15 Bayview Road Source Document Library

Generated: 2026-05-05 13:01

This markdown library was created from the uploaded zip folder 15 Bayview Road - Sub Div -20260316T101402Z-3-001.zip. It is intended to be the source-of-truth reference for future builder quote reviews.

Review status

• Total files in zip: 28
• Documents reviewed: 28
• Corrupt files: 0
• Fully unreadable files: 0
• Manual/technical review caveat: Some authority plans and engineering computations are image-based or technical. They were reviewed using text extraction, visual inspection and limited OCR where needed. Detailed engineering calculation verification should still be undertaken by the project engineer, not by a builder quote reviewer.

Complete document register

#	Source document	Pages	Category	Date / version / revision	Purpose	Review status
1	00741835730252024091013160001.pdf	1	Property information / council	10 Sep 2024	Frankston City Council Property Information Certificate, Regulation 51(2)	Reviewed
2	15 BAYVIEW ROAD_SDA_28.01.25.pdf	84	SDA / Energy / WSUD	28 Jan 2025	Sustainable Design Assessment by Torple Energy Ratings	Reviewed
3	15 Bayview Road Frankston.pdf	11	Soil / geotechnical	Report 25389; investigation 22 May 2025	Allen Karlovic Soil Engineering site classification report	Reviewed
4	15 Bayview Road, Frankston Vic 3199 - TPMP.pdf	27	Tree / arborist	27 May 2025; Version 1	Tree Protection Management Plan by TMC Reports	Reviewed
5	15 Bayview Road, Frankston Vic 3199 - impact asessment.pdf	30	Tree / arborist	Assessment 16 Sep 2024; report 27 May 2025; Version 1	Arboricultural Impact Assessment by TMC Reports	Reviewed
6	15 Bayview Road_PRELIM.pdf	5	Energy / NatHERS	8 Sep 2025; output 10 Sep 2025	FirstRate provisional diagnostic information, reference EE25-0359	Reviewed
7	24-085-Sewer.pdf	3	Sewer / services	23 Sep 2024	South East Water asset information combined	Reviewed
8	24-085_Bayview_FloodLevel_08426_650_App_Number_76546397.pdf	2	Flood / Melbourne Water	22 Apr 2025	Melbourne Water flood level advice	Reviewed
9	24-085_Bayview_VICPlan_LP011532_App_Number_76546397.pdf	2	Title / plan	22 Apr 2025 timestamp	LANDATA plan LP011532	Reviewed; technical/image-based
10	24-085_Bayview_VICTitle_8426_650_App_Number_76546397.pdf	1	Title / property	Produced 22 Apr 2025	LANDATA title search, Volume 08426 Folio 650	Reviewed
11	24-085bayview_AssetPlan-74183_15_bayview_frankston_App_Number_74183573.pdf	3	Sewer / services	23 Sep 2024	South East Water asset information combined	Reviewed
12	24-085bayview_AssetPlan_15_bayview_frankston_App_Number_74183573.pdf	2	Sewer / services	11 Sep 2024	South East Water property sewerage plan	Reviewed
13	25-023-WD-A.pdf	30	Architectural / working drawings	Oct 2025; Issue A; plans for quoting	Andrew Ferris Building Design working drawings, Drawing No. 25-023	Reviewed
14	25137 Bayview Road Certificate of Compliance.pdf	1	Structural / compliance	7 Oct 2025	KCE Certificate of Compliance for proposed structural building work	Reviewed
15	25137 Bayview Road Computations.pdf	51	Structural computations	Oct 2025	KCE structural computations, reference 25/137	Reviewed; technical/image-based
16	25137 Bayview Road Structural Drawings.pdf	8	Structural drawings	Oct 2025	KCE structural drawings, reference 25/137	Reviewed
17	25148 Bayview Road Detention Computations.pdf	4	Drainage / OSD computations	Oct 2025	KCE detention / OSD computations, reference 25/148	Reviewed; technical/image-based
18	25148 Bayview Road Drainage Plan.pdf	2	Civil / drainage drawings	Oct 2025; Issue 0	KCE drainage design, reference 25/148	Reviewed
19	Approval Letter - 15 Bayview Road Frankston VIC 3199.pdf	2	Civil / drainage approval	16 Dec 2025	Frankston City Council drainage design construction plan approval	Reviewed
20	Approved Drainage Plans - 15 Bayview Road Frankston VIC 3199.pdf	2	Civil / drainage drawings	Dec 2025; Issue 1	KCE approved drainage plans, reference 25/148	Reviewed
21	Cover letter - Endorsed Plans - 15 Bayview Road, Frankston - 1135 2024 P A.pdf	1	Planning / endorsed plans	29 Sep 2025	Frankston City Council cover letter for endorsed plans	Reviewed
22	Endorsed Plans - 15 Bayview Road, Frankston.pdf	64	Planning / endorsed plans	Endorsed 29 Sep 2025; Planning Permit 1135/2024/P	Council-endorsed architectural/arborist/SDA plan package	Reviewed
23	LPOD - 15 Bayview Road, Frankston.pdf	5	Stormwater / LPOD	17 Sep 2024; Application 361/2024/LP	Frankston City Council legal point of discharge advice	Reviewed
24	Planning Permit - 1135 2024 P - 15 Bayview Road Frankston.pdf	8	Planning permit	16 Apr 2025; Permit 1135/2024/P	Frankston City Council planning permit	Reviewed
25	STORM Rating Report - Bayview Road.pdf	4	WSUD / stormwater quality	30 Oct 2025; Project 50813B14	BlueFactor STORM rating report	Reviewed
26	VS3732 - 15 Bayview Road, Frankston - RELOC-A3 H.pdf	1	Survey / title re-establishment	Survey 1 May 2023; plan 10 May 2023	VicSurvey title re-establishment survey	Reviewed
27	VS3732 - 15 Bayview Road, Frankston - RFL ATTEMPT 2-A1 H.pdf	1	Survey / feature and level	Date not clearly extracted; VicSurvey reference VS3732	VicSurvey feature and level survey	Reviewed
28	VS3732 - 15 Bayview Road, Frankston - Title & Plan.PDF	4	Title / plan	18 Apr 2023	LANDATA imaged title and plan, LP011532	Reviewed

Documents already supplied by owner vs construction obligations

The zip confirms that several items commonly listed by builders as 'by owner' or excluded are already substantially available as documents: working drawings, soil report, structural design, structural computations, drainage plans, LPOD, planning permit, endorsed plans, flood advice, title/plan and tree/SDA reports. The quote risk is therefore usually not the cost of obtaining these documents again. The quote risk is whether the builder has priced the construction works and compliance obligations required by those documents.

