Plan Intel Brief

Alterations and additions to an existing two-storey worker's cottage within the Traditional Building Character Overlay, including raising the upper floor by 990mm, enclosing the ground level under the upper verandah, and constructing a new garage and driveway. The works include a new in-ground swimming pool, reinstatement of pre-1911 verandah character, and new traditional-style timber detailing.Planner: Steffan Harries
Architect: Urban Design Solutions
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Raising the existing upper floor 990mm (FFL 8.320 to FFL 9.310) on existing stumps/posts to engineer's documentation. New ground floor slab/enclosure at FFL 6.120. Proposed concrete driveway and crossover. New in-ground pool excavation. Existing timber floor retained with engineered timber overlay.
• Roof & Clad: Corrugated steel roofing (existing roof retained, Hip and Gable design unchanged). Existing roof pitch approx 27°. External walls: weatherboards (timber-style cladding) to match existing, blueboard with timber battens, breeze brick feature, Manor Red wall finish. New gable trim battens and verandah brackets.
• Plumbing, Drain & Gas: Connected to existing services. Clearance around sewer house connection to QDC MP1.4. Instantaneous HWS wall-mounted. Gas meter present. Existing sewer line, stormwater line, water line and gas line noted on site plan. New pool drainage by pool builder.
• Elec & Solar: Approximate location of solar panels noted on Proposed Roof Plan (DA15). New electrical/meter box wall-mounted; NBN battery noted. No detailed inverter/3-phase specs listed.
• Carpentry, Joinery & Steel: New kitchen with splashback, butler/laundry joinery, powder room, ensuite and robe joinery. New verandah brackets (traditional style per schedule), traditional timber slats (painted white), timber batten fence, weatherboards to match existing. Scheduled balustrade to NCC requirements. Internal staircase void infilled from existing stairs.
• Pools & Landscaping: Proposed in-ground pool (tiled) with pool fencing to Australian Standards and safety compliance (refer to pool builder documentation). New driveway, crazy paving path, boardwalk entry, garden beds, BBQ area, select timber batten fence, and rendering of existing brick fence. 3m high hedge retained.
• Windows & Glazing: New timber double-hung windows, aluminium-framed louvre windows, aluminium-framed casement windows, aluminium-framed bifold windows, fixed coloured panel glazing, and sunhoods. New verandah brackets and window hoods in traditional style.
• Finishes (Paint/Tile/Floor): Engineered timber flooring laid over existing timber floor (nominal finished level 9333) to bedrooms/living, carpet to bedrooms, tiled wet areas with waterproofed sheet flooring. Internal walls insulated. Manor Red feature wall finish, timber batten feature finishes on blueboard.

Renovation and extension of an existing 2-storey pre-1946 timber dwelling house on a 292m² small lot within the Traditional Building Character Overlay in Spring Hill. Works include raising the dwelling for new ground-level living areas, a rear extension, partial demolition/restoration of the front bay window, a new flat-roof carport with planter box, swimming pool/spa, pergola and gatehouse to the frontage.Planner: Urbicus Pty Ltd
Architect: LifeBox Design
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Existing dwelling to be raised with new built-under ground floor. Cut into onsite contours noted for carport at RL 33.500 and lower level. Slab and footings to engineers design; non-structural slabs at carport/terrace. Pool to engineers design with cut works. New 6m driveway crossover to Torrington Street to comply with BCC requirements. Site slopes RL37 to RL33 from rear to front.
• Roof & Clad: Roof: Existing pitched roof retained; new Custom Orb sheet metal roof over rear extension to match existing pitch (rear section at 23 deg pitch), with metal gutter and fascia. Carport: flat roof form. External walls/cladding: Hardies Linea board horizontal cladding, Axon vertical cladding to rear, fine texture render cladding, existing horizontal timber cladding retained towards frontage. Aluminium batten screens.
• Plumbing, Drain & Gas: Existing water connection in Torrington Street with water meter at frontage; sewerage reticulation at rear boundary; stormwater discharge to Torrington Street. New swimming pool and spa plumbing. No new rainwater tanks or gas line extensions specified. Proposal will not affect existing drainage conditions.
