Plan Intel Brief

Demolition of an existing pre-1947 dwelling house located within the Traditional Building Character Overlay at 48 Dovercourt Road, Toowong. All existing structures are to be removed and all existing services capped prior to demolition, clearing the 880m² site (subject to boundary realignment into two lots) for future multiple dwelling development.Planner: HAL Architects Pty Ltd (Hayes Anderson Lynch Architects Pty Ltd)
Architect: HAL Architects Pty Ltd (Hayes Anderson Lynch Architects Pty Ltd)
Builder/Developer: Not Stated

• Earthworks, Demo & Concreting: Site exhibits an approximate 8m fall from street frontage to rear boundary. Existing concrete blockwork undercroft to be demolished. No new foundation or concreting works proposed under this demolition-only application.
• Roof & Clad: Existing structure only: original corrugated metal roofing replaced with corrugated asbestos ("Super Six") roof sheeting. External walls include timber weatherboard cladding and concrete blockwork. All to be demolished.
• Plumbing, Drain & Gas: All existing services (reticulated water, sewerage, drainage) to be capped prior to demolition. No new plumbing/drainage works. Stormwater management plan not deemed necessary.
• Elec & Solar: All existing services (electricity, telecommunications) to be capped prior to demolition. No new electrical or solar works proposed.
• Carpentry, Joinery & Steel: No new joinery/carpentry proposed. Existing dwelling (timber weatherboard, aluminium-framed windows/doors, glass louvres) to be demolished in full.
• Pools & Landscaping: No landscaping or pool works proposed. Application limited to demolition of existing dwelling and removal of all structures from the site.
• Windows & Glazing: Existing only: array of aluminium-framed windows and doors and glass louvres at the enclosed verandah and undercroft perimeter, all to be demolished. No new glazing proposed.
• Finishes (Paint/Tile/Floor): No new flooring or finishes proposed. Demolition-only application; all existing internal finishes to be removed with the structure.

Renovation and extension of an existing single-storey dwelling house on a 405m² small lot, involving removal of an existing carport and rear staircase, and construction of a new front garage, front/side decks with external staircases, plus front and side extensions containing a study, master bedroom with ensuite and an additional bedroom. Includes internal reconfiguration of living areas, kitchen, laundry and bathroom with altered external openings.Planner: Bartley Burns Certifiers & Planners
Architect: Paul Devereux Architect
Builder/Developer: Not Stated

• Earthworks, Demo & Concreting: Floor construction listed as 'Other' on DA Form 2. New driveway/car space near western boundary utilising existing 3m crossover. Site has slight crossfall from western to eastern boundary. New garage and extension footings required; minimal earthworks anticipated on the near-level lot.
• Roof & Clad: Roof covering listed as 'Other' on DA Form 2. Elevations note FC & cover battens and various external wall finish codes (WTE-01, WTE-02, WTE-05). External walls listed as 'Other', frame 'Other'. Specific profiles/materials not detailed.
• Plumbing, Drain & Gas: Existing connections to water, sewerage and stormwater to be retained and modified to suit. Existing sewer line noted on site plan. Downpipes (DP) shown on plans. No new rainwater tanks or gas lines specified.
• Elec & Solar: Not Listed - no solar, 3-phase, AC or EV charging provisions noted on the plans.
• Carpentry, Joinery & Steel: Internal reconfiguration includes new study, master bedroom with robe, ensuite, additional bedrooms, kitchen with pantry, laundry and bathroom. Multiple new external timber staircases (Stair 01-04) and covered decks/balconies. Floor finish codes noted (FT01, FT02, FF02) and internal wall finishes (WTI-03, WTI-04). No cellar or bar noted.
• Pools & Landscaping: No pool proposed. Site plan indicates ample landscaping at front, sides and rear of the dwelling, with two covered decks (front and side) and a side/rear yard providing open space. New crossover retained; no retaining walls specified.
• Windows & Glazing: External openings to be altered as part of the extension. Specific window frame materials and glazing types not detailed on the provided plans; external glazing (EVG) noted on elevations.
• Finishes (Paint/Tile/Floor): Floor finish schedule codes present (FT01, FT02, FF02) with internal wall finish codes (WTI-03, WTI-04). Existing timber floors likely retained. Specific covering types not fully detailed.