Top 10 project obligations to check against every builder quote

1. Planning permit landscaping must be approved and completed before occupation.
2. Tree protection/TPMP obligations include project arborist, fencing, ground protection, stage inspections and final certification.
3. Approved drainage plans require OSD/orifice pit, pipe storage, pits, charged rainwater tank downpipes, raingardens, council permits and final drainage inspection.
4. LPOD is to rear stormwater pipe, levels permitting; exact discharge point is not known and tapping permit/new pit may be required.
5. SDA/energy documents require 7-star/NatHERS, double glazing, heat pump hot water/HVAC, WELS fixtures, motion sensors, LED lighting and post-completion SDA report.
6. Working drawings include a 33.5m² carport and pergola that should be expressly included in builder pricing.
7. Structural drawings/compliance certificate exist and should be priced, including slab, steel/LVL beams, bracing, posts, retaining and carport structural elements.
8. Driveway/access/crossover areas must be all-weather, drained, to council specs and completed before occupation; council asset/crossing approvals are relevant.
9. Sewer/service asset information must be proven by hand; sewer diversion/branch/depth and existing dwelling services need fixed-price clarification.
10. Livable housing design requirements must be included, including step-free access, door clear widths, corridor widths, sanitary circulation, hobless shower and bathroom reinforcement.

Document summaries

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1. 00741835730252024091013160001.pdf

Document Name

00741835730252024091013160001.pdf

File Type

PDF

Date / Version / Revision

10 Sep 2024

Document Purpose

Confirms key council property information relevant to building approval and pre-construction obligations.

Key Project Requirements

Property is Lot 69 LP 11532, CT 8426/650. It is not in a significant snowfall area. It is in a designated termite-prone area. It is not in a designated flood-prone area according to the certificate, although the certificate directs the owner to check planning/Melbourne Water for overlay issues. Asset protection is required before building works. Vehicle crossing alterations require approval before works commence.

Construction Scope Requirements

Builder must allow for termite protection appropriate to the designated termite-prone status, council building works code compliance, asset protection permit requirements and any approved vehicle crossing works.

Compliance Requirements

Building Act 1993 / Building Regulations 2018 property information. Requires council asset protection permit before works. Vehicle crossing arrangements require approval if altered.

Builder Pricing Implications

Check builder quotes for termite protection, asset protection permit/bond handling, vehicle crossing approval, crossing reconstruction/rectification and council infrastructure protection responsibility.

Items That Must Be Checked Against Builder Quotes

Termite treatment; asset protection permit; crossover approval; council asset reinstatement; builder responsibility for damage to footpath, kerb, nature strip and crossings.

Risks / Ambiguities

Asset damage and crossing reinstatement can become owner-side costs if not included. Flood/SBO risk should be cross-checked with planning and Melbourne Water advice.

Relevant Page / Drawing References

Page 1: Property condition details, termite-prone status, flood note, asset protection permit note, vehicle crossing note.

Notes for Future Quote Reviews

Treat this as an authority certificate already supplied by owner. Do not price it as a new report unless updated certificates are required by the building surveyor.

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2. 15 BAYVIEW ROAD_SDA_28.01.25.pdf

Document Name

15 BAYVIEW ROAD_SDA_28.01.25.pdf

File Type

PDF

Date / Version / Revision

28 Jan 2025

Document Purpose

Sets the sustainable design commitments forming part of the planning approval and later occupation/compliance obligations.

Key Project Requirements

Requires updates/notes for clotheslines, motion sensors, window shades, lighting density, water tank size/location, WELS ratings, double glazing for habitable rooms, bike locations and vegetation. States 1 x 2500L rainwater tank connected to toilet flushing. States 7.1 NatHERS average rating. Requires external lighting motion sensors, LEDs, reverse-cycle heat pump space heating/cooling, electric heat pump hot water, private outdoor clothesline protected from rain, water-efficient landscaping and low-VOC finishes. Stormwater treatment includes new dwelling roof to 2500L tank, existing roof to 1 sqm rain garden, driveway to 1 sqm rain garden and permeable surfaces. States double glazing used throughout the development.

Construction Scope Requirements

Builder must price WELS-rated fixtures, rainwater tank plumbing, raingardens, WSUD treatment, double glazing, motion sensors, sealed LEDs, heat pump HWS, reverse-cycle heat pump heating/cooling and clothesline/weather protection where required.

Compliance Requirements

Planning Permit Conditions 18-20 require the SDA to be endorsed, implemented and certified before occupation. SDA measures are not optional once endorsed.

Builder Pricing Implications

Major quote check items are double glazing, 7-star/NatHERS, whole-of-home energy, rainwater tank, raingardens, WELS fixtures, external lighting sensors, heat pump systems, clothesline and post-completion SDA certification.

Items That Must Be Checked Against Builder Quotes

Does the quote include all SDA initiatives, not just the dwelling shell? Does it include certification by the SDA author/similar qualified person prior to occupation?

Risks / Ambiguities

Builders may price only NCC minimum energy and omit planning SDA commitments. Conflicts exist between older SDA tank size of 2500L and working drawings/quotes referring to 3000L tank; ensure final approved/working drawing requirement is priced. STORM scores differ across documents (108% in SDA and 106% in later STORM report).

Relevant Page / Drawing References

Pages 3, 6-7, 10-11, 13, 82-84: drawing update list, water/energy/stormwater/IEQ initiatives, WSUD overview, STORM schedule and energy/planning drawings.

Notes for Future Quote Reviews

Use this document to challenge any quote that says 7-star upgrades, double glazing, heat pump systems, raingardens or WELS fixtures are variations.

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3. 15 Bayview Road Frankston.pdf

Document Name

15 Bayview Road Frankston.pdf

File Type

PDF

Date / Version / Revision

Report 25389; investigation 22 May 2025

Document Purpose

Provides site classification, soil profile and foundation recommendations for structural design and slab pricing.

