Plan Intel Brief

Demolition of an existing pre-1947 timber-framed dwelling house at 84 (and 82) Bilyana Street, Balmoral, within the Traditional Building Character Overlay. The dwelling has been determined structurally unsound and not reasonably capable of repair, with no new development proposed.Planner: Urban Strategies Pty Ltd
Architect: Not Listed
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Not Listed - demolition of all buildings and structures only. No foundation, slab, or driveway works detailed. Demolition/site clearing works only.
• Roof & Clad: Existing dwelling: timber-framed with timber external walls and timber floor; roof covering listed as 'Other'. No new cladding proposed (demolition only).
• Plumbing, Drain & Gas: Not Listed - demolition only, no new plumbing or drainage works proposed.
• Elec & Solar: Not Listed - demolition only, no electrical/solar works proposed.
• Carpentry, Joinery & Steel: Not Applicable - demolition only. No new joinery, carpentry, staircases, balustrades, or decking proposed.
• Pools & Landscaping: Not Applicable - the proposal is for demolition of all buildings and structures only. No pool, retaining walls, or landscaping proposed.
• Windows & Glazing: Not Applicable - demolition only. No new windows or glazing proposed.
• Finishes (Paint/Tile/Floor): Not Applicable - demolition only. No new internal floor coverings or finishes proposed.

Development permit for building works for a new double-width timber-clad carport (6m wide x 4.4m deep, approx 5m high) in front of an existing two-storey dwelling house. The design replicates traditional character detailing including timber fretwork and a street-facing Dutch gable colorbond roof.Planner: Olearia Town Planning Pty Ltd
Architect: Not Listed
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Carport slab cut 150mm below G.F.F.L, graded. Finished floor levels F.F.L 11.77 and 11.48 NGL. Proposed concrete pavement/driveway widening and infill with graded fall (1 in 16). Existing retaining wall and concrete edge noted. Site falls towards street frontage at approx 11% (1 in 9).
• Roof & Clad: RF01: Selected Colorbond corrugated iron roof sheeting pitched @ 27.5°, colour 'Dover White'. RF02: Colorbond fascia, gutter & downpipe, colour 'Dover White'. Street-facing Dutch gable roof. Materials/colours to match existing timber-clad dwelling. Max building height 4.77m from NGL.
• Plumbing, Drain & Gas: Site surface drainage per Part 3.3.3 HPS 2022. Proposed roof drainage to connect to existing. Existing rainwater tank on site. Sewer IP and existing water meter box on site (water meter box to match proposed adjacent driveway levels).
• Elec & Solar: Overhead electricity noted at the front boundary/street; no solar PV, EV charging, or smart home wiring mentioned for the carport works.
• Carpentry, Joinery & Steel: Timber fretwork (F01) painted to match existing dwelling, replicated under the carport roof. 200sq timber posts (P01) to engineer's specs, painted to match existing. Lightweight timber-clad construction consistent with traditional character.
• Pools & Landscaping: Existing in-ground pool to remain on site. Existing retaining wall noted. Proposed concrete driveway widening and infill in front of carport; existing concrete driveway and crossover to Rees Street retained. Existing street tree within frontage to be retained.
• Windows & Glazing: Not applicable - open carport structure with no windows or glazing specified.
• Finishes (Paint/Tile/Floor): Concrete floor/slab for carport. All materials and colours (F01) as close as possible to existing dwelling. Concrete pavement to driveway areas.