• Elec & Solar: No solar PV, 3-phase, EV charging or specific electrical notes identified on the plans. Standard residential electrical layout with smoke alarms noted on floor plans.
• Carpentry, Joinery & Steel: Timber-framed dwelling with internal staircase reconfiguration. Custom kitchen with cooktop, sink, integrated fridge and walk-in pantry (WIP); butler/laundry areas; bathrooms and ensuite joinery (basins, showers, WCs); WIR robe joinery. Weatherboard/linear board cladding (Hardies Linea), Axon panel and timber batten feature elements. Timber flooring. Pergola, planter boxes and timber fencing carpentry.
• Pools & Landscaping: In-ground concrete swimming pool with spa to engineers design (RL 36.180) with pool balustrade to comply with NCC. New planter boxes, terrace, open pergola and gatehouse at frontage. Timber fence on boundary, blockwork/rendered walls. Front and rear lawn/landscaped open space retained. Pool fencing/glass balustrade noted.
• Windows & Glazing: Removal and reconstruction of front bay window assembly using similar materials and same form. Removal and replacement of side wall windows with new windows; additional side windows added to improve natural light. Standard residential windows. Pool/balustrade glazing to comply with NCC. No double-glazing, louvres or skylights specified.
• Finishes (Paint/Tile/Floor): Timber floor framing/flooring throughout (existing floor framing retained, new floor framing to engineers design). Fine texture render and Axon cladding finishes internally/externally. Standard residential finishes; specific tile and carpet selections not detailed in this report.

New 2-storey industrial development comprising 28 attached 'micro-warehouse' tenancies (362m²–498m² GFA) split across two stages, each with ground-level warehouse and upper-level office. Includes 173 car parking spaces, communal staff recreation areas, two communal refuse enclosures, 26 Atlan Vault stormwater detention tanks, and landscaping with 9 street trees.Planner: Town Planning Alliance Pty Ltd
Architect: CPO Architects
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Site has topographical cross-fall from approx. 35mAHD (north-east) to 30mAHD (south-west). Development requires excavation throughout the site with small areas of fill to provide a usable site area. Concrete kerb and channel, paved roadway, internal road, circulation aisles and car parking areas. Refer to Concept Bulk Earthworks Layout Plans within Civil Concept Plans by Rodgers Consulting Services. Three crossovers (two to Kelliher Road, one to Boundary Road).
• Roof & Clad: Metal roof sheeting at 3° fall with translucent roof sheeting centred to each tenancy. External finishes: concrete walls (Zeus Gothic Blue / White on White), roof flashings/gutters in Basalt Monument, paint finish Natural White Monument/Flat White, Tassie Oak/Spotted Gum sunblades, roller shutters in Basalt Monument. Max building height approx. 10.5m above natural ground level.
• Plumbing, Drain & Gas: Connected to existing Urban Utilities reticulated water and wastewater services. Stormwater management via 26x Atlan Vault detention tanks within internal driveway, connecting to existing stormwater infrastructure within Kelliher Road, ensuring no increase in peak flow. Refer to Site-Based Stormwater Management Plan by Rodgers Consulting Services.
• Elec & Solar: Pad mount transformer (PMT) to Energex requirements shown on plans; site connected to electricity and telecommunications. Strategic framework notes possible incorporation of natural gas and renewable energy sources. No specific solar PV, 3-phase or EV charging provisions detailed in plans.
• Carpentry, Joinery & Steel: Standard industrial fit-out with internal stairs to upper-level offices in each tenancy. Office layouts (~70m² each) include standard office windows (2-sided and 3-sided external). Powder-coated/aluminium glazing units (Black Sky frames, Grey Clear panels). Limited custom joinery noted - industrial warehouse units with offices.
• Pools & Landscaping: Landscaping along Boundary Road and Kelliher Road frontages and throughout the site, mixing retained established vegetation with new species. 9 street trees provided across both frontages. Buffering shrubs along eastern boundary to screen carpark. Groundcovers over root protection zones of retained mature vegetation in north-western corner. Communal recreation areas in southern and northern portions. No pool (industrial development). Landscape Concept Plan by LAUDink.