Key Project Requirements

Report no. 25389. Investigation date 22 May 2025. Geology is Quaternary sedimentary dune deposits, sand/clay/calcareous sand. Site classification is Class S. Summary founding depths: slab edge beams 200-400mm depending borehole, strip footings 475mm, stumps/pad footings 400mm, founding 100mm into natural fine sand. Groundwater ponding/seepage not observed. Existing site has gentle/slight slope down north-east.

Construction Scope Requirements

Builder must price slab/foundations in accordance with engineering and soil report, including excavation to required founding material, site preparation, removal of organic matter, controlled/rolled fill limits and maintaining site drainage.

Compliance Requirements

AS 2870-2011 Residential slabs and footings. Foundation inspections by relevant building surveyor/registered structural engineer where required.

Builder Pricing Implications

Check slab class assumptions, founding depths, excavation allowance, controlled fill/compaction, site drainage and whether additional engineered footing requirements are fixed or provisional.

Items That Must Be Checked Against Builder Quotes

Slab type; footing depths; allowance for Class S site; compaction; drainage during construction; pipe trench backfill near footings; abnormal moisture management.

Risks / Ambiguities

Although soil is Class S, wet ground conditions can delay works. Builder should not price a generic slab inconsistent with KCE structural drawings. Tree planting and drainage can affect foundation performance.

Relevant Page / Drawing References

Pages 1, 3, 5 and 10-11: summary, recommendations, tree/moisture discussion and limitations.

Notes for Future Quote Reviews

Treat soil report as already supplied. The quote question is whether the builder priced the KCE slab/foundation design derived from this report.

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4. 15 Bayview Road, Frankston Vic 3199 - TPMP.pdf

Document Name

15 Bayview Road, Frankston Vic 3199 - TPMP.pdf

File Type

PDF

Date / Version / Revision

27 May 2025; Version 1

Document Purpose

Details mandatory tree protection and arborist supervision requirements required by planning permit conditions 6-9.

Key Project Requirements

TPMP by TMC Reports, 27 May 2025, Version 1. Trees to retain: Tree 1 council street tree; Trees 2-4 onsite; Trees 11-13 neighbouring. Trees to remove: Trees 5-10. Requires Project Arborist, tree protection fencing/signage, ground protection, pre-demolition, pre-construction, construction and post-construction inspections, breach reporting within 24 hours and final certification prior to occupation. Services within TPZ may require tree-sensitive installation/hydro-excavation or boring and arborist supervision. Driveway excavation in Tree 13 TPZ must be limited to surface scraping no greater than 150mm unless under project arborist supervision. Fencing within TPZ must use post-footing design, hand excavation and adaptable post locations.

Construction Scope Requirements

Builder must allow for TPF, signage, ground protection, project arborist attendance, supervision of services/driveway/fencing if triggered, hand excavation, hydro-excavation/boring where required and final arborist certification.

Compliance Requirements

AS 4970-2009 Protection of trees on development sites. AS 4373-2007 Pruning of Amenity Trees. Planning permit conditions 6-9.

Builder Pricing Implications

Check if tree protection and arborist supervision are included or excluded. These are not simply report costs; they include site works, construction method restrictions and inspection/certification tasks.

Items That Must Be Checked Against Builder Quotes

Tree removal; TPF/signage; ground protection; project arborist; service trenching method; driveway excavation depth; fencing methods; final certification.

Risks / Ambiguities

If a quote excludes arborist/tree management, construction near Trees 1-4 and 11-13 may cause variations, delays or council non-compliance. Service routes are a key variation trigger.

Relevant Page / Drawing References

Pages 3-5, 7, 9, 13-18 and Appendix: tree lists, restrictions, arborist role, stage inspections, services, driveway, fencing and final certification.

Notes for Future Quote Reviews

For every builder ask: who pays for Project Arborist inspections, TPF, ground protection and tree-sensitive excavation?

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5. 15 Bayview Road, Frankston Vic 3199 - impact asessment.pdf

Document Name

15 Bayview Road, Frankston Vic 3199 - impact asessment.pdf

File Type

PDF

Date / Version / Revision

Assessment 16 Sep 2024; report 27 May 2025; Version 1

Document Purpose

Assesses impacts of the proposed development on existing, neighbouring and council trees, and informs the TPMP and planning conditions.

Key Project Requirements

AIA by TMC Reports. Assessment 16 September 2024; report 27 May 2025; Version 1. Tree 1 is council owned. Trees 2-4 are low retention value but retained. Trees 11-13 are neighbouring trees to be retained. Trees 5-10 are proposed for removal. Local law permit is required for Tree 7 removal. Tree 13 has major TPZ encroachment from driveway/garage but is expected to remain viable if recommendations are followed. Driveway near Tree 13 should involve only surface scraping up to 150mm or arborist supervision if deeper. Underground services in greater than 10% TPZ encroachment/SRZ need hydro-excavation or investigation/supervision. TPF for Trees 1-4 and ground protection for Tree 13 are recommended.

Construction Scope Requirements

Builder must account for tree removal, potential local law permit, driveway construction restrictions, arborist supervision, TPF, ground protection and service installation restrictions.

Compliance Requirements

Frankston local law significant tree provisions; AS 4970-2009; AS 4373-2007; planning permit tree conditions.

Builder Pricing Implications

Quote should separate tree removal, tree permit costs, arborist attendance and special driveway/service construction methods.

Items That Must Be Checked Against Builder Quotes

Tree 7 permit; removal of Trees 5-10; retention of Trees 1-4 and 11-13; Tree 13 driveway method; TPF/signage; ground protection; service routes in TPZ.

Risks / Ambiguities

If tree works are excluded, owner may face delays before works start and final certification issues before occupation. Driveway/service works could trigger arborist-supervised hydro-excavation.

Relevant Page / Drawing References

Pages 15-24: retention value, permit requirements, impact assessment, recommendations, driveway/services and protection measures.

Notes for Future Quote Reviews

Use together with TPMP. A builder quote should price both tree removal and protection/supervision, not just the report.

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6. 15 Bayview Road_PRELIM.pdf

Document Name

15 Bayview Road_PRELIM.pdf

File Type

PDF

Date / Version / Revision

8 Sep 2025; output 10 Sep 2025

Document Purpose

Provides provisional energy diagnostic inputs supporting NatHERS/energy design.

