Plan Intel Brief

New 40-storey commercial office tower (RL 155.8m AHD) at 280 Elizabeth Street, Brisbane, comprising a lower 'Street Building' and high-rise tower with a total GFA of 38,225.5m². Includes ground-floor public plaza/café, end-of-trip health & wellness facilities, extensive bike parking (230 spaces), rooftop terrace/plant, and solar PV panels.Planner: Urbis Ltd
Architect: Hassell Ltd (in association with Richards & Spence)
Builder/Developer: To be Appointed/Not Stated

• Earthworks, Demo & Concreting: Deep basement excavation (B01 Basement at RL 3.4) on a tight CBD site (site area 1,673.1m²) with high tower site coverage (81.83%). Off-form concrete (CONC.01) and exposed aggregate precast concrete (CONC.02) structural and façade elements. Concrete packers and 1200mm concrete upstands at roof. Existing site coverage 89.7%.
• Roof & Clad: External cladding legend: STN.01 Porphyry Stone; CONC.01 Off-form Concrete; CONC.02 Exposed Aggregate Precast Concrete; MT.01 Bronze Metal; GL.01 Tinted Glass. Roof plant levels enclosed with ventilation louvres; 1200mm high concrete upstand to void perimeter at roof.
• Plumbing, Drain & Gas: Fire booster, water meter, fire control room and fire pump room at ground/upper lobby levels. Gravel with drainage detailing at planter/substation zones. Enclosed refuse/bin store at basement B01 for waste storage.
• Elec & Solar: Solar PV panels shown on roof plans (L37 & L38 - DA_1146/DA_1147). Dedicated substation, MSB, main switch room, and electrical carrier rooms noted across ground/mezzanine levels. Multiple low-level and roof plant levels (L08, L36) for services.
• Carpentry, Joinery & Steel: High-end commercial fit-out including boardrooms and kitchen at L35 terrace level. Café bifold door detail with bronze stainless steel clad solid core doors (MT.01), 100x50mm SS frames, and bronze SS trim angles. Health & wellness EOT facilities with staff change rooms. Concierge desk and lobby joinery. Custom bronze metal (MT.01) feature finishes throughout entries.
• Pools & Landscaping: Extensive landscaping including ground-level public plaza with planters, café garden, cross-block link, and podium garden. Rooftop terrace/plant at L35 with 226.2m² outdoor area. Multiple planter beds at L08 and terraces across street building levels. No pool. Existing access easement (Post Office Lane) retained.
• Windows & Glazing: GL.01 Tinted Glass curtain wall/façade throughout the tower and street building. Powder-coated/bronze aluminium window frames (MT.01) to café at ground level. Café fixed window detail with 3mm bronze SS reveal and aluminium window frame. Auto slider glazed doors to terraces and lobbies. Ventilation louvres to plant levels.
• Finishes (Paint/Tile/Floor): Commercial office tenancy floors across L01-L34. Porphyry stone (STN.01) feature finishes at lobby/public areas. Off-form and exposed aggregate concrete internal finishes. Gravel with drainage to external planter areas. Bronze metal (MT.01) and tinted glass detailing to plaza and lobby internal elevations.

Proposed single-storey (plus mezzanine) industrial development of 58 warehouse/workstore units with a total GFA of ~7,729m² and a 140m² Food and Drink Outlet at the front of the site. Includes hardstand areas, on-site car parking (175 spaces), landscaped buffers, bio-retention basin, and building works within the Flood Overlay.Planner: Plan A Town Planning Pty Ltd
Architect: Sparc Architecture
Builder/Developer: To be Appointed/Not Stated

• Earthworks, Demo & Concreting: Concept bulk earthworks with cut and fill areas across a generally flat site; earthworks pads with retaining walls constructed as part of bulk earthworks. Temporary batters at 1:2 max (to be confirmed by geotechnical engineer). Finished floor levels approx RL 3.050-3.175. Concrete pavement to hardstand/driveways/car parking areas. Two 8m wide concrete crossovers (separate entry/exit) from North Road. Concrete kerb and channel, paved roadway and drainage works. Potential Acid Sulfate Soils overlay applies - detailed earthworks plans for construction stage. Civil by Morgan Consulting Engineers (Job No. 26040).
• Roof & Clad: Building walls to be constructed with brick, painted concrete or masonry with no highly reflective materials to comply with Industry Code PO20. Roofing/cladding materials selected to control reflectivity impacts on adjoining premises. Specific roof profile/Colorbond details not stated in documents provided.
• Plumbing, Drain & Gas: Site to be serviced by reticulated water (existing 100mm water service and meter to be utilised). No reticulated sewer available - a septic sewer system to be provided per Hydraulic Engineer's drawings. Stormwater directed to existing gully pit at NE corner via pipe network; major flows to existing western drainage channel. Bio-retention basin (min 8.0m²) provided for stormwater treatment.
• Elec & Solar: Development to be connected to electricity and telecommunications per Engineering Infrastructure Report (Morgan Consulting Engineers). Existing overhead/underground electricity noted on civil plans. Outdoor lighting to comply with AS 4282-1997. No specific solar PV, 3-phase, EV charging or inverter details noted in the plans provided.
• Carpentry, Joinery & Steel: No high-value joinery, cabinetry, cellar, bar or staircase/balustrade details noted. Development is industrial warehouse/workstore units with an associated Food and Drink Outlet (140m²) - fit-out details not provided in documents.
• Pools & Landscaping: Landscaping across 3.48% of site (approx 3.8% noted), including a 2m landscaped strip along the North Road frontage, buffer along southern boundary and buffering along the electrical easement edge. Shrub and shade species planting per Concept Landscape Plan by Citicene/LAUD Ink. Podium planting (600mm deep) with shrubs and groundcovers above suspended slab. No pool proposed. Retaining walls to be constructed as part of bulk earthworks. Staff outdoor recreation area proposed along southern boundary.
• Windows & Glazing: No specific window/glazing schedule provided. Building design to ensure reflectivity of glazing/materials does not impact amenity of adjoining premises (Industry Code PO20). Ground storey display windows and entrance foyers to be oriented towards street frontage per AO12.4.
• Finishes (Paint/Tile/Floor): No internal floor coverings or finishes schedule provided. Warehouse hardstand and concrete pavement to units and manoeuvring areas. Internal fit-out finishes not specified in documents.