• Windows & Glazing: Glazing units with aluminium frames in Black Sky finish and Grey Clear glass panels. Standard office windows in 2-sided and 3-sided external configurations. Dual access to ground level via roller door and glass doorway per tenancy.
• Finishes (Paint/Tile/Floor): Industrial warehouse flooring (concrete slab). External finishes include paint finish (Natural White Monument/Flat White), concrete walls, Tassie Oak/Spotted Gum sunblades. Permeable surface 2,116m² (10%), deep planting 1,413m² (6.8%). Specific internal floor coverings not detailed.

Partial demolition and extensions to a pre-1946 traditional character dwelling, involving shifting the house forward on the lot, raising and building under, and adding a carport and partial undercroft garage to the front. Works include a side deck extension, new front stairs, ground floor gym/rumpus, visitor accommodation with kitchenette, bar, and a 6x3 pool.Planner: Insight Planning and Development Pty Ltd
Architect: The Drafty
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Site has approx 2m fall to Blackburn Street. House to be moved forward ~2.7m and raised/built under. Concrete and timber floors nominated. Stabilised cut and fill barriers min 1000mm from footings at 1 in 1 max gradient. New concrete crossover and driveway, plus retaining sleepers. Refer to structural engineering for footing/slab specifications.
• Roof & Clad: Carport roof a simple gable form melding with existing roof; roof covering nominated as Aluminium on DA Form 2. External walls in horizontal and vertical weatherboard (Timber and Fibre cement cladding) reflective of pre-1946 character homes. Max permitted height 9.5m.
• Plumbing, Drain & Gas: Surface water drainage to be directed away from building with FGL sloping away from slab. New 6x3 pool requires associated plumbing/filtration. HWS noted on plans. Existing services (sewer, water main) to be confirmed by builder prior to construction.
• Elec & Solar: Not Listed - no solar PV, 3-phase, EV charging or specific electrical notes shown on the DA drawings.
• Carpentry, Joinery & Steel: Timber-framed extension with custom internal joinery including bar, kitchenette to visitor accommodation, linen storage, robes to bedrooms, and new internal and entry stairs. New deck (timber/composite) extension at Level 1 (35.5m² covered patio) plus new awnings. Traditional weatherboard cladding carpentry.
• Pools & Landscaping: In-ground 6x3 swimming pool to the rear, 5x5m basketball court, clothesline, covered patio areas, retaining sleepers, and new crossover (approx 7°, 1 in 8) to Blackburn Street. New easement created for rear lot.
• Windows & Glazing: Windows from habitable rooms provided to the street frontage in alignment with the Traditional building character (design) overlay code. Frame/glazing detail not specified on DA drawings.
• Finishes (Paint/Tile/Floor): Floors nominated as Concrete and Timber. Internal finishes not detailed in DA package; traditional materials (weatherboard) used externally to complement pre-1946 character.

Demolition of an existing dwelling house and construction of a new 3-storey Multiple Dwelling comprising four townhouses (mix of 2, 3 and 4 bedroom units) with a total GFA of 679m². Includes resident and visitor carparking (8 spaces), bin storage, deep planting zones, retaining walls, and a stormwater pump-out system to address site flooding.Planner: Aspect Town Planning Pty Ltd
Architect: Boon and Jon Architecture
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Earthworks designed and constructed per a geotechnical report and AS 3798. Site slopes west to east (2.5m variance) with fill noted on sections to achieve required habitable floor levels (flood mitigation). No excavation below RL 5.0m, so no acid sulfate soil investigation required. Concrete (CN) driveway/footpath, 5.5m crossover, 6.2m wide driveway with loading zone for MRV. Concrete footpath and retaining wall to rear.
• Roof & Clad: Roofing: Metal Roof Sheet (MRS) at a 3-degree fall. External cladding includes Fibre Cement Cladding 'EasyLap' (EL), Fibre Cement Cladding types (FC1, FC2), and Rendered Block (RB types). Battens (BT) and Sunhoods (SH) noted in elevation legend. No R-values listed.
• Plumbing, Drain & Gas: Site has existing water and sewer connections. Stormwater discharged to kerb and channel via a pump-out system running through to the upstream slope, discharging to the kerb along Warren Street. No new rainwater tanks or gas line extensions noted.
