Plan Intel Brief

New 2-storey rooming accommodation building on a 318m² small lot in Salisbury, with 5 bedrooms, multiple bathrooms, balconies, patios and concrete driveway. Includes shared crossover access, retaining walls, fencing, and solar panel provision (Axon 133) on roof.Planner: B Planned and Surveyed Pty Ltd
Architect: Affordable House Corp Pty Ltd (AHC Brisbane)
Builder: Affordable House Corp Pty Ltd

• Earthworks, Demo & Concreting: Earthworks and drainage plans prepared by RPEQ engineer under Related Approval; cut batters max 1:1 grade in stable natural ground; fill compacted with max 1:2 grade batters; finished ground falls at 1:20 for min 1m around perimeter of foundations; concrete slab foundation; concrete driveway; retaining walls by owner.
• Roof & Clad: External walls finished in Fine Texture 1200mm render with Axon 133 cladding around balcony walls; pitched roof at approx. 10° pitch; FRL 60x60x60 fire-rated wall noted to zero-lot boundary.
• Plumbing, Drain & Gas: New sewer and water connections via Urban Utilities approval; soil & sullage drainage to Council sewer per NCC; stormwater drainage to AS 3500 with SW pits discharging to lawful point of discharge on Hatton Street; hot water systems (HWS) shown; water meter and gas connections noted.
• Elec & Solar: Axon 133 solar panel system noted on roof; A/C isolators and ODUs indicated; full electrical plan with LED downlights, DGPO/SGPO power points, data cabling, WiFi access point, TV points, smoke detectors with emergency lights, sensor-activated external lights, security cameras, and solar skylights.
• Carpentry, Joinery & Steel: Internal joinery includes mirrored 2400H sliding door robes to bedrooms, kitchen cabinetry with overhead cupboards, vanities to bathrooms, laundry joinery, and timber batten feature. Standard residential-grade fit-out.
• Pools & Landscaping: Landscaped gardens to front, side and rear; gravel patios; concrete driveway; retaining walls by owner; fencing by owner; shared crossover access easement (Easement B); stormwater easement (Easement C). No pool proposed.
• Windows & Glazing: Aluminium-framed sliding windows (06.18 SW, 09.06 SW), sliding doors (21.21 SD), double-hung windows (06.15 DH, 06.45 DH), obscure (OBS) glazing to bathrooms, fixed glass (06.18 FG), and solar skylights to internal wet areas.
• Finishes (Paint/Tile/Floor): Mixed flooring: tile to patios, porches, bathrooms, laundry and kitchen; vinyl plank to living areas and hallways; carpet to bedrooms. Fine texture render finish to external walls.

New 2-storey rooming accommodation building on proposed Lot 1 (300m²) at 26 Hatton Street, Salisbury, with 260m² total floor area including 5 bedrooms with ensuites, common kitchen, and balconies/patios. Includes a shared access easement crossover, concrete driveway, retaining walls/fencing by owner, and a zero-lot boundary wall with FRL 60/60/60 compliance.Planner: B Planned and Surveyed Pty Ltd
Architect: Affordable House Corp Pty Ltd
Builder: Affordable House Corp Pty Ltd