Alterations to an existing pre-1947 Dwelling House in the Character Residential Zone, involving demolition of the existing single garage door and adjacent walls to create a new double-width garage opening beneath the core of the dwelling. Works also include modification/enclosure of the verandah while retaining the traditional character roof forms, eaves and overhangs.Planner: Plan A Town Planning Pty Ltd
Architect: Gowen Architecture
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: No filling or excavation proposed. Demolition limited to existing post-1946 single garage door and adjacent walls to form new garage opening (4,875mm). Driveway works involve infilling with slate to match existing, blending edges.
• Roof & Clad: Existing metal sheet roofing (Colorbond style) retained - no change to roof forms. External walls: masonry/brick finish to ground floor with rendered finish to upper level. No new cladding or insulation R-values specified.
• Plumbing, Drain & Gas: Not Listed - No new rainwater tanks, gas line extensions, or specialized drainage works noted. Inter-allotment drainage confirmed as not required.
• Elec & Solar: Not Listed - No electrical, solar PV, A/C, or 3-phase power specifications noted on the plans for this minor alteration.
• Carpentry, Joinery & Steel: New double garage door (5000W x 2100H) replacing existing single garage door integrated beneath the core of the dwelling. Enclosure/modification to verandah including new windows to the verandah. Retention of existing masonry (ground floor) and rendered (upper level) finishes.
• Pools & Landscaping: Existing gardens and driveway retained. Proposed works include infilling the driveway with slate to match existing and blending edges where the new double garage door is installed. No pool, retaining walls or new fencing proposed (existing gates retained).
• Windows & Glazing: New windows proposed to the enclosed verandah. No specific frame material, glazing type, or louvre/skylight specifications listed for this minor character alteration.
• Finishes (Paint/Tile/Floor): Existing floor levels and internal finishes retained. External finishes maintained as masonry/brick to lower level and rendered finish to upper level with metal sheet roofing. No new internal floor coverings specified.

Construction of a new two-storey Metricon 'Lucca 29' dwelling house (267.78m² GFA) featuring five bedrooms, two bathrooms, open kitchen/family/dining, attached outdoor room, powder room, separate laundry and first-floor leisure area. Includes an attached double garage with stone benchtops to kitchen, ensuite and powder room, and a fully ducted reverse cycle AC system.Planner: PPlan
Architect: Metricon Homes
Builder: Metricon Homes

• Earthworks, Demo & Concreting: Reinforced concrete slab on ground (refer engineer's footing design, soil classification assumed H1). Pad level 7.030 AHD with finished floor level 7.415 AHD. Balanced cut and fill (151mm to 300mm) over house and garage. Front batters min 1:4, side/rear batters min 1:6. Exposed aggregate concrete driveway, portico and path at max 1:5 average gradient. Site benched as part of parent subdivision; gradual rise of 400mm diagonally across site.
• Roof & Clad: Concrete roof tiles to hipped roof pitched at 22.5 degrees, with metal deck roofing to outdoor room sections. External walls clad in face brickwork to ground floor with vertical Scyon 'Axon' timber-type cladding to first floor. Colorbond metal capping/flashing to parapet walls. Insulation: R2.0 batts to external walls, R4.0 to ceilings, Anticon/Sarking under roofing.
• Plumbing, Drain & Gas: Minimum 90mm dia U.P.V.C. stormwater drains with min 1:100 fall connected to legal point of discharge. 100mm dia 'sewer' quality U.P.V.C. drains to underside of garage slab. Distributed water and sewer connections. Min 115mm slotted gutters with overflow provisions. HWU (hot water unit) located externally adjacent to A/C unit. No rainwater tanks or gas line extensions specifically noted (natural gas site).
• Elec & Solar: Fully ducted reverse cycle AC system noted throughout. Ducted AC unit located in roof space. No solar PV system or EV charging provisions noted. Energy efficiency notes per NCC 2022 covering insulation, weather stripping and artificial lighting. Smoke alarms connected to mains power and interconnected.
• Carpentry, Joinery & Steel: Custom cabinetry to kitchen with select stone benchtop to island bench (40mm edge) and rear kitchen (20mm edge). Stone benchtops to powder room and ensuite (20mm edges). Butler's pantry, broom and linen joinery. Timber wall framing per AS1684.2-2021 with prefabricated roof trusses. Internal staircase with 1050H balustrade; balustrade required where landings exceed 1000mm. No cellar, bar or chutes noted.
• Pools & Landscaping: No proposed pool. Retaining walls are indicative only and subject to change at Metricon's discretion (height/location/extent may vary). Proposed exposed aggregate concrete driveway, portico and path with crossover to council requirements. Sufficient private open space provided at the rear of the site. No fencing specifically detailed.
• Windows & Glazing: Aluminium framed windows and doors. Aluminium stacker sliding doors to outdoor room (24-24 and 24-30 stacker SD). Half-glazed timber entry door. Glazing to comply with AS1288-2021 & AS2047-2014. Safety/safety glazing in human impact areas (adjacent to baths/showers) per NCC 2022. Selected screens to all openable windows. No skylights or louvres noted.
• Finishes (Paint/Tile/Floor): Ground floor: tiles 56.8m², outdoor tiles 10.0m², wet area tiles 6.0m², carpet 11.7m². First floor: carpet 82.9m², wet area tiles 12.6m², stair carpet covering 9.01m². Plaster lined ceilings throughout. Face brickwork and Scyon Axon cladding external finishes.

