Plan Intel Brief

Construction of a new 2-storey dwelling house (Bold Living 'Flemington 382' design, Hampton facade) on a 405m² small lot within the Traditional Building Character Overlay in Hendra. Includes 6 bedrooms, double garage, multiple living areas, future pool by owner, and lightweight character-style facade with verandahs.Planner: Urbicus Pty Ltd
Architect: Bold Living (Bold Properties (QLD) Pty Ltd)
Builder: Bold Living (Bold Properties (QLD) Pty Ltd)

• Earthworks, Demo & Concreting: Slab on ground construction (slab level RL 17.000, +100/-100mm nominated platform); cut and fill required with cut batter 1:2.5 and fill batter 1:4; concrete sleeper retaining walls (max 1000mm high by owner); exposed aggregate concrete driveway and path; finished concrete internal floors; existing crossover to be removed and footpath saw cut for new 3.5m driveway crossover; site relatively flat (RL17.75 to RL16). Owner to refer to engineers soil classification report.
• Roof & Clad: Selected Colorbond sheet roofing (CS) at 25° pitch; Colorbond fascia & gutter system (CFG). External cladding predominantly Scyon Linea 150mm cladding (SL1) - paint finish; Weathertex Wall Shingles cladding (WS); gable vents and feature timber post collars. Lightweight character materials. Hardie Smart Zerolot wall system FRL 60/60/60 to boundary walls.
• Plumbing, Drain & Gas: Soil and sullage drainage to Council sewer as per drainage plan; stormwater to existing system to street (kerb discharge); sewer connection to be confirmed (as-built currently unavailable). Hot water systems (HWS) and gas meter/bottle installation per AS/NZS 5601. Downpipes throughout.
• Elec & Solar: 8.5kW Solar PV system noted (panel position & number TBC by installer); Solar PV inverter shown on plans; 3-phase power noted; Ducted A/C system throughout; ISB and meterbox locations noted.
• Carpentry, Joinery & Steel: Stone bench joinery in kitchen; Walk-in pantry (WIP); butler's/laundry joinery; 2400h tall joinery to bedrooms/robes; stain grade stairs with closed risers, painted; timber handrail; selected balustrades including glass (GB), powder-coated aluminium (PB) and timber (TB) options; 190x190 and 125x125 SHS/timber posts; overhead cupboards; multiple wardrobes with shelving and hanging rails.
• Pools & Landscaping: Proposed future 7x4 (approx 7m x 4m) in-ground pool by owner with 1200h pool safety fencing; concrete sleeper retaining walls (max 800-1000mm high by owner); 1800h timber paling and good neighbour fencing; cut and fill batters; exposed aggregate driveway and path (60m²). Earthworks required for pool by owner.
• Windows & Glazing: Powder-coated aluminium joinery throughout unless noted otherwise; obscure/obscure glazing (obs) to bathrooms and privacy areas; sliding doors (SD) to outdoor living and balconies; 90x42 painted timber window & door surrounds to front facade; selected skylights (SK) approx locations noted; bedroom window restrictors/screens per Part 3.9.2.5; flyscreens and security screens per building specifications.
• Finishes (Paint/Tile/Floor): Finished concrete flooring to garage, outdoor living and entry/portico areas (tiles over broom finished concrete in some areas); internal floor finishes per building specification; feature stone veneer (SV) external; painted timber posts and feature collars; render and paint finishes to selected areas; Secura flooring to balcony setdown.