• Earthworks, Demo & Concreting: Site slopes from RL 33.5m to RL 31m AHD; earthworks under Related Approval. Concrete driveway, concrete foundations with finished ground fall 1:20 for min 1m around perimeter. Cut batters max 1:1, fill batters max 1:2, all fill compacted. Stormwater pits and discharge to Hatton Street.
• Roof & Clad: Pitched roof at 10° with fine texture render 1200mm, AXON 133 cladding on balcony walls. Zero-lot wall with FRL 60/60/60 fire-rated construction. Standard residential roofing (likely Colorbond) with solar panels indicated on roof plan.
• Plumbing, Drain & Gas: New sewer and water connections approved via Urban Utilities. New water meter, hot water system (HWS), gas meter connections. Soil & sullage drainage to council sewer per NCC. Stormwater per AS 3500, discharging to Hatton Street kerb via SW pits.
• Elec & Solar: Solar panel(s) indicated on roof plan. Solar skylight (SKY) to hallway. Full electrical fitout including LED downlights, ceiling fans, A/C isolators on both levels, ducted/split A/C, smoke detectors, data/WiFi access points, security cameras, TV points, emergency lighting connected to smoke alarm system.
• Carpentry, Joinery & Steel: Custom joinery to 5 bedrooms with mirrored robes and overhead cabinets, common kitchen with island/benchtops, bathroom vanities, timber batten feature elements. Internal staircase between lower and upper floors. Standard residential carpentry package.
• Pools & Landscaping: Landscaped gardens to front and rear, gravel pathways, patios (21.5m² lower, 12m² upper balconies), retaining walls and fencing by owner. No pool proposed. Shared crossover access easement with adjoining future Lot 2.
• Windows & Glazing: Aluminium-framed windows and sliding doors throughout (06.15 DH, 06.18 SW/FG, 09.06 SW, 21.21 SD sliding doors to patios/balconies). Obscure (OBS) glazing to bathrooms. Standard residential glazing package with sliding stacker doors to patios.
• Finishes (Paint/Tile/Floor): Tile flooring to wet areas (bathrooms, patios, kitchen, entry), vinyl flooring to living areas and hallway, carpet to bedrooms. 90x90 posts to porch. Fine texture render 1200mm and AXON 133 cladding to external walls.

Refurbishment and extension of a pre-1947 character dwelling house at 223 Arthur Street, Teneriffe, including raising the existing house, new basement-level four-car garage and cellar/store, ground floor infill extension, and Level 1 verandah refurbishment. Includes high-value features such as a front plunge pool/courtyard, ice bath, sauna, retaining wall to front boundary, and traditional character weatherboard cladding integrated with contemporary masonry basement.Planner: Gaskell Planning Consultants Pty Ltd
Architect: Wiltshire Stevens Architecture
Builder: Not Nominated / Open

• Earthworks, Demo & Concreting: Significant cut/excavation required for new basement level dug into the site's natural slope (approx. 2m fall across site); concrete retaining wall built to front boundary; basement masonry construction integrated with ground level courtyard; concrete driveway crossover to Arthur Street.
• Roof & Clad: Retained traditional tin roof with modified/reduced pitch height; new roof over rear deck; weatherboard cladding retained and continued at ground level external walls; batten screening at ground level courtyard and Level 1 verandah; masonry/rendered construction at basement level.
• Plumbing, Drain & Gas: New plumbing for plunge pool, ice bath, sauna, BBQ area, additional bathrooms/ensuites and powder room; drainage required for excavated basement level; new wet areas across multiple levels.
• Elec & Solar: Not specified in plans; standard residential electrical reticulation assumed across basement, ground and Level 1; specialised power required for sauna, ice bath, pool equipment and 4-car garage.
• Carpentry, Joinery & Steel: Premium custom joinery throughout including dedicated cellar/store room at basement, butler's-style kitchen with pantry, bar/sauna area, ice bath room, multiple robes and built-in cabinetry across 4 bedrooms; traditional weatherboard carpentry retained; new timber batten screening to verandah and courtyard.
• Pools & Landscaping: Front courtyard extension including in-ground plunge pool, BBQ area, ice bath and sauna; built-to-boundary retaining wall at front; landscaped garden areas; rear deck with roof; recessed basement garage beneath courtyard.
• Windows & Glazing: Traditional-style windows to retained character façade; new contemporary glazing to rear deck, ground level extension and Level 1; verandah refurbishment with batten screening; recessed garage door (less than 6m wide) at basement frontage.
• Finishes (Paint/Tile/Floor): Internal finishes consistent with premium residential refurbishment; colour palette and finishes at basement/courtyard consistent with upper level traditional character; specific floor coverings not detailed in plans.