New two-storey rooming accommodation building of approximately 225.6m² containing five self-contained rooms with private sleeping, bathroom and kitchenette facilities, plus ground floor communal kitchen, dining, laundry and patio. Includes three on-site car parks (2 standard + 1 accessible) accessed via a shared crossover from Sydney Street.Planner: Bplanned and Surveyed Pty Ltd
Architect: YSH Property
Builder/Developer: To be Appointed/Not Stated

• Earthworks, Demo & Concreting: Site slopes from RL 24.1m AHD (NE) to RL 22.15m AHD (SW), generally falling toward Sydney Street. Cut and fill earthworks to be per BCA Part 3.1.1 or Engineers Specification. Finished ground fall @ 1:20 for min 1m around perimeter of foundations. Proposed shared 6m crossover and driveway construction per QDC MP1.1, AS2890 and local authority requirements. Existing street tree to be removed.
• Roof & Clad: Colorbond roofing and guttering in Dulux Monument colour, 10° pitch with 300mm overhangs. External wall cladding: EasyLap 1200 (Dulux Lexicon Half), Scyon Linea (Dulux Lexicon Half), James Hardie Oblique cladding (Dulux Monument). LOXO exterior wall system FRL 60/60/60 to eastern boundary wall. Building height below 7.5m from NGL.
• Plumbing, Drain & Gas: Soil & sullage drainage connected to sewerage system per Water Supply & Sewerage Act. Stormwater drainage to A.S.3500 and Local Authority guidelines, directed to lawful point of discharge at Sydney Street. A drainage easement to be provided through the site for upstream stormwater conveyance. All drainage to comply with BCA Part 3.2.1.
• Elec & Solar: HWS (hot water systems) noted on elevations. No solar PV, 3-phase power, EV charging or specific electrical/energy efficiency specifications noted on the provided plans.
• Carpentry, Joinery & Steel: Communal kitchen, dining and laundry joinery to ground floor. Individual kitchenette and bathroom fit-outs to each of the five rooms. Balustrades to BCA requirements in Monument colour. 90x90 posts and porch/patio timber elements. Balconies to first floor.
• Pools & Landscaping: No pool proposed. Screen planting/landscaping along the 4m rear boundary setback to soften built form and maintain residential interface. Generous front and side setbacks with landscaped areas and communal open space (common patio). Fencing/screening for privacy on upper-level balconies.
• Windows & Glazing: Powdercoat aluminium windows and sliding doors with Monument colour frames. Sliding glass doors (SGD) and sliding glass windows (SGW) throughout. Frosted/obscured glazing to bathrooms and privacy-sensitive openings. Fixed screening or obscured glazing to upper-level rear-facing balconies and openings for privacy.
• Finishes (Paint/Tile/Floor): Internal floor coverings not specified in the provided plans. External finishes include EasyLap and Scyon Linea cladding in Dulux Lexicon Half, James Hardie Oblique cladding in Dulux Monument, with concrete driveway/crossover.

New construction of a code-assessable single dwelling house (Ballina 16 design) at 64 Abbeywood Street, Taigum on a 322m² emerging community small lot. Features include a Grand Outdoor Room, single garage, portico, 3 bedrooms, study, and central positioning to balance indoor/outdoor space with a reduced rear boundary setback.Planner: Suncoast Building Approvals
Architect: Australian Building Company
Builder/Developer: Australian Building Company