New two-storey dwelling houses on two adjoining small lots, each featuring a double garage, open-plan living/dining/kitchen, alfresco, and a swimming pool. Each dwelling provides multiple bedrooms with a master suite and ensuite, study nook, balconies, and approximately 362m² of internal floor area with a 60% site cover.Planner: JFP Urban Consultants Pty Ltd
Architect: Rogue Architects
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Site falls notably from RL 42m AHD at the northern (Manchester Terrace) frontage to approximately RL 37m AHD at the southern boundary, requiring cut and fill earthworks (bulk earthworks per parent subdivision concept). Concrete works include the in-ground pool, driveway/new crossover, and slab foundations. Retaining walls present on the southern portion of the site.
• Roof & Clad: Metal deck roof sheeting - Colorbond (MS), max roof height 9.5m / 9.315m nom above NGL. External cladding includes FC fine texture cladding (CL1), FC VJ cladding (CL2), weatherboards (WB), render over lightweight sheeting (RF), and rendered boundary wall. Traditional/lightweight materials used to suit the Traditional Building Character overlay.
• Plumbing, Drain & Gas: Stormwater discharge via a combination of kerb and channel adapters and stormwater pits (detail at design stage). Connection to reticulated water and sewerage available in the area, connected per Council and Urban Utilities standards. No rainwater tanks or gas line extensions explicitly noted.
• Elec & Solar: No specific solar PV, inverter, 3-phase power, EV charging, or smart home wiring noted on the available plans or planning report. Standard electricity connection via reticulated services in accordance with Council and Urban Utilities design standards.
• Carpentry, Joinery & Steel: Kitchen (5.5x5.6) with butler-style pantry, mud room, and laundry joinery. Alfresco areas with BBQ. Internal staircase connecting ground and upper floors. Balustrades and screens include aluminium batten balustrade (AB) and batten screens (BS). Master suite with WIR and ensuite, linen storage, and study nook joinery. Timber elements consistent with traditional character (weatherboards).
• Pools & Landscaping: In-ground concrete swimming pool (5m x 3m) per dwelling with BBQ area and turfed yard. Includes paling fences, batten fences with gates, internal planters, and ample front and rear landscaping. New crossover/driveway proposed from Manchester Terrace; retaining walls present on site (top of retaining wall RL39, bottom RL38).
• Windows & Glazing: Obscure glass (OG) noted on elevations for privacy. Sun hoods provided over windows. Aluminium batten/batten screen features used over openings. Frame materials not explicitly specified but consistent with standard powder-coated aluminium for residential dwellings.
• Finishes (Paint/Tile/Floor): Specific internal floor coverings not detailed in the available plans/report. Finishes reflect traditional building character with lightweight cladding, weatherboards, render, and Colorbond roofing. Feature finishes include FC fine texture cladding and FC VJ cladding externally.

New 3-storey architecturally designed dwelling house on a very small 164m² lot in Spring Hill, replacing an existing Queenslander to be demolished. The build features a ground-level garage with lift, a bedroom level, and an upper living/kitchen level with terraces, finished with timber panelling, stone tile, render and oblique FC sheet cladding.Planner: Marc Joyce - Town Planning and Heritage Consultant
Architect: Hees Design Architects
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Concrete floor construction. Sleeper/rendered block retaining walls required (TOW 43.000, 44.000, 44.300) with cut and fill to manage sloping site (levels approx RL 40.5-43.3). Exposed/concrete driveway and garage access off Milne Street. Demolition of existing highset timber Queenslander required.
• Roof & Clad: Metal deck roof. External walls: timber panelling (TB), stone tile (ST), render (RD), and oblique FC sheet (OB) cladding. Rendered block/retaining walls. Brick veneer/timber construction with steel and timber framing per DA Form 2. Light weight timber and cladding materials to front and south facades respecting traditional character.
• Plumbing, Drain & Gas: Reticulated water supply and sewerage are extant to the site. Standard residential plumbing. No rainwater tanks or specialised drainage noted. Inverted levels (IL) for stormwater connections shown on site survey.
• Elec & Solar: Lift installed across all levels. Building rated 5 star for energy efficiency with climate-responsive design. No specific solar PV, 3-phase, or EV charging provisions noted on the plans.
• Carpentry, Joinery & Steel: Internal lift servicing all 3 levels. Kitchen joinery on Level 2, WIR (walk-in robe) to Bed 1, ensuite and bathroom joinery. Internal staircases connecting levels. Timber panelling (TB) feature cladding. Post and rail balustrading on terraces/decks respecting traditional character style.
• Pools & Landscaping: No pool proposed. Rendered block retaining walls with tops of wall at RL 43.000, 44.000 and 44.300. Outdoor landscaped area of 67m² / planting areas at ground level. Timber paling and chainwire boundary fences. No formal landscape plan provided as it is a dwelling house.
• Windows & Glazing: Windows to every facade for light and air movement. Vertical window frame proportions respecting traditional character. Louvres referenced for permeability/ventilation. Reflective glass (if used) must have light reflectivity no greater than 20%. Level 2 screening noted on elevations.
• Finishes (Paint/Tile/Floor): Concrete floors throughout. Stone tile (ST) feature finishes. Internal areas: Ground 94m², Level 1 111m², Level 2 100m². Different paving pattern, texture and colour at front boundary to distinguish public footpath from private space.