Alterations and additions to an existing pre-1946 highset timber dwelling in Nundah, involving raising the house and building in underneath to create a two-storey home (approx. 8.5m high). Works include a reinstated front verandah, new in-ground pool with pool house, block retaining walls, a double-width gable carport, and internal reconfiguration with a lift.Planner: Urbicus Pty Ltd
Architect: Lifebox Design
Builder/Developer: Not Stated

• Earthworks, Demo & Concreting: Cut and fill earthworks required for the lower level (raising and building under). Slab and footings to engineer's design, including a non-structural slab. Block retaining walls to maximum 2m height along boundaries. New concrete driveway and crossover. Demolition of existing undercroft and stair/landing.
• Roof & Clad: Roof: Custom Orb sheet metal roof over new works at 10-20 degree pitch with metal gutter and fascia; existing roof generally retained. Existing hip/gable metal roof forms retained and extended. External walls: Hardies Linea board horizontal cladding to new works matched to existing timber weatherboards; timber-framed construction throughout.
• Plumbing, Drain & Gas: Existing detached dwelling being extended - existing stormwater drainage arrangements retained. New pool with pool pump. Sewer line from council records noted on plans. New wet areas include multiple bathrooms, ensuite, laundries, kitchen and pool house facilities. No new rainwater tanks or gas lines specified.
• Elec & Solar: No solar PV, 3-phase power, EV charging or specific electrical notes identified on the DA-issue plans. A lift is proposed within the dwelling. Full structural certification required per general notes.
• Carpentry, Joinery & Steel: Timber-framed dwelling with timber floors. Reinstated lightweight front verandah addressing Park Road. Internal staircases (existing stair/landing demolished and replaced). NCC-compliant balustrades to upper balcony and around pool. Pergola roof structure. Custom joinery to kitchen, butler's pantry, walk-in robes (WIR), built-in robes, mud room and lift shaft. Traditional character detailing - eaves, overhangs, sunhoods, batten panels to reflect pre-1946 character.
• Pools & Landscaping: Proposed in-ground concrete pool (5000mm x 3000mm) with adjoining pool house (by others). Block retaining walls to a maximum height of 2m along boundaries. New driveway and crossover to comply with BCC requirements. Timber paling and picket fencing, garden/landscaping areas, drying court and terrace areas.
• Windows & Glazing: Post-1946 windows and doors to be removed and replaced. New windows of traditional character/sympathetic design orientated to street on both levels. Obscure glazing to be provided below 1.5m sill height and screening to windows/balcony where within 1.5m of boundary for visual privacy. Front verandah reinstated with habitable rooms addressing the street.
• Finishes (Paint/Tile/Floor): Timber flooring throughout with existing timber floor framing retained. Plasterboard ceilings to new areas. Existing original façade materials (timber weatherboards) replicated throughout extension for consistency with the pre-1946 built form. Tiled wet areas (bathrooms, ensuite, laundries).

Partial demolition and two-storey extension to an existing pre-1947 timber dwelling house on a 400m² corner small lot within the Traditional Building Character Overlay. The existing dwelling will be raised approximately 2.47m and repositioned (~2.05m south, ~0.39m east), with new ground-level living, porch and alfresco areas plus a reinstated traditional front verandah, retaining the original roof form and building core.Planner: Urbicus Pty Ltd
Architect: Queensland Designer Homes (QDH)
Builder/Developer: Not Stated

• Earthworks, Demo & Concreting: Site relatively flat; previously partially filled under reconfiguration approval A005681710 for flood immunity. Existing dwelling to be raised ~2470mm and repositioned. New carport floor level RL 13.400 and proposed ground floor RL 14.000. Subfloor area indicated. Existing 4.2m concrete crossover to Shamrock Street retained. Ground level to be kept <1m below porch FFL to avoid balustrade requirements.
• Roof & Clad: Existing roof form and pitch retained (no roof demolition). External walls to be weatherboard cladding and timber to match existing. Roof covering nominated as Aluminium (sheet metal) per DA Form 2. New first floor windows to match existing types.
• Plumbing, Drain & Gas: Existing water meter in Shamrock Street to be maintained; sewerage reticulation via Johnston Street; stormwater discharged to Shamrock Street. New rainwater downpipes (DP) proposed on roof plan; existing downpipes (EDP) noted. HWS (hot water system) shown. No new rainwater tanks or gas extensions specified.
• Elec & Solar: No solar PV, EV charging or 3-phase power noted on plans. Existing meter box (EMB) shown; A/C units indicated on floor plans. No specific electrical or energy efficiency notes provided in the concept design set.
• Carpentry, Joinery & Steel: Traditional character joinery including reinstated front/partial wrap-around verandah with traditional balustrading, new entrance door and windows with traditional materials/detailing. Internal timber staircases (multiple UP stairs noted between levels). Weatherboard cladding and timber throughout. Kitchen, pantry/cupboard, WIR, robes and linen joinery indicated.
• Pools & Landscaping: No pool proposed. Site is relatively flat and has been partially filled under prior reconfiguration approval (A005681710) to achieve flood immunity. Works include repositioning dwelling aligned to boundaries; existing 4.2m crossover to Shamrock Street retained. No retaining walls or fencing specifically detailed.
• Windows & Glazing: New first floor windows to match existing types (traditional casement/CW style windows e.g. CW 11-09, CW 12-18). Sliding doors (SD 24-36), double-hung doors/windows (DH 21-06, DH 12-15) and louvres (LV) noted. Reinstatement of new traditional entrance door and windows on western/southern elevations. Frame materials timber to match existing character.
• Finishes (Paint/Tile/Floor): Timber flooring (per DA Form 2 - floor construction timber). Raked ceilings retained in sitting/living areas. Traditional building materials including weatherboard cladding and timber. Concept design set does not include a detailed finishes schedule; colours not yet client-selected.