Proposed new triple storey dwelling house (449.39m² total) on Lot 4 (214A) Rainbow Street, Sandgate, recessed into the slope of the site to address topography. Includes carport, ground floor living areas, first floor bedrooms with balcony, and second floor with additional rumpus, study and bedrooms, designed in traditional character with lightweight cladding and timber-framed windows.Planner: B Planned & Surveyed Pty Ltd
Architect: KAMI Design
Builder: Not Nominated / Open

• Earthworks, Demo & Concreting: Significant cut required to recess ground floor into slope (site falls from 12m AHD north to 6.5m AHD south). Concrete slab footings per AS 2870; core-filled block retaining walls to ground floor perimeter; concrete driveway; pedestrian ramp at 1:14 gradient. Termite protection per AS 3660.
• Roof & Clad: Colorbond roof sheeting at 22.5 and 30 degree pitches; chimney flue; horizontal cladding and James Hardie Stria vertical cladding to external walls; painted finish posts; core-filled block to lower retaining walls. Insulation to comply with AS/NZS 4859.1.
• Plumbing, Drain & Gas: Soil and sullage drainage to sewerage system; stormwater drainage in accordance with AS/NZS 3500.3 discharging to legal point of discharge; connection to existing water, sewer and stormwater mains in Rainbow Street. Wet areas waterproofed per AS 3740. Hot water per AS/NZS 3500.4.
• Elec & Solar: Electrical installations to comply with AS/NZS 3000 Wiring Rules. No solar PV, EV charging, or smart home wiring explicitly specified on plans.
• Carpentry, Joinery & Steel: Timber framed construction per AS 1684.2; timber double hung and hopper windows throughout; timber single/double hinged doors; 1m high steel balustrades to balconies; painted finish timber posts; internal staircase with max 190mm risers and 250mm treads; slip-resistant nosings per AS 4586/AS 4663.
• Pools & Landscaping: No pool proposed. Site includes concrete driveway, retaining walls (rear and side), 1.5m chain mesh fence on rear retaining wall, colorbond fencing, pedestrian ramp at 1:14 gradient, and permeable area of 92.34m² (26.34%).
• Windows & Glazing: Timber-framed windows throughout - mix of double hung, hopper (single/double/triple), and single/double hinged doors. Predominantly clear glazing with obscure glass to bathrooms/ensuites (W-04, W-13, W-15, W-23). Double glazing clear to W-17 and W-21 hinged doors. Glazing to comply with AS 2047 and AS 1288, safety glazing per BCA Part 8.
• Finishes (Paint/Tile/Floor): Particle board flooring installation per AS 1860.2; internal wet area waterproofing per AS 3740; slip-resistant stair treads per AS 4586 and AS 4663. Specific floor finish materials (timber/tile/carpet) not detailed in the documentation provided.

Code assessable renovations to a pre-1947 timber and tin worker's cottage including raising the existing dwelling 1.1m, building in the lower level with a double garage, reinstating the front verandah, and constructing a rear extension. Includes a new two-storey secondary dwelling addressing Longwood Street with in-ground pool, retaining walls and built-to-boundary blockwork garage wall.Planner: Atomic Town Planning
Architect: PTF Constructions
Builder: PTF Constructions

• Earthworks, Demo & Concreting: Existing dwelling to be raised 1.1m and shifted marginally west to centre on allotment. Lower ground level to be built in with concrete slab and double-width garage. Fire-rated blockwork built-to-boundary garage wall (max 3.240m height). Concrete crossovers to Peterson Street (4500mm wide) and Longwood Street. Site falls approximately 3m from 26m AHD to 23m AHD; minor cut/fill required.
• Roof & Clad: Metal sheet roofing (Colorbond-style) to existing pyramid roof and new extension at 30-degree pitch; restored bullnose verandah roof. External cladding predominately weatherboard (beaded chamferboard) to upper level matching existing, with FC sheet/coverstrip cladding to lower floor. Timber fascia and metal gutters throughout.
• Plumbing, Drain & Gas: Existing connections to water, sewer, electrical and telecommunications to be retained and upgraded as necessary. New plumbing fit-out for two dwellings including ensuites, kitchens, butler's pantry, laundry, and pool equipment area.
• Elec & Solar: No solar PV, 3-phase power or EV charging provisions noted on the DA plans. Standard residential electrical connections to be upgraded as necessary.
• Carpentry, Joinery & Steel: Custom timber joinery including colonial timber balustrades and handrails, timber verandah posts, restored bullnose verandah, new timber-framed double-hung and casement windows in colonial style. Butler's pantry with bench joinery, gas strut servery window 2400H x 3800W, custom kitchen joinery, walk-in robes, ensuite vanities. Significant repair work to pre-1947 timber fabric including chamferboard cladding.
• Pools & Landscaping: In-ground swimming pool (prescribed accepted development) with associated pool equipment store. New retaining walls, replacement of existing site retaining walls, and crossovers to both Peterson Street (4500mm) and Longwood Street. Outdoor terrace/entertaining areas at ground level between primary and secondary dwellings.
• Windows & Glazing: New timber-framed colonial-style joinery including double-hung windows (DH 1609), multi-bay windows (2 Bay 0612, 3 Bay 0630, 3 Bay 21x06), louvre windows (LVR 1209, LVR 06x15) and French doors (FD 2412). Aluminium frame joinery to secondary dwelling. Large gas strut servery window 2400H x 3800W to outdoor living. Metal-clad panel-lift garage door.
• Finishes (Paint/Tile/Floor): Timber flooring to raised upper level (existing repaired and reinstated). Concrete slab to lower ground floor with tiled wet areas. FC sheet/coverstrip cladding to lower floor externally. Beaded chamferboard internal/external finishes to upper level to match original heritage fabric.