• Elec & Solar: No solar PV, EV charging, or specific electrical specifications (3-phase, inverter) noted in the plans. Air-conditioning (A/C) units shown adjacent to each townhouse on the ground floor plan.
• Carpentry, Joinery & Steel: Internal townhouse fit-out including kitchens with pantry/butler's pantry, laundry, WIR/robes, ensuites and bathrooms across three levels. Internal staircases connecting ground, first and second floors of each unit. Balconies with screen types (SC1, SC2, SC3) for privacy. No specific high-end joinery (cellar/bar) or benchtop materials specified.
• Pools & Landscaping: No pool proposed. Landscaping comprises deep planting zones (63m²/10.37% of site, 4m x 4m dimensions) in the front and rear setbacks for subtropical species, plus a 43m² landscape area. Retaining wall along the rear/eastern boundary. Fencing and screens (FN, SC types) noted on the plans.
• Windows & Glazing: Aluminium windows (AW) noted throughout elevations. Privacy screens (SC1, SC2, SC3) applied to balconies and southern boundary windows (bedroom/stairwell windows). Sunhoods (SH) noted. No specific glazing type (double-glazed/Low-E) or louvres specified.
• Finishes (Paint/Tile/Floor): No specific internal floor coverings or finishes schedule provided in the plans. External finishes include fibre cement cladding (EasyLap), rendered block, metal roof sheeting and concrete driveways/footpaths.

Alterations and additions to an existing two storey timber character dwelling house in the Traditional Building Character Overlay. Works include a two storey pavilion extension connected via a new patio/entry/internal stairs, a new roofed pool house built to the western boundary (max height 2.84m), a replacement gable-roofed carport (6.09m wide with 5.09m sliding gate), a 1.2m x 1.2m gatehouse, partial demolition of post-1946 sections, and pool area upgrades with potential future sauna and cold plunge.Planner: Planning Insights Pty Ltd
Architect: Billy Dawson Architects Pty Ltd
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Site relatively flat at approx 28.0m AHD. New concrete slabs for extension, pool house and carport. Existing carport concrete slab to be demolished. Driveway crossover to be extended and fully concreted (>3.5m wide) to match existing. Existing exposed aggregate path and slab to be demolished. Double-skin brick wall on boundary. Foundation/slab type not explicitly specified.
• Roof & Clad: Metal roof sheeting - mrs1 corrugated profile (colour to best match existing) for carport and extension; mrs2 trimdek profile (colour to best match existing) for lower pitch roofs/pool house. Folded Colorbond ridge capping and valley gutters. External cladding: timber weatherboard (wb1) to match existing; fibre cement sheeting (fc1 flat, fc2 flat with cover battens at nom. 500 centres, fc3 fine texture); face brick (fb) to lower level extension and pool house. Parapet wall in weatherboard. Pool house parapet wall 440mm high weatherboard.
• Plumbing, Drain & Gas: Connection to reticulated water and sewerage. 1500mm clearance to existing sewer line maintained. Existing water meter and gas point/connection to be relocated (TBC). Existing hot water unit (hwu) to be relocated. Vent stacks to be demolished/relocated. Existing water tank to be demolished (size/location TBC).
• Elec & Solar: Not specifically noted on plans. Existing electrical pit, power pole and overhead power lines shown on site plan; no mention of solar PV, 3-phase power, EV charging or smart home wiring.
• Carpentry, Joinery & Steel: High-end joinery including outdoor BBQ area with benchtops (bch1) and laminate (l1 white); benchtop wraps down to create seat backing in pool house. Internal staircase with new internal stairs connecting extension to existing house; balustrades. Timber decking to verandah and deck. Custom feature wall, low height dresser, library/lounge shelving, mudroom cabinetry, hall stand, robes/cupboards throughout. Timber weatherboard cladding. HEKA hood with angled support arms (PC1 finish). Front verandah retained.