New two-storey dwelling house ('Chloe 311-D33' design by Plantation Homes) on a 419m² small lot in an Emerging Community zone, featuring five bedrooms, two ensuites, a bathroom, study, open kitchen/living/dining with attached alfresco, first-floor leisure area, and double garage. Includes a Grand Butler's Pantry, custom joinery, and stone benchtops, with a code assessment application to vary garage wall setback (300mm) and height (3.85m).Planner: PPlan
Architect: Henley Arch P/L (Plantation Homes / Mainvue - a division of Henley Properties (QLD) Pty Ltd)
Builder: Plantation Homes (Henley Properties (QLD) Pty Ltd)

• Earthworks, Demo & Concreting: Waffle pod slab construction (385mm freeboard) with building platform at 52.230 RL. Approx cut 170mm and fill 230mm. Drop edge beam. Earthworks required to achieve nominated building platform levels; site partially benched as part of parent subdivision with concrete sleeper retaining walls (~300mm high) along boundaries. Cut batters min 45 deg (clay) or 30 deg (sandy); fill batters min 35 deg. Termite protection to AS3660.1. 3m wide concrete driveway and crossover. Soil erosion and sediment control to council policy.
• Roof & Clad: Selected Colorbond hipped metal roof pitched at 22.5 degrees (garage parapet roof at 20 degrees). External walls clad in concrete render, rendered brickwork, and selected Axon vertical timber-look cladding with rendered foamboard features. Non-combustible roofing and flashing to zero lot wall. Insulation: R2.0 wall batts, R4.1 ceiling batts, R2.5 perimeter insulation, wall sisalation (Vapawrap) to external timber framed walls.
• Plumbing, Drain & Gas: Downpipes on sealed system to kerb & channel; yard gullies on separate line to surcharge pit; 100mm dia UPVC stormwater drainage laid at 1:100; PVC downpipes max 12m length per downpipe; 300mm wide box gutter to first floor with rainhead and downpipe; gas line provisions with capped gas points; no rainwater tank noted. Sewer connection to existing house connection point.
• Elec & Solar: Provisions for inverter/PV cell and meter box noted in cabinetry legends; A/C unit (heat pump) located externally with ducted A/C ductwork noted; capped gas points throughout; gas bottles by owner. No specific solar PV system size or EV charging noted. Energy efficiency to comply with BCA - R2.0 wall batts, R4.1 ceiling batts to house, R2.5 alfresco ceiling batts, roof sarking to all roofed areas.
• Carpentry, Joinery & Steel: High-end custom joinery throughout. Kitchen with 20mm VCS (Vein Cut Stone) benchtops, island cabinetry, overhead cupboards, wall oven tower/pantry unit, integrated rangehood. Grand Butler's Pantry with 16mm shelving and dishwasher unit. Laundry with 32mm laminate benchtops and broom cabinet. Wet area vanities (Bath, Ens, Ens 2, P'dr) with 20mm VCS benchtops, freestanding powder room vanity. Study with built-in desk and 32mm laminate drawer unit. Robes/WIR with single hanging rails and triangular shelf supports. Internal timber staircase with handrail (865mm above nosing). Timber posts (115x115mm) to porch/alfresco.
• Pools & Landscaping: Proposed 3m wide concrete driveway and crossover towards the western frontage connecting to a shared concrete laneway (driveway by owners). Existing concrete sleeper retaining walls (~300mm high) along boundaries. No pool proposed. Private open space provided at rear of dwelling.
• Windows & Glazing: Aluminium framed windows with Low-E glazing throughout. Obscure (obs) glazing to wet areas. First floor windows fitted with opening restrictors (max 125mm opening). Window codes nominal; double glazing (DG) and barrier screens (BS) available per schedule. Selected 300Wx200Dx400H rainhead. No skylights or stacker doors specifically noted. Aluminium window splashback to kitchen.
• Finishes (Paint/Tile/Floor): Tiles to entry, porch, alfresco, kitchen, dining, living, laundry, powder room, butler's pantry, ensuites, and bathrooms. Carpet to bedrooms, study, leisure room, guest room, and walk-in robes. Feature tiles to porch piers. Tiled shower ledges. Internal feature finishes include rendered brickwork, square set plaster ceilings, and selected wall tiles to wet areas.