Partial demolition, building-in-underneath and extension of an existing pre-1947 Queenslander Dwelling house at 10 Eton Street, Toowong to establish a 2-storey, 3-bedroom dwelling with multi-purpose room, ensuite, study nook and onsite car parking. Works include re-enclosure of the front verandah, new weatherboard cladding, curved metal window hoods, character casement windows, and alternating batten balustrading at the rear deck.Planner: Hickey Oatley Planning & Development Pty Ltd
Architect: PLOT Architecture
Builder: Not Nominated / Open

• Earthworks, Demo & Concreting: Site falls approximately 3.0m from NE to SW corner. Existing slab retained where possible with new proposed slab and paving to lower level multi-purpose room extension. Timber sleeper retaining walls and concrete sleeper retaining walls noted. New masonry planter and stair treads. Demolition of existing pavers, pebble paths and driveway gate area.
• Roof & Clad: New metal roof sheeting to extension matching existing; weatherboard cladding to infill and extensions matching existing; character gable details retained; curved metal window hood feature on front elevation; alternating batten screening at rear.
• Plumbing, Drain & Gas: Existing sewer riser retained; new HWU location noted in undercroft; new laundry, WC and ensuite plumbing required; relocation of kitchen plumbing; cooktop, dishwasher and sink retained for reuse.
• Elec & Solar: Existing split system A/C retained for reuse; electric swing gate to driveway; electric fireplace noted in living room. No solar PV or 3-phase power explicitly noted.
• Carpentry, Joinery & Steel: Custom joinery includes new kitchen fitout (retaining existing cooktop, dishwasher and sink), new robe to bedroom 1, WIR shelving, ensuite vanity, electric fireplace surround joinery, lightweight timber stairs, stainless steel wire balustrade with timber posts, alternating timber batten balustrade to rear deck, timber batten screening to undercroft, and reinstated/refurbished French doors.
• Pools & Landscaping: No pool proposed. Works include new paving and pebble patio, masonry planter with stair treads, timber sleeper retaining walls, round picket timber front fence, new electric driveway gate, and replacement timber paling fencing to undercroft. Existing frangipani tree to be demolished.
• Windows & Glazing: New character double-hung timber windows to front and side elevations; new casement windows with fixed angled windows over; high-level awning windows; frosted casement windows to ensuite; glass sliding door; existing windows and metal awnings relocated; new curved metal window hood feature; relocated metal sunhoods.
• Finishes (Paint/Tile/Floor): Upper level: timber flooring (TF1) to kitchen, living, bedrooms - matching existing timber boards; tile (TL3) to bathroom and ensuite. Lower level: concrete slab finish (CONC1) to multi-purpose room; paver finish (PAV1) to patio/entry. External VJ boards and weatherboard cladding internally to feature areas.