Key Project Requirements

FirstRate provisional diagnostic information, reference EE25-0359, accredited rater Toby Wilkin, date 08.09.25. Energy usage total 84.7 MJ/m². Net conditioned floor area 143.8m², unconditioned room 46.7m² and garage 38.1m². Inputs include R2.5 external wall insulation, R1.0 concrete slab floor insulation, R0.64 slab edge insulation, R4.0 suspended timber floor insulation, R6.0 attic/ceiling insulation, sealed exhaust fans and sealed downlights.

Construction Scope Requirements

Builder must price the insulation, sealing, downlight/exhaust requirements and any glazing/HVAC assumptions used to achieve the final energy rating.

Compliance Requirements

NCC energy compliance / NatHERS support document. Should align to final energy report and working drawings.

Builder Pricing Implications

Check insulation levels, slab edge insulation, under-slab/floor insulation, sealed downlights, sealed exhaust fans, weather stripping, door seals and HVAC/hot water assumptions.

Items That Must Be Checked Against Builder Quotes

R-values, slab/floor insulation, downlight count/sealing, exhaust fan dampers, window specification, air leakage sealing, whole-of-home energy appliances.

Risks / Ambiguities

This is provisional. If a builder prices standard insulation/glazing only, final energy compliance may become a variation.

Relevant Page / Drawing References

Pages 2-5: project info, zones, wall/floor/roof inputs, window areas and air leakage inputs.

Notes for Future Quote Reviews

Compare against working drawing sheet 21 and final energy certificate; do not rely on a quote that says 7-star extras are by variation.

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7. 24-085-Sewer.pdf

Document Name

24-085-Sewer.pdf

File Type

PDF

Date / Version / Revision

23 Sep 2024

Document Purpose

Provides South East Water asset/service drainage information for the property.

Key Project Requirements

South East Water asset information combined dated 23 September 2024. The letter states the plan assists with property service drainage information only, may not show all mains, is not to be used for boundaries or dimensions, and all assets should be proven by hand on site before work commences.

Construction Scope Requirements

Builder must allow for proving services, protecting existing services, working around sewer/service assets and any required sewer diversion/alteration not shown as fixed scope.

Compliance Requirements

South East Water service information disclaimer; site verification required before works.

Builder Pricing Implications

Check sewer proving, sewer diversion, service protection, depth allowances, CCTV/camera inspections, build-over requirements and reconnection of existing dwelling services.

Items That Must Be Checked Against Builder Quotes

Is sewer diversion/branch alteration fixed price? Is depth over 1.5m covered? Are existing dwelling services included?

Risks / Ambiguities

Asset plans may be incomplete. Service depth/location uncertainty is a variation risk, particularly on a rear dwelling/subdivision-style build.

Relevant Page / Drawing References

Page 1: cover letter and disclaimer; pages 2-3: service plan images.

Notes for Future Quote Reviews

Use with working drawing site plan and KCE drainage plans; require hand-proving/potholing responsibilities in contract.

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8. 24-085_Bayview_FloodLevel_08426_650_App_Number_76546397.pdf

Document Name

24-085_Bayview_FloodLevel_08426_650_App_Number_76546397.pdf

File Type

PDF

Date / Version / Revision

22 Apr 2025

Document Purpose

Provides Melbourne Water flood level advice for the property.

Key Project Requirements

Melbourne Water reference MWA-1367832 / Eflood 76546397, dated 22 April 2025. Melbourne Water information indicates the property is not subject to flooding from Melbourne Water's drainage system based on a 1% AEP rainfall event. No applicable flow rate velocity is available for BCA flood hazard purposes. The letter warns local council drainage flooding may still need council advice and the advice was valid for 3 months.

Construction Scope Requirements

No Melbourne Water regional flood construction level appears required from this advice, but local drainage and council requirements still apply.

Compliance Requirements

Melbourne Water advice under Water Act 1989, section 202(2). Does not constitute planning/building approval.

Builder Pricing Implications

Usually reduces flood-related construction risk, but do not remove drainage compliance/LPOD/OSD requirements.

Items That Must Be Checked Against Builder Quotes

If building surveyor requires current flood advice, update may be needed. Confirm no flood-related floor level or application fee remains outstanding.

Risks / Ambiguities

Advice has expiry/reliance limits; local council drainage may still be relevant.

Relevant Page / Drawing References

Pages 1-2: flood advice and limitations.

Notes for Future Quote Reviews

Treat flood report as already supplied unless a current certificate is required by building surveyor or council.

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9. 24-085_Bayview_VICPlan_LP011532_App_Number_76546397.pdf

Document Name

24-085_Bayview_VICPlan_LP011532_App_Number_76546397.pdf

File Type

PDF

Date / Version / Revision

22 Apr 2025 timestamp

Document Purpose

Provides the official plan of subdivision / diagram for title and boundary reference.

Key Project Requirements

LANDATA plan LP011532, timestamp 22 April 2025. The text extraction is minimal because the plan is an image-based cadastral plan. It is to be read with the title search and survey plans.

Construction Scope Requirements

Builder/set-out surveyor must confirm boundaries, title dimensions and any easements before construction.

Compliance Requirements

Title/boundary due diligence. Does not itself authorise building work.

Builder Pricing Implications

Check set-out, title re-establishment, boundary pegs and building near boundary requirements. Avoid charging again for plan unless updated title plan required.

Items That Must Be Checked Against Builder Quotes

Boundary set-out, easements, building envelope/offsets and fence/wall positions.

Risks / Ambiguities

Image-based plan requires manual survey interpretation. Use the title re-establishment survey for construction setout rather than relying solely on this plan image.

Relevant Page / Drawing References

Pages 1-2: LANDATA plan image.

Notes for Future Quote Reviews

Classify as supplied owner/title document. Use with VS3732 survey.

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10. 24-085_Bayview_VICTitle_8426_650_App_Number_76546397.pdf

Document Name

24-085_Bayview_VICTitle_8426_650_App_Number_76546397.pdf

File Type

PDF

Date / Version / Revision

Produced 22 Apr 2025

Document Purpose

Confirms current registered title details.

Key Project Requirements

Title search produced 22 April 2025. Land is Lot 69 on Plan of Subdivision 011532, Volume 08426 Folio 650. Registered proprietor is Seon Hyang Gong. Mortgage to Members Equity Bank Ltd. Diagram location references LP011532. No administrative notices recorded.

Construction Scope Requirements

Builder should have title information for building permit and boundary/easement checks.