• Pools & Landscaping: Existing in-ground concrete swimming pool to be retained (internal surface re-coated/retiled as required). All existing pool fencing to be demolished and replaced with new aluminium pool fencing (ft2, PC1 finish) and frameless glass pool fence on stainless spigots (ft3). New roofed pool house with BBQ area built to western boundary. New double-skin brick boundary wall. New front fence (ft1 timber paling, white painted). New driveway crossover (>3.5m wide, fully concreted). Lawn, gardens, raised sleeper garden and large feature palm trees along street frontage. Future sauna and cold plunge zone.
• Windows & Glazing: New windows to west and north elevations (section of wall removed for insertion of new window). Existing windows to be replaced with window hoods retained. Sliding doors interspersed with face brick and metal louvres at lower level of extension. Glazing/glass to brick areas noted. Frame materials and glazing performance specs (double glazing/Low-E) not detailed on supplied plans.
• Finishes (Paint/Tile/Floor): Internal floors predominantly timber flooring throughout (living, dining, kitchen, bedrooms, master bed, office, family, playroom). Tiled finishes to bathrooms/ensuites. External paint finishes: ep1 white, ep2 white semi-gloss, ep3 black. Pool house benchtop (bch1) and laminate (l1 white). Brick pool tile (bpt). Powdercoat Dulux Surfmist (pc1) finish to metal elements.

Partial demolition and extension of an existing two-storey timber Dwelling house in the Bardon character residential zone, increasing GFA from 185m² to 228m². Works include a new enclosed front entry, new hallway window, rear extension (Bedroom 1 and kitchen), new rear deck and external hardwood stairs, all using traditional lightweight materials to match the existing character home.Planner: Hickey Oatley Planning & Development Pty Ltd
Architect: PLOT Architecture
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Existing suspended timber floor structure and concrete slab largely retained; new concrete footing and floor framing to front extension. New flooring framing to Ensuite 1 (set down for wet area). Site falls approx 3.5m. Existing sandstone block retaining walls retained; minor reuse of posts, bearers and joists. Concrete paving (RL31.540) and existing concrete retained.
• Roof & Clad: Proposed metal roof sheeting to match existing profile (extending existing pitch). External walls clad in weatherboard to match existing. New fascia and gutter to match existing profile, with flashings to junction of new and old roofs. No masonry proposed.
• Plumbing, Drain & Gas: Existing gas connection to be terminated and gas meter/pipes removed to boundary. Existing gas hot water system removed and replaced with a proposed electric hot water system. New drain to slab with new drainage grate; existing spoon drains and sandstone retaining drainage retained. Existing water tank shown (approx only).
• Elec & Solar: Existing solar panels to be relocated/reinstated on the proposed roof extension as required. New electrical plans (Sheets 2-20 & 2-21) noted with light/power point relocations; meter box and NBN point retained. No 3-phase or EV charging noted.
• Carpentry, Joinery & Steel: Extensive custom joinery throughout (Sheets 7-00 to 7-19): kitchen joinery, dining, entry, pantry, broom/store cabinetry, robes to Beds 1-4, hall, bath, ensuite joinery with vanity/mirror. Timber batten balustrade to deck/stairs; new hardwood timber stairs on galvanised steel stringer. New timber stud walls and proposed timber flooring (TF1) to match existing. Weatherboard cladding throughout.
• Pools & Landscaping: No pool proposed. Works include new paving cells (PAV1) and concrete paving, existing sandstone block retaining walls retained, new hardwood timber stairs on galvanised steel stringer (9 risers/8 treads), new timber deck (TD1), and new boundary fencing to eastern and half western boundary to match existing paling fence (by owners). Existing landscaped grass retained.
• Windows & Glazing: New window installed on southern façade of new hallway (visible from MacKay Terrace); proposed glazing to entry, east and west elevations. Existing windows retained for reuse where possible. Skylight over ensuite shower noted. Window/Door Schedule on Sheets 5-00 & 5-01.
• Finishes (Paint/Tile/Floor): Proposed timber flooring (TF1) to match existing timber floor throughout; tile to existing slab in wet areas with new drain to slab edge. Existing timber flooring retained and re-sealed where possible (sand and seal existing). Plasterboard wall and ceiling linings (allow to reline). Existing carpet to stair retained.

