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DESIGN BRIEF
Internal Renovation – Lower Level
Grange, Queensland
Project Overview
We are seeking a building designer/draftsperson to prepare measured drawings and proposed plans (in CAD) for an internal renovation to the lower level of our two-storey home in Grange, QLD.
This is an internal reconfiguration only.
There are no external changes to the building envelope.
The lower level is currently a combination of:
- Garage
- Existing habitable space
Ceiling height is above 2.4m.
The property does not flood.
The concrete slab is existing and moisture issues have been addressed.
Walls are bessabrick with an existing waterproofing/seepage system in place.
Scope of Works (Design & Documentation Only)
We require:
1️⃣ Existing Conditions Drawings
- Full measured site inspection
- Existing lower-level floor plan in CAD
- Identification of:
- Structural walls
- Stair location
- Garage area
- Existing openings
- Ceiling height
2️⃣ Proposed Layout Drawings
Reconfiguration of lower level to include:
- New bedroom (approx. 3.3m x 3.3m)
- Built-in robe
- Utilising existing window/openings only
- Retained functional garage (boxed/contained appropriately but still usable as a garage)
- New utility room (secondary lounge / office)
- Possible minor stair repositioning if required for layout efficiency
Design to be practical and space-efficient.
Open to design input, but priority is functional layout within existing constraints.
3️⃣ Documentation Required
Plans suitable for:
- Builder pricing
- Building approval submission (if required)
Deliverables to include:
- Existing floor plan
- Proposed floor plan (fully dimensioned)
- Reflected ceiling plan
- Electrical layout including:
- Lighting
- Switches
- GPO locations
- Basic door/window schedule
- Wall types noted where relevant
No plumbing design required.
Key Constraints
- No changes to external walls or façade
- No new plumbing
- Garage must remain operational
- No flood impacts
- Designed to comply with QLD building standards for habitable space
Construction Notes
- Concrete slab floor
- Bessabrick walls (to be sheeted internally)
- Ceiling lining required
- Electrical fit-out required (extent to be documented
Budget for Design Documentation
Budget: Up to $1,000 AUD
This budget is intended to cover:
- Site measure
- CAD drawings (existing + proposed)
- Basic documentation as outlined above
We are not seeking architectural services or high-concept design work — this is a practical internal reconfiguration.
Project Intent
The property is not being prepared for sale but may operate as a rental in future, so compliance and practical durability are important.
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