Compliance Requirements

Transfer of Land Act title search. Encumbrances/easements shown on plan must be considered.

Builder Pricing Implications

Do not treat title search as a major future cost unless an updated title is requested. Check builder quote does not exclude compliance with title/covenant/easement constraints generally.

Items That Must Be Checked Against Builder Quotes

Boundary, easement, mortgagee/owner details, legal address and any plan restrictions.

Risks / Ambiguities

Any unreviewed encumbrances on LP011532 could affect building location/services.

Relevant Page / Drawing References

Page 1: land description, proprietor, encumbrances and diagram location.

Notes for Future Quote Reviews

Keep as title reference; update title search before contract/building permit if required.

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11. 24-085bayview_AssetPlan-74183_15_bayview_frankston_App_Number_74183573.pdf

Document Name

24-085bayview_AssetPlan-74183_15_bayview_frankston_App_Number_74183573.pdf

File Type

PDF

Date / Version / Revision

23 Sep 2024

Document Purpose

Provides South East Water asset information combined; related to/duplicate of the 24-085-Sewer asset information.

Key Project Requirements

Dated 23 September 2024. States the plan is for identifying property service drainage information only, may not show all mains and all assets should be proven by hand before work.

Construction Scope Requirements

Relevant to sewer/service proving, protection and potential diversion/reconnection works.

Compliance Requirements

Authority asset plan disclaimer. Site verification required.

Builder Pricing Implications

Check sewer asset proving, CCTV, trenching, service diversion, branch connection, build-over requirements and responsibility for existing service rectification.

Items That Must Be Checked Against Builder Quotes

Are sewer/service works fully priced or provisional?

Risks / Ambiguities

Duplicate/related document does not remove the need for physical verification. Service uncertainty remains.

Relevant Page / Drawing References

Page 1 cover letter; pages 2-3 plan images.

Notes for Future Quote Reviews

Use with 24-085-Sewer and 24-085bayview AssetPlan. Treat as supplied authority document.

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12. 24-085bayview_AssetPlan_15_bayview_frankston_App_Number_74183573.pdf

Document Name

24-085bayview_AssetPlan_15_bayview_frankston_App_Number_74183573.pdf

File Type

PDF

Date / Version / Revision

11 Sep 2024

Document Purpose

Provides South East Water property sewerage plan information.

Key Project Requirements

Dated 11 September 2024. The plan is for identifying property service drainage information only, may not show all mains, and all assets should be proven by hand before work.

Construction Scope Requirements

Builder must price sewer proving/protection and any sewer alterations required by the approved design and existing dwelling connection.

Compliance Requirements

Authority asset plan disclaimer and site verification requirement.

Builder Pricing Implications

Check sewer branch/connection depth allowance, diversion, existing dwelling reconnection and any build-over or authority requirements.

Items That Must Be Checked Against Builder Quotes

Sewer plan use, service proving, depth limits, diversion/alteration scope.

Risks / Ambiguities

Depth/location uncertainty may lead to variation if not fixed.

Relevant Page / Drawing References

Page 1 cover letter; page 2 sewerage plan image.

Notes for Future Quote Reviews

Supplied authority document; quote risk relates to construction works, not document availability.

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13. 25-023-WD-A.pdf

Document Name

25-023-WD-A.pdf

File Type

PDF

Date / Version / Revision

Oct 2025; Issue A; plans for quoting

Document Purpose

Main working drawing package for quoting and building permit preparation.

Key Project Requirements

Andrew Ferris Building Design, Drawing No. 25-023, Issue A, Oct 2025, 30 sheets. Marked draft copy / not for construction / building permit required prior to commencement / plans for quoting. Includes site plan, setout, slab, ground and first floor plans, roof/elevations/sections, energy schedule, livable housing notes, electrical plans, internal elevations and carport sheet. Key items include proposed rear double-storey dwelling, pergola, proposed carport for Dwelling 1, 3000L tank, 25-degree Colorbond roof, Weathertex/Scyon/Weatherboard and Hebel/rendered elements, 1800x550 skylight, 5200x2300 garage door, rear access roller door, max 400mm retaining on boundary, 1.83m drainage easement, 375mm SWD pipe approx. 3.12m deep with unknown offset/connection point, 150 VC SW pipe 1.22m offset unknown depth, no reticulated gas connection, all-weather parking/access obligations and carport area 33.5m². Energy schedule states 7.0 stars, report EE25-0359, R2.5 walls, R6.0 ceiling, R1.0 floor, R0.64 slab edge, R4.0 suspended floor, Bradford wraps, sealed penetrations and rainwater tank for sanitary flushing. Livable housing notes include 820mm clear opening, 1000mm corridor, 1200x900 sanitary circulation, hobless shower and wall reinforcement.

Construction Scope Requirements

Builder must price the whole architectural scope: dwelling, garage, carport, pergola, retaining, claddings, roofing, skylight, windows/doors, waterproofing, internal elevations/joinery, electrical layout, tank, access, livable housing and coordination with structural/drainage/energy/permit docs.

Compliance Requirements

Drawings must be read with stamped plans, planning permit conditions, endorsed engineering drawings, soil report, energy report and other consultants. Building permit must issue before commencement. NCC livable housing, energy, waterproofing, glazing, termite, smoke alarm, roof ventilation and corrosion notes apply.

Builder Pricing Implications

This is the primary quote scope baseline. Any quote should specifically include carport, pergola, retaining, external blinds/window shades, rainwater tank, skylight, Colorbond roof, cladding, insulation, slab edge insulation, livable housing details, internal joinery/elevations and electrical points.

Items That Must Be Checked Against Builder Quotes

Carport 33.5m²; pergola; retaining; driveway/access; 3000L tank; cladding systems; 7-star schedule; livable housing; internal elevations; electrical plan; service/drainage notes; easement and SWD pipe constraints.

Risks / Ambiguities

Some builders may quote from floor plan only and omit consultant notes, livable housing, detailed internal elevations, carport, energy schedule, drainage/service constraints or tree/permit conditions. Drawing is for quoting/not construction; final building permit drawings may vary.

Relevant Page / Drawing References

Sheets/pages 1-3 general/site; 4-6 slab/floor plans; 7-20 roof/elevations/sections; 21 energy schedule; 22-23 livable housing; 25-26 electrical; 27-29 internal elevations; 30 carport.