New 34-storey residential-led mixed-use tower delivering 189 apartments (1, 2, 3 and 4 bedroom configurations) and a single floor of commercial office space at Level 6, over a 5-storey podium car park and 2 levels of basement parking. Includes integrated green infrastructure threaded through a sculpted biophilic façade, plus two rooftop communal recreation levels featuring swimming pool, gym, wellness zone with hot/cold plunge pools, sauna, dining and lounge spaces.Planner: Murray Bell Planning Co.
Architect: Koichi Takada Architects
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Construction includes 2 levels of basement car parking requiring excavation, plus a 4-5 storey podium car park structure. Concrete podium slabs with artificial growing environments (planters with Atlantis drainage cell, geofabric, podium topsoil to 300mm with mounding to 1,000-1,200mm for trees). Driveway crossover — single 6.5m Type B2 crossover from Berwick Street. Ground-floor pedestrian path finished in exposed aggregate concrete 'Honey Red' with existing porphyry kerb to BCC City Plan detail. Retaining walls associated with frontage/forecourt resolved at detailed design. Total 242 car spaces and 265 bicycle spaces.
• Roof & Clad: Landscaped rooftop crown / building cap forming the architectural distinction of the tower, integrated with communal recreation levels and deep planters. Sculpted tower façade with curved balconies, façade depth, alternating arched structural bays, green walls (Levels 2-6), warm-toned façade elements, full-height glazing and timber-lined soffits. Rooftop service structures, lift overruns and plant integrated and screened within the roof form.
• Plumbing, Drain & Gas: Connected to existing reticulated water and sewerage infrastructure in Berwick Street (no on-site wastewater system). Rooftop rainwater harvesting with central 39,000L storage tank on plant deck supplying low-pressure drip irrigation system with potable backup. Internalised waste servicing via shared MRV/RCV loading bay; residential waste via dual chute system with compaction. Artificial growing environments drained and connected to stormwater system. Fire pump room, booster assembly and hydraulic risers internalised.
• Elec & Solar: Substation and PMT (padmount transformer) located at ground level; main switch room on plant deck; heat pump for pool/spa noted on plant level. Automatic irrigation system with smart controls, rain sensor, fertigation and flow monitoring. Rooftop rainwater harvesting (39,000L tank) supporting landscape irrigation. No specific solar PV system, EV charging or 3-phase notation identified in the available documents.
• Carpentry, Joinery & Steel: High-value internal trades include extensive resident amenity fit-outs across two rooftop levels: gym, yoga space, cinema, games lounge, work/library spaces with private pods, private dining/lounge, event room, outdoor kitchen with BBQ and full kitchen facilities, and wellness treatment rooms. Commercial Level 6 includes reception, meeting rooms, event room and office fit-out. Custom 'feature pod' seating structures spanning rooftop levels. Internal staircases, ramps (max 1:14) and balustrades — clear glass balustrades to balconies integrated with the curved tower form. Timber-lined soffits and refined material palette throughout.
• Pools & Landscaping: Extensive integrated subtropical landscaping across ground plane, podium, façade, plant and rooftop levels achieving a green plot ratio of approximately 75.2-76.1% (~1,351m² green infrastructure). Includes 84m² ground-level deep planting, large podium/rooftop planters (up to 1,200mm), green walls spanning Levels 2-6, climbers on cables, cascading planting and a landscaped Berwick Street forecourt with seating, awnings and deep planting. Two rooftop communal recreation levels featuring a rooftop swimming pool with panoramic views, hot and cold plunge pools, spa with steam/sauna rooms, and wellness terraces. No retaining walls or fencing dominate; vehicle access via single 6.5m crossover.
• Windows & Glazing: Full-height glazing forming the tower façade with curved balconies and arched structural bays; clear glass balustrades to balconies. Acoustic glazing performance of Rw 35 where glazing area exceeds 1.8m² and Rw 32 where 1.8m² or less, to achieve minimum 30dBA reduction to habitable rooms (QDC MP4.4 Noise Category 2). No highly reflective glass — any reflective glazing limited to max 20% light reflectivity and min 20% heat transmission. Operable/adjustable screening to balconies where required for privacy and western sun shading. Powder-coated aluminium framing assumed.
• Finishes (Paint/Tile/Floor): High-quality, durable materials and finishes throughout including full-height glazing, warm-toned façade elements, balcony detailing, podium screening and integrated landscape treatments. Ground-level pedestrian path finished in exposed aggregate concrete 'Honey Red'. Rooftop and podium hardscape with paving, gravel access paths to services, and pool wet-edge detailing. Timber-lined soffits as a feature finish. Materials selected for durability, easy maintenance and graffiti resistance at ground level.