A new two-storey dwelling house (Proposed Lot 2, ~9.25m high, ~294.51m² internal GFA) on a small lot at Kinnaird Street, plus an extension and renovation to an existing pre-1946 dwelling house (Proposed Lot 1) fronting Ashgrove Avenue with a new double-width carport. The build features an in-ground concrete pool, outdoor kitchen, arbour structures, provision for a lift, timber/Colorbond character finishes and extensive block retaining walls within the Traditional Building Character Overlay.Planner: Urbicus Pty Ltd
Architect: Synergy Building Design
Builder: Not Nominated/Open

• Earthworks, Demo & Concreting: Slabs and footings to engineering spec; block retaining walls and footings to engineering spec along boundaries. Ground re-levelling using site cut. Potential repositioning/restumping to engineer spec. Floor and roof framing to engineering spec. Concrete finish to client selection (CON01). Concrete formed stairs (ST03). Proposed crossover (4.8m width) to council requirements; existing crossover demolished. Driveway demolished and rebuilt.
• Roof & Clad: Roof: New TRIMDEK roof system to engineering details with Colorbond finish (TD01); CustomOrb Colorbond sheet (COC) in selected colour; existing roof retained on pre-1946 dwelling. Roof pitch 25.0 degrees, gabled forms reflecting pre-war housing. External cladding: Weatherboard or similar (WB01/WB02 to match existing), existing weatherboard (EWB) retained, 190 block walls (BL01), rendered/painted block (BL02), face brick veneer (BK02/BK08 110 brick), timber facade detailing. Lightweight materials predominate; primary materials timber and tin.
• Plumbing, Drain & Gas: Lawful point of discharge achievable in Kinnaird Street (addressed under previous approval A006748718). Grate drains (DR1) to hydraulic engineer spec, drainage points (DP), existing downpipes (EDP). Hot water system (HWS) subject to hydraulic engineer spec. Pool filter and pool drainage shown. Existing sewer, stormwater and water lines plotted from surveyor records; existing HWS demolished.
• Elec & Solar: Electrical/solar specifications not explicitly noted on the plans. Provision for lift noted on both ground and Level 1 floor plans; A/C units shown. No 3-phase, PV/solar, or EV charging provisions specified in the provided documents.
• Carpentry, Joinery & Steel: Internal staircases - open tread (ST01, max 125mm gaps), closed tread (ST02), and concrete formed stairs (ST03) to NCC requirements. Balustrading 1000mm high to client selection (BAL01), 1000mm high stud wall balustrades, handrails min 1000mm high. Modinex aluminium batten (MOD1) or equivalent non-combustible screening system (max 125mm spacing) acting as balustrade. Hardwood timber decking (DK01 - timber selection by owner). Kitchen, pantry, kitchenette, butler-style cabinetry, overhead cupboards (OHC), provision for cabinetry/storage, walk-in robes, and provision for lift. Strip timber flooring (STF). Timber facade detailing and batten panels reflecting pre-1946 character.
• Pools & Landscaping: In-ground concrete pool (27.65m² pool area) with min. 1200mm high pool fencing to relevant codes/standards and pool filter. Block retaining walls and footings to engineering spec throughout site. Fencing to client selection (min 1000mm high from ground level). Proposed arbour structure with posts and footings. Outdoor kitchen with provision for BBQ. Landscaping and ground re-levelling using site cut. Approx. 136.69m² (43.4%) of private open space provided.
• Windows & Glazing: Windows to habitable rooms on facades addressing both street frontages. Skylights provided (selected skylights shown over multiple rooms). Privacy/screening devices including solid translucent screens, perforated/slatted panels or fixed louvres (max 25% openings, max 50mm opening dimension), offset min 0.3m from wall around windows. Obscure glazing referenced for privacy compliance. Specific frame materials/glazing types not detailed in provided documents.
• Finishes (Paint/Tile/Floor): Strip timber flooring (STF) and selected tiles (TILE) internally. Concrete finish to client selection (CON01). Hardwood timber decking (DK01). External finishes include weatherboard/timber facade detailing, rendered/painted block, face brick and Colorbond. Lightweight materials predominate to differentiate upper and lower levels.