Notes for Future Quote Reviews

Use as the master quote take-off document, but always cross-check against endorsed plans and consultant documents.

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14. 25137 Bayview Road Certificate of Compliance.pdf

Document Name

25137 Bayview Road Certificate of Compliance.pdf

File Type

PDF

Date / Version / Revision

7 Oct 2025

Document Purpose

Certifies the structural design forming part of the proposed building work.

Key Project Requirements

KCE Consulting Engineers certificate under Building Act 1993 / Building Regulations 2018, Regulation 126. Issued for 15 Bayview Road, Frankston. Building classifications: Class 1a dwelling, Class 10a garage/carport and Class 10b retaining wall. Certifies drawings 25/137 sheets 1-8 dated 10/2025, computations 25/137 pages 1-51 dated 10/2025 and soil report 25389. References NCC 2022 Volume 2 provisions and Australian Standards including AS1170, AS1684, AS2870, AS3600, AS3700, AS4055, AS4100 and AS4773.

Construction Scope Requirements

Builder must construct and price the structural drawings and computations certified by KCE, including dwelling, garage/carport and retaining wall items.

Compliance Requirements

Structural design compliance certificate by endorsed building engineer Francis Gerard Collins, registration PEO002747, Civil Engineer.

Builder Pricing Implications

Confirm builder has allowed for KCE structural drawings/computations, not a generic slab/frame allowance. Structural steel, LVLs, bracing, posts, footings, retaining and carport structure should be included unless expressly excluded.

Items That Must Be Checked Against Builder Quotes

Structural engineer design included; KCE 25/137 drawings included; computations included; no structural steel/provisional gap.

Risks / Ambiguities

If a quote excludes structural design or final engineering, it may be because they have not priced the certified KCE design. This certificate itself is supplied; construction work remains to be priced.

Relevant Page / Drawing References

Page 1: building classes, certified documents and standards.

Notes for Future Quote Reviews

Use this to challenge any builder who says structural engineering/design is still unknown despite KCE docs being supplied.

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15. 25137 Bayview Road Computations.pdf

Document Name

25137 Bayview Road Computations.pdf

File Type

PDF

Date / Version / Revision

Oct 2025

Document Purpose

Provides detailed engineering calculations supporting KCE structural drawings 25/137.

Key Project Requirements

KCE structural computations, reference 25/137, dated 10/2025, 51 pages. OCR/visual review confirms calculations for roof lintels, porch beams, floor beams and other structural members, using structural toolkit outputs and engineer calculations.

Construction Scope Requirements

Supports sizing of beams, lintels, columns, floor beams and structural elements shown in KCE structural drawings.

Compliance Requirements

Part of structural certificate documents. Technical engineering compliance document, not a builder selection document by itself.

Builder Pricing Implications

Builder should not leave structural beams/steel as provisional if the required members are already defined in the certified structural package. However, final construction quantities should be checked by the builder/engineer.

Items That Must Be Checked Against Builder Quotes

Structural steel and timber beams; columns; lintels; floor beams; roof support; carport/porch structural elements.

Risks / Ambiguities

Document is scanned/image based and technical; detailed calculation verification should be by a qualified engineer. For quote purposes, use it to confirm engineering exists and should be priced.

Relevant Page / Drawing References

Pages 1-51: structural computation package; selected OCR review identified KCE cover and beam calculation pages.

Notes for Future Quote Reviews

Mark as supplied structural computation document. It should reduce provisional structural design uncertainty but not replace engineer review.

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16. 25137 Bayview Road Structural Drawings.pdf

Document Name

25137 Bayview Road Structural Drawings.pdf

File Type

PDF

Date / Version / Revision

Oct 2025

Document Purpose

Structural drawings for foundations, framing support, bracing, slab/pads and retaining details.

Key Project Requirements

KCE drawings reference 25/137, dated 10/2025, 8 sheets. Sheet 1 includes foundation/site preparation notes, vapour barrier, drainage, termite protection and footing/service proximity notes. Sheets 2-4 show roof support, first floor/lower roof support, steel/timber members, columns and connections including SHS columns, PFC beams and LVL/Hyspan members. Sheet 5-6 show wall bracing to N1 wind classification. Sheet 7 shows slab/foundation notes, Site Classification S to AS2870-2011, soil report 25389, levelling fill limits and drainage/plumbing requirements. Sheet 8 includes pad footing/post details and F5 timber sleeper retaining wall details max 600mm high.

Construction Scope Requirements

Builder must price site preparation, compaction, slab/foundations, vapour barrier, bracing, steel columns/beams, LVLs, Posi-strut/joist coordination, timber posts/pads, retaining wall details, pipe penetration/swivel joint details and drainage/backfill around footings.

Compliance Requirements

AS2870, AS3600, AS1684, AS3700, AS4055 and NCC structural requirements. Site classification S. Wind classification N1.

Builder Pricing Implications

Check quotes for structural steel/timber beams as fixed price, slab/foundations to KCE design, retaining walls, carport/post footings, pipe penetrations, flexible joints and fill/compaction requirements.

Items That Must Be Checked Against Builder Quotes

P class/class assumptions; engineered slab; structural steel; LVLs; columns; bracing; retaining wall; carport footings; levelling fill limits; pipe penetration details.

Risks / Ambiguities

Builders may include only standard slab up to M/P class and exclude bored piers, angle of repose or extra steel. KCE drawings should be specifically acknowledged in quote.

Relevant Page / Drawing References

Sheets/pages 1-8; key sheets 3-4 support/connection details, 7 slab/site classification, 8 retaining/pad footing details.

Notes for Future Quote Reviews

Use this as the structural quote checklist.

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17. 25148 Bayview Road Detention Computations.pdf

Document Name

25148 Bayview Road Detention Computations.pdf

File Type

PDF

Date / Version / Revision

Oct 2025

Document Purpose

Calculates on-site detention / flow control requirements for the drainage design.

Key Project Requirements

KCE reference 25/148, Oct 2025. Project: rainwater tank and on-site detention system design. Based on IDM Version 5.20 March 2019 and AS/NZS 3500.3 2015. Total site area 650m². Proposed site area includes 395m² high runoff coefficient area and 255m² lower coefficient area. Flow control device is an orifice pit; storage type pipe. ARI for outflow 5 years; ARI for storage 10 years. Calculated/adopted PSD 5.53 L/s. Storage volume 3.11m³. Orifice design adopts 55mm diameter orifice in baffle wall.