Extension to a pre-1946 two-storey dwelling house involving a new 36m² double-width carport to the east of the frontage and a new 45m² guest house (bedroom and bathroom) behind the carport. Includes minor demolition of the side wall to facilitate the extension and internal reconfiguration of rooms and walls, with traditional character elements retained to match the existing house.Planner: Urbicus Pty Ltd
Architect: Elevate Design Studio
Builder/Developer: Not Stated

• Earthworks, Demo & Concreting: Site slopes approx 5.5m from Palmer St (NW, RL27) to rear (SE, RL21.5). Carport slab assumed 150mm concrete slab (top RL 26.92) with bondeck slab over. Slab and footings by engineer. New sleeper wall and new retaining wall to replace existing. Max batters: cut 1:1, fill 1:2, vehicular access 1:4. Surface water drained away from dwelling (min 1:20 fall). New 5.5m crossover/driveway to Council requirements; new concrete driveway.
• Roof & Clad: Roof: Custom Orb roof sheeting - Colorbond finish (col1); Klip-Lok roof sheeting - Colorbond finish (kl01); pitched roof to match existing dwelling. External walls: James Hardie Weatherboard Linea 150mm (jhlb150) and 180mm (jhlb180) - paint finish; timber batten perimeter skirt (tb03). Insulation: External walls R2.0, roofs R2.5. Decorative gutter corners, ridge fretwork and verandah brackets to match existing pre-1946 house.
• Plumbing, Drain & Gas: Stormwater lawfully discharged to Thorne Street; new 300mm dia stormwater pipe with stormwater connection point; new retaining wall/SHS columns set to clear stormwater main. Downpipes to connect to stormwater lines or street (NCC Vol.1 Part 3.5). Sewer reticulation traverses rear of site; sewer manhole locations scaled from QUU records. Water available in Palmer Street.
• Elec & Solar: Existing solar panels on roof to be moved/relocated as required to accommodate works. Overhead electrical line noted along boundary. Energy Efficiency Report referenced for insulation requirements. No 3-phase, EV charging, or smart home wiring specified.
• Carpentry, Joinery & Steel: Timber-framed construction (AS1684). Selected timber balustrading (bal04) to NCC minimum requirements; internal timber stairs and balustrades (min 1m high, max 125mm gap). New bedroom extension and guest house joinery; ensuite, WIR, laundry. Decorative ridge fretwork, verandah brackets and balustrade to match existing character house. Reuse of existing double-hung windows.
• Pools & Landscaping: Existing in-ground swimming pool with pool fencing and gate to be retained. Existing tennis court located behind proposed carport. New sleeper wall and new retaining wall (timber/rock ret walls existing). Existing trees/vegetation on site to be retained (Poinciana Dia 0.8). Garden beds and grassed areas throughout. Chainwire and timber paling fencing to boundaries.
• Windows & Glazing: Timber-framed double-hung windows (some reused from existing dwelling, e.g. 11-870, 12-24, 21-24, 21-06, 24-06). Hinged and cavity sliding doors noted internally. Glazing to comply with AS1288, AS2047 and BCA Vol.2 Part 3.6. Shower screens to AS2047/AS1288.
• Finishes (Paint/Tile/Floor): Timber flooring throughout (Class 1 building, timber floor construction). Wet areas to comply with NCC Vol.2 Part 3.8.1 and AS3730. Tiled areas noted at pool/paver zones. Paint finish to weatherboard cladding.