New 2-storey detached dwelling house (Jersey 308 modified with front balcony) on a 409m² small lot in Rochedale, including double garage built to boundary, alfresco area, and owner-supplied 4.6m x 2.5m pool. Includes 6.6kW PV solar system, AAC construction to zero boundary garage walls, and standard residential finishes with Colorbond Custom Orb roofing and Scyon Axon cladding.Planner: Olearia Town Planning
Architect: Homes by CMA Pty Ltd (studio O DESIGN)
Builder: Homes by CMA Pty Ltd

• Earthworks, Demo & Concreting: Slab on ground with 400H drop edge beam to engineer's design; ~400 cut and 400 fill from bench level; FFL approx. 57.335. Owner-built retaining walls up to 400-600mm high. Standard concrete driveway with non-standard driveway application required (4.8m crossover). External concrete to alfresco/porch with min 1:100 fall.
• Roof & Clad: Colorbond Custom Orb roofing at 25° pitch (Builders Range), 450mm overhangs. External walls: Full Render to AAC (75mm AAC + 25mm batten + 70mm stud), Scyon Axon 133 cladding to upper level feature areas, AAC columns. R3.0 ceiling batts; R1.5 wall insulation; R1.3 (60mm) Anticon blanket to roof; wall sarking to externals; zero boundary walls 60/60/60 fire spec.
• Plumbing, Drain & Gas: Standard residential plumbing connecting to existing services on established lot. Plumbing riser noted on plans. Downpipes max 12lm spacing per AS standards. No rainwater tank or stormwater connection through adjoining property required.
• Elec & Solar: 6.6kW PV Solar System noted on roof plan (north-facing). Standard residential electrical; ducted AC dropper noted to upper level bedrooms with bulkheads over robes. Range hood ducted to eave in kitchen.
• Carpentry, Joinery & Steel: Butler's pantry with 900mm induction cooktop, undermount sink, range hood ducted to eave; main kitchen with stone benchtops (CAB cabinetry); custom joinery to WIR, robes, ensuite vanity (1500 bay), mudroom, laundry. Internal timber staircase with void/stairwell finishes. AAC columns full render externally. Sectional garage door 2400-4850mm with remote controls.
• Pools & Landscaping: Owner-supplied in-ground pool 4.6m x 2.5m to be built during construction (kept clear of services). Owner-built concrete sleeper retaining walls up to 600mm high. Existing metal fence on existing concrete sleeper retaining wall (~1.2m rise). Aluminium privacy screens to upper level.
• Windows & Glazing: Aluminium-framed doors and windows throughout. Sliding doors (21-24 SD to alfresco, 21-21 SD), awning windows, fixed glass panels. Obscure glazing to bathrooms/ensuite. Aluminium privacy screens to upper level windows facing neighbours. Sill heights 1.5m or fixed screens for privacy compliance. Frameless 1500 shower screens.
• Finishes (Paint/Tile/Floor): Standard CMA residential finishes - refer to colour selections/inclusions. Tiled wet areas with smart floor wastes (SFW/TSW), max 5mm water stops. Internal door height 2340mm; robe/linen doors 2400mm. 2740mm ground floor ceilings; 2590mm L1 ceilings. Skirting board to plaster junctions at voids/stairwells.

Two-storey extension to a pre-1946 character dwelling involving raising the existing house, building underneath, single-storey rear extension, internal reconfiguration, and restoration of traditional weatherboard cladding. Includes a new double-width carport with pergola walkway, in-ground swimming pool with pergola, and alfresco terrace.Planner: Urbicus Pty Ltd
Architect: Atelier Group Architects
Builder: Not Nominated / Open