Construction Scope Requirements

Builder/drainage contractor must price the OSD pipe storage, orifice pit/baffle, 55mm orifice, pits and pipework consistent with approved drainage drawings.

Compliance Requirements

IDM and AS/NZS 3500.3 stormwater drainage design basis.

Builder Pricing Implications

Check detention storage volume, orifice pit, pit sizes, pipe storage, council approval/inspection and drainage tapping works.

Items That Must Be Checked Against Builder Quotes

OSD pipe storage; 55mm orifice; retention/detention pit; council drainage approval; final drainage inspection.

Risks / Ambiguities

If drainage is only a provisional sum or generic stormwater allowance, OSD/orifice/pit requirements may become variations.

Relevant Page / Drawing References

Pages 1-3: cover/certification, OSD summary and orifice design. Page 4 image/table not fully OCR-transcribed.

Notes for Future Quote Reviews

Use with Approved Drainage Plans Issue 1.

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18. 25148 Bayview Road Drainage Plan.pdf

Document Name

25148 Bayview Road Drainage Plan.pdf

File Type

PDF

Date / Version / Revision

Oct 2025; Issue 0

Document Purpose

Civil drainage drawings for the proposed additional dwelling before final council approval issue.

Key Project Requirements

KCE drainage design 25/148, Issue 0, Oct 2025, sheets D1-D2. Requires works to Frankston City Council standards and AS3500. Underground services must be proven by contractor before works. Sewer quality uPVC pipe, bedding and backfill requirements specified. Pipe trenches under pavements/building slabs require crushed rock and 98% compaction. Vehicular crossings to Frankston standards. Breaking into council drains/kerb/channel is contractor responsibility to reinstate. Relevant permits including road opening, stormwater tapping, vehicle crossing and asset protection must be taken out and fees paid. Downpipes are to be charged into rainwater tank as shown; builder must ensure design intent and watertight joints. Includes pit schedule, rain garden detail, orifice pit and concrete driveway detail.

Construction Scope Requirements

Builder must price stormwater drainage, service proving, pit construction, pipe bedding/backfill, council permits/fees, RWT charged downpipes, rain gardens, driveway drainage and council asset reinstatement.

Compliance Requirements

AS3500 Part 3, Frankston City Council specifications and subdivision/council permit processes.

Builder Pricing Implications

Check that drainage is not limited to basic sewer/stormwater connection only. Confirm permits/supervision fees and final inspection responsibility.

Items That Must Be Checked Against Builder Quotes

LPD; stormwater tapping; OSD; rainwater tank charging; rain garden; permits; council asset reinstatement; driveway/crossing construction.

Risks / Ambiguities

Issue 0 may have been superseded by Approved Drainage Plans Issue 1 Dec 2025. Use approved issue for contract scope.

Relevant Page / Drawing References

Sheets/pages D1-D2: notes, pit schedule, raingarden detail, concrete driveway detail and longitudinal section.

Notes for Future Quote Reviews

Use mainly for comparison to approved drainage plans; final pricing should use Issue 1.

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19. Approval Letter - 15 Bayview Road Frankston VIC 3199.pdf

Document Name

Approval Letter - 15 Bayview Road Frankston VIC 3199.pdf

File Type

PDF

Date / Version / Revision

16 Dec 2025

Document Purpose

Council approval letter for drainage construction plans.

Key Project Requirements

Frankston City Council reference 29/2025/DPP, dated 16 December 2025. Council offers no objection to KCE Drawing No. 25/148 Sheets D1-D2 Issue 1. All works external of the property and any reconstructed/new council asset require council permits, supervision and release. Plan checking/supervision fee may apply. Drainage plan approval does not authorise commencement of works. Final drainage inspection and fees are applicable. Before final inspection, drains, pits/grates, road pavement, driveways, trash grate if required and water tanks/overflow/orifice must be complete.

Construction Scope Requirements

Builder must account for final drainage construction to approved plans, council permits/supervision/release, final inspection coordination, completed driveways and water tanks.

Compliance Requirements

Frankston City Council drainage approval / inspection process.

Builder Pricing Implications

Check whether council drainage permits, supervision fees, final inspection fee, road pavement/driveway works and water tank/orifice are included.

Items That Must Be Checked Against Builder Quotes

Approved drainage plans Issue 1; external council works; permits; supervision; release; final drainage inspection; driveway completion.

Risks / Ambiguities

A quote that excludes council permits/supervision or driveway works may not satisfy final drainage approval before occupancy.

Relevant Page / Drawing References

Pages 1-2: approval conditions and final inspection checklist.

Notes for Future Quote Reviews

Use this to question any quote that excludes drainage permits or final inspection obligations.

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20. Approved Drainage Plans - 15 Bayview Road Frankston VIC 3199.pdf

Document Name

Approved Drainage Plans - 15 Bayview Road Frankston VIC 3199.pdf

File Type

PDF

Date / Version / Revision

Dec 2025; Issue 1

Document Purpose

Council-approved drainage design drawings for construction pricing.

Key Project Requirements

KCE 25/148 Issue 1, dated Dec 2025, sheets D1-D2. Notes substantially match Issue 0 but this is the approved issue. Requires proof of underground services, AS3500/Frankston compliance, sewer-quality uPVC, crushed rock bedding/backfill, 98% compaction under pavements/slabs, vehicular crossing construction to council specs, council permits/supervision fees and builder to ensure downpipes are charged into the rainwater tank to design intent. Includes pit schedule, raingarden detail, pit details, pipe laying under pavements/floors, longitudinal section, design storage level 45.15, grated orifice pit and concrete driveway detail.

Construction Scope Requirements

Builder must price the approved drainage construction, OSD/orifice pit, pipe storage, rain gardens, RWT charged downpipes, pits, bedding/backfill, driveway/road pavement drainage and council permits/inspections.

Compliance Requirements

Council-approved drainage plans; AS3500; Frankston City Council standards.

Builder Pricing Implications

This is the principal drainage construction pricing document. A quote should refer to these plans by reference and state included/excluded items.

Items That Must Be Checked Against Builder Quotes

Rain garden; rainwater tank charged system; orifice pit; pipe storage; pit schedule; LPD; stormwater tapping; driveway/crossing; council permits and inspection fees.