New steel-framed Class 10a Carport (37.80sqm) sited over the existing driveway of a character dwelling. Features a skillion flyover insulated roof, aluminium posts, blueboard front infill, and removal of an existing structure prior to slab installation.Planner: Project BA
Architect: Not Listed
Builder: Sunstate Design & Construct Pty Ltd

• Earthworks, Demo & Concreting: Concrete slab to be poured by client prior to installation; posts bolted onto slab. Existing structure to be demolished prior to slab installation. Carport floor is concrete.
• Roof & Clad: Skillion flyover insulated roof; Steel roof covering (50mm insulated panel); Square-slotted gutter; Metal flashing; Wind rating W33; Front infill blueboard; Engineering by Ausdeck.
• Plumbing, Drain & Gas: PVC 90 downpipe (front to ground level); square-slotted gutter drainage. No rainwater tanks or gas lines noted.
• Elec & Solar: No solar PV, electrical, or A/C specifications noted on the plans.
• Carpentry, Joinery & Steel: No internal joinery, staircases, balustrades, or decking. Structure is a steel-framed open carport with 90x90 aluminium ribbed gutter posts and 150x65/100x65 steel beams.
• Pools & Landscaping: No pool. Removal of existing fence where required and demolition of an existing structure prior to slab. Significant existing vegetation noted to buffer the structure from the streetscape.
• Windows & Glazing: No windows or glazing. Front infill is blueboard; rear infill N/A. Open carport structure.
• Finishes (Paint/Tile/Floor): Concrete floor/slab. Steel external structure with aluminium posts; blueboard front infill finish complementing existing dwelling character.

Material change of use to convert an existing relocated sales display/office building into a temporary office (140m², single storey) for up to five years. No physical works proposed — the use is wholly contained within the existing relocatable building with 3 existing car parking spaces.Planner: Urbis Ltd
Architect: Cre8ive Concept Design (VWL Group P/L)
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Foundation: conventional slab (bench level 300mm above PAD RL) or waffle pod slab (bench level 385mm above PAD RL) — slab and footings by engineer per soil report. Termite protection to AS 3660.1/2000 (exposed slab edge perimeter barrier + Termi-mesh). Working PAD R.L. tolerance +/- 100mm. Maximum batters: cut 1:1, fill 1:2, vehicular access 1:4. Fire ant regulation zone to be checked prior to soil removal. Building is relocatable (relocated from previous site).
• Roof & Clad: External wall cladding: fibre-cement sheeting (fcs) and Hardies Scyon Stria 405mm wide pre-primed board with selected paint finish (hss02). Untreated softwood roof timbers to be fully clad. Ceiling/soffit fixing to battens at 600 crs (32x45 MGP10 or Stramit 22x34 ceiling batten). No specific roof material/profile listed.
• Plumbing, Drain & Gas: Surface water to be drained away from building (1:20 min fall). Downpipes to connect to stormwater lines or to street. Gutters/downpipes to comply with NCC Vol. 1 Part 3.5. Gas meter location subject to site service pit confirmation. No new rainwater tanks noted.
• Elec & Solar: No solar PV, EV charging, or specific electrical specifications noted. Plans are concept-level for a relocatable building; service item locations (meter box, gas meter) subject to confirmation of site service pits.
• Carpentry, Joinery & Steel: Internal fitout includes Sales Suite, Reception, Kitchen, Staff Entry and PWD (accessible) Suite. Internal stairs noted with access to comply with AS1428.1-2009. No high-end joinery (cellar, bar, butler's pantry) — standard office fitout for relocatable building.
• Pools & Landscaping: Approx. 95.5m² (13%) deep planting noted. Site cover 20%. Retaining walls to be provided by owner where required. No pool proposed. Maximum batters: cut 1:1, fill 1:2, vehicular access 1:4. Existing 3 car parking spaces retained.
• Windows & Glazing: No detailed window/glazing schedule provided on the concept-level relocatable building plans. Standard elevations show window openings; no specific frame materials, glass types or louvres specified.
• Finishes (Paint/Tile/Floor): No detailed finishes schedule provided. Ceiling height 2400mm; min. 2300mm clearance from underside of floor package. Standard office internal finishes within existing relocatable building. Selected paint finish noted on cladding.