & sullage drainage to Council sewer per Water Supply & Sewerage Act; backflow prevention device; hot water system to comply with QLD Plumbing & Wastewater Code; dual flush toilets, water efficient fixtures. Sewer line runs through site.
• Elec & Solar: Energy efficient lighting noted to comply with most current N.C.C requirements. No specific solar PV, 3-phase power, EV charging, or smart home wiring specifications shown on the preliminary plans.
• Carpentry, Joinery & Steel: Custom kitchen joinery with island/breakfast bar, walk-in pantry, overhead cabinetry, TV unit; bathroom/ensuite vanities and WIR joinery; timber framing (100x100 timber posts, SHS steel columns); glass balustrades installed to engineer spec; secondary dwelling kitchen joinery. Internal staircases (existing retained).
• Pools & Landscaping: Proposed in-ground concrete pool (by others) with glass pool fencing and glass pool gates. Multiple new concrete sleeper and engineered retaining walls, feature floating concrete steps, outdoor kitchen with BBQ/pizza oven, fire pit, pool cabana, flat grass area and garden beds.
• Windows & Glazing: Selected aluminium framed windows including sliding (SW), sliding with fixed (XOX), double hung, and fixed glass; 2100x4000 and 2100x3100 aluminium stacker doors; aluminium framed glass sliding doors; glass balustrades and glass entry doors. Timber windows to be reinstated where traditional character requires. Selected shutters per client spec.
• Finishes (Paint/Tile/Floor): Tiled wet areas with flush recessed floors (40-50mm recess); tiled decks; timber flooring to existing character portions; feature floating concrete steps. Internal finishes to be selected by client/builder.