• Earthworks, Demo & Concreting: Existing dwelling to be raised 1.68m with temporary propping; house rotated 140mm clockwise to align parallel to southern boundary; demolition of post-1946 brickwork, slabs, footings and drainage at lower level. New concrete slab to engineer details with polished concrete finish to ground-level additions; new concrete carport slab; new crossover at Blackwood Street (replacing existing, 2m from street tree); pool excavation and concrete pool construction.
• Roof & Clad: Existing custom orb roof sheeting retained (Zincalume finish) at 15° pitch; new custom orb roofing at 13.5° pitch to extension; Kliplok roof sheeting to carport at 2° fall (flat roof); high-level glazed skylights; timber weatherboard cladding with horizontal battens; FC (fibre cement) cladding externally; brickwork to lower walls; insulation to roof and refurbished walls (75mm batt) per energy report.
• Plumbing, Drain & Gas: Existing stormwater discharge arrangement maintained; existing water meter in Blackwood Street retained; sewer reticulation traverses site (MH noted); wet areas and verandah FC lined with waterproof membrane for tile finish; set downs to wet areas; downpipe spreaders and landing internal stair; new pool plumbing including pool pump conduits.
• Elec & Solar: Solar PV panels noted to be installed to high roof; conduit provided from switchboard up to roof for PV feed; ducted air conditioning throughout; ceiling fans to bedrooms, office, living and alfresco terrace; NBN wiring with WiFi repeater; video intercom; future EV charger isolator provision; double conduits for back feed; gate strike release.
• Carpentry, Joinery & Steel: Custom timber joinery throughout including kitchen with pantry, butler-style store, laundry with tub and tiled splash, ensuite and bathroom vanities, robes to bedrooms. Timber stud wall framing (90mm), structural steel beams/frames per engineer, timber tongue-and-groove flooring retained and refurbished upper level, internal timber stair with BCA-compliant handrail, restored verandah posts/railings, hardwood timber pergola, weatherboard cladding to match existing.
• Pools & Landscaping: In-ground swimming pool (6000 x 3600 approx.) with concrete concourse, pool safety fence and gates to BCA, and timber pergola (10600 approx.) over pool/alfresco area. New brick boundary wall to frontage (1800h) with integrated meter box and letterbox, garden planters, sliding caravan access gate, and 1.8m high timber paling fencing along boundaries.
• Windows & Glazing: Mix of timber-framed double-hung original windows (restored), new aluminium louvre windows (152mm blade), sliding windows, awning windows, high-level fixed glass skylight windows above doors. Glazed sliding stacker doors (D5: 7.2m² glass, D6: 5.9m² glass) to alfresco. Roof skylight to pantry. Original timber windows retained and refurbished where existing.
• Finishes (Paint/Tile/Floor): Polished concrete floor to ground floor (living, dining, kitchen, alfresco terrace); ceramic tiles to wet areas (bathroom, ensuite, laundry, WC) with waterproof membrane; existing timber tongue-and-groove flooring retained and refurbished to upper level; plasterboard internal wall and ceiling linings; timber V-J boards to upper-level internal walls and ceilings; FC cladding externally; rendered blockwork and brickwork accents.

Partial demolition of facade elements (including window sills and decorative keystone) and internal fitout removal to a two-storey commercial character building at 342 Wickham Street, Fortitude Valley. Works include extending glazing to floor level, subdividing tenancies into 5 separate Level 1 tenancies, and installation of a new lift adjacent to existing stairs.Planner: Urbis Ltd
Architect: WIM Architects Pty Ltd
Builder: Not Nominated / Open

• Earthworks, Demo & Concreting: Minimal earthworks - existing two-storey building retained; existing concrete floor slabs retained; existing carpark wall to be demolished and area made good for proposed vehicle access; existing carpet flooring removed and made good.
• Roof & Clad: Existing roof retained (T.O. Roof RL 24600); existing decorative brickwork and keystones to be preserved on south-east elevation; existing awning design retained; existing building name "William Brooks & Co (Queensland) Ltd" signage to be restored.
• Plumbing, Drain & Gas: New end-of-trip facilities, shared kitchen, male/female WCs and PWD on Level 1; existing PWD/Male/Female WCs on ground retained; standard commercial plumbing for tenancy subdivision.
• Elec & Solar: Not specified in plans; standard commercial electrical fit-out implied for new tenancy subdivisions; new lift installation noted.
• Carpentry, Joinery & Steel: Existing internal joinery units, furniture, railings and modern fitout to be demolished across both floors; new tenancy partitions for 5 separate Level 1 tenancies and ground floor tenancy; new lift installation adjacent existing stairs; communal meeting and common areas fit-out.
• Pools & Landscaping: No landscaping or pool works proposed. Site is fully built commercial premises on corner of Wickham and Constance Streets.
• Windows & Glazing: Proposed full-height shop front glazing to replace existing windows on south-east (primary) and north-east elevations; existing window sills to be demolished and glazing extended to floor level on four window openings.
• Finishes (Paint/Tile/Floor): Existing carpet flooring to be removed and affected areas made good; new commercial-grade flooring for tenancy fit-outs (specifications TBC); existing decorative brickwork and keystones preserved externally.