• Earthworks, Demo & Concreting: Balanced cut & fill (up to 150mm) over house and garage to achieve pad level -11.430 AHD. Max batter angle 1:2. Excavations to start min 1200mm from building; batter not to extend beyond title boundary. Soil classification H2 (refer soil report 265660); slip couplings required for H/P/E soil classes. Concrete slab-on-ground (waffle/raft per engineer's footing design). Driveway concrete at max gradient 1:5 (by customer). Grated drain across garage openings.
• Roof & Clad: Corrugated sheet metal roofing at 25.00° pitch. External walls: Face brickwork (67.18% of facade) and Newport 'Primeline' weatherboard cladding (32.82%). Exposed timber portico beam with 135x135mm timber posts. 450mm eaves (U.N.O). Wind speed N2.
• Plumbing, Drain & Gas: Stormwater: min 90mm dia UPVC drains at min 1:100 fall to legal point of discharge; 100mm sewer-quality UPVC under garage slab. Grated drains at A/C locations and garage. Sewer house connection point noted. Water meter to front. HWU (hot water unit) shown externally. No rainwater tank noted.
• Elec & Solar: No solar PV noted. Electrical/mechanical: (2) split-system air-conditioners to be provided (wall-mounted A/C units shown on elevations); NBN and conduits noted on site plan; single-phase assumed (no 3-phase noted).
• Carpentry, Joinery & Steel: Standard project-home joinery. Kitchen with island bench, walk-in pantry (WIP), overhead cupboards. Ensuite and bathroom with 300H x 850W tiled recesses. Linen, broom, robe and WIR cabinetry. 135x135mm timber posts (Type 10L) to portico and outdoor room. Exposed timber portico beam. No cellar or bar. 2340mm high internal doors.
• Pools & Landscaping: No pool proposed. Retaining walls indicative only, subject to site review by site manager. Future driveway (approx. 32sqm, by customer) with crossover per council requirements. Balanced cut & fill landscaping to achieve pad level. Fencing/gates noted on site plan legend.
• Windows & Glazing: Aluminium sliding windows (ASW) and aluminium sliding doors throughout. Aluminium sliding door with decal to outdoor room. FC sheet infill above all side/rear elevation windows and doors, front entry door frame and garage door opening. Windows centred internally to rooms (U.N.O).
• Finishes (Paint/Tile/Floor): Standard project-home finishes. Floor coverings detailed on Sheet 12. 70mm stepdown to Grand Outdoor Room and garage. Concrete slab floor to garage and portico. Tiled shower recesses. Internal wet areas comply with QDC MP4.5.

New two-storey rooming accommodation building containing five rooms accommodating a maximum of five residents on proposed Lot 4. Includes ground-floor communal facilities (shared kitchen, dining, laundry, common patio) plus private kitchenettes/bathrooms to each room and three on-site parking spaces.Planner: Bplanned & Surveyed Pty Ltd
Architect: YSH Property
Builder/Developer: To be Appointed/Not Stated

• Earthworks, Demo & Concreting: Earthworks per B.C.A Part 3.1.1 or Engineer's Specification. Site slopes from ~RL25.475m AHD (NE) to ~RL22.15m AHD (SW frontage), requiring cut/fill to level building platform. Finished ground fall @ 1:20 for min 1m around foundation perimeter. Driveways/crossover to be constructed per QDC MP1.1, A.S.2890 and local authority requirements (proposed 6m shared crossover). Site cover 47.4%.
• Roof & Clad: Colorbond roofing and guttering (Dulux Monument colour), 10° roof pitch. External cladding: James Hardie Oblique cladding (Dulux Monument), Easylap 1200 (Dulux Lexicon Half), Scyon Linea (Dulux Lexicon Half). LOXO exterior wall system FRL 60/60/60 to western elevation. Building height <7.5m from NGL.
• Plumbing, Drain & Gas: Soil & sullage drainage to sewerage system per Water Supply & Sewerage Act. Stormwater drainage per A.S.3500 & local authority guidelines discharging to Sydney Street lawful point of discharge. Drainage easement to be provided through site for upstream stormwater conveyance. HWS units shown. Site serviced by full reticulated infrastructure (sewer, water, stormwater).
• Elec & Solar: Not Listed - no explicit solar PV, 3-phase, A/C or EV charging provisions noted on the plans. HWS (hot water systems) indicated on elevations.
• Carpentry, Joinery & Steel: Communal facilities joinery: shared kitchen, dining area and laundry to ground floor. Each of the 5 rooms includes private kitchenette and bathroom fit-out. Internal staircase (UP) connecting ground and first floors. Balustrades to BCA requirements in Monument colour. Powdercoat aluminium window/door frames (Monument). No high-end cellar/bar/stone specifications noted.
• Pools & Landscaping: No pool proposed. Landscaping works include rear-boundary screen planting for privacy and softening built form, generous landscaped setbacks and communal open space/common patio. Reciprocal access easements and proposed 6m shared crossover from Sydney Street. Existing street tree to be removed. No retaining walls or fencing explicitly noted (privacy screening/obscured glazing to upper balconies).
• Windows & Glazing: Powdercoat aluminium windows and sliding doors, frames in Monument colour. Sliding glass doors (SGD) and sliding glass windows (SGW) throughout, double-hung (DH) windows. Frosted/obscure glazing to select windows for privacy. Upper-level balconies incorporate privacy treatments such as fixed screening or obscured glazing where required.
• Finishes (Paint/Tile/Floor): Not Listed - specific internal floor coverings not detailed in the plans/report. External wall finishes include James Hardie Oblique cladding, Easylap 1200 and Scyon Linea in Dulux Monument/Lexicon Half colours.