Risks / Ambiguities

Drainage is a high variation risk if a builder only includes standard drains to LPD without OSD/WSUD details.

Relevant Page / Drawing References

Sheets/pages D1-D2, Issue 1 Dec 2025; Council approval letter references this issue.

Notes for Future Quote Reviews

Use this as source-of-truth for drainage in quote reviews.

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21. Cover letter - Endorsed Plans - 15 Bayview Road, Frankston - 1135 2024 P A.pdf

Document Name

Cover letter - Endorsed Plans - 15 Bayview Road, Frankston - 1135 2024 P A.pdf

File Type

PDF

Date / Version / Revision

29 Sep 2025

Document Purpose

Confirms endorsed plans issued under planning permit 1135/2024/P.

Key Project Requirements

Frankston City Council cover letter dated 29 September 2025 confirms endorsement of plans for Planning Permit 1135/2024/P. It states endorsed plans are attached and form part of the permit.

Construction Scope Requirements

Builder must construct in accordance with endorsed plans and permit conditions, unless further written consent/approved amendment is obtained.

Compliance Requirements

Planning permit endorsement process.

Builder Pricing Implications

Quote should align to endorsed plan scope, not superseded or unstamped planning sketches.

Items That Must Be Checked Against Builder Quotes

Builder has received and priced endorsed plans; any discrepancy between working drawings and endorsed plans is clarified.

Risks / Ambiguities

If builder prices only working drawings and not endorsed planning conditions, mandatory landscaping/tree/SDA/WSUD items may be omitted.

Relevant Page / Drawing References

Page 1: endorsement cover letter.

Notes for Future Quote Reviews

Use as evidence endorsed plans exist and should be supplied to all builders.

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22. Endorsed Plans - 15 Bayview Road, Frankston.pdf

Document Name

Endorsed Plans - 15 Bayview Road, Frankston.pdf

File Type

PDF

Date / Version / Revision

Endorsed 29 Sep 2025; Planning Permit 1135/2024/P

Document Purpose

Consolidated council-endorsed planning plan package forming part of the planning permit.

Key Project Requirements

64-page endorsed plan package stamped 29 September 2025 for Planning Permit 1135/2024/P. Contains endorsed planning drawings, landscape/tree notes, Tree Protection Management Plan and Arboricultural Impact Assessment. Planning drawings show site, floor plans, elevations, shadows/garden/hard cover and planning requirements. Endorsed package includes tree protection and AIA requirements for trees, removals, protection fencing, ground protection, project arborist, inspections and driveway/service restrictions.

Construction Scope Requirements

Builder must price works required by the endorsed plans, including landscaping/planting, vehicle access/paths, tree protection, driveway restrictions, SDA/WSUD commitments and planning conditions. Also must ensure the build does not depart from endorsed plans without written consent.

Compliance Requirements

Planning Permit 1135/2024/P endorsed plans. Planning drawings state they are not for building permit/construction use, but they are binding for planning compliance.

Builder Pricing Implications

Quote should be checked against both working drawings and endorsed plans. Landscape, tree protection, external blinds/window shades, driveway/access, storage, outdoor lighting and ESD measures are common omissions.

Items That Must Be Checked Against Builder Quotes

Endorsed architectural scope; tree retention/removal/protection; landscaping; driveway/access; outdoor lighting; no gas; SDA; pre-occupation certifications.

Risks / Ambiguities

A builder could price building drawings only and miss endorsed planning obligations, causing owner-side costs before occupation.

Relevant Page / Drawing References

Pages 1-7 endorsed drawings; pages 8-34 TPMP; pages 35-64 AIA.

Notes for Future Quote Reviews

Use with Planning Permit; this is the planning-compliance baseline.

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23. LPOD - 15 Bayview Road, Frankston.pdf

Document Name

LPOD - 15 Bayview Road, Frankston.pdf

File Type

PDF

Date / Version / Revision

17 Sep 2024; Application 361/2024/LP

Document Purpose

Provides council legal point of discharge advice for stormwater connection.

Key Project Requirements

Frankston City Council application 361/2024/LP dated 17 September 2024. Suggested stormwater discharge point is to the stormwater pipe at the rear of the property, levels permitting and subject to site investigation. Construction of a new stormwater pit may be required. Exact stormwater point of discharge is not known. A drainage tapping permit will be required. If subject to a planning permit, discharge location may be altered by permit conditions.

Construction Scope Requirements

Builder/drainage contractor must allow for site investigation, connection to rear stormwater pipe/LPOD, possible new pit, tapping permit and compliance with planning permit drainage conditions.

Compliance Requirements

Frankston City Council LPOD and drainage tapping requirements.

Builder Pricing Implications

Check stormwater connection allowance, new pit allowance, drainage tapping permit, LPD location uncertainty and builder responsibility for levels/connection feasibility.

Items That Must Be Checked Against Builder Quotes

LPOD connection; new stormwater pit; tapping permit; site investigation; council inspection/supervision.

Risks / Ambiguities

Exact discharge point unknown and levels permitting; connection cost may vary if quote assumes simple connection.

Relevant Page / Drawing References

Page 1: LPOD letter; pages 2-5 maps/disclaimers.

Notes for Future Quote Reviews

Use with approved drainage plans and council approval letter.

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24. Planning Permit - 1135 2024 P - 15 Bayview Road Frankston.pdf

Document Name

Planning Permit - 1135 2024 P - 15 Bayview Road Frankston.pdf

File Type

PDF

Date / Version / Revision

16 Apr 2025; Permit 1135/2024/P

Document Purpose

Legal planning approval for the rear dwelling development and binding planning conditions.

Key Project Requirements

Planning Permit 1135/2024/P issued 16 April 2025. Allows construction of one double-storey dwelling to rear of existing dwelling, resulting in two dwellings on a lot in a General Residential Zone. Key conditions: amended plans before development start; no alteration without consent; detailed landscape plan before start and landscaping completed before occupation; TPMP before works; final tree protection certification before occupation; tree protection to AS4970; pruning by qualified arborist; drainage design/computations before start; detention system; WSUD including rainwater tanks and possible permeable driveways/rain gardens/GPT/bio-treatment; all approved drainage works built before completion; stormwater to LPOD; vehicle crossings/access/parking/bicycle/path areas complete before occupation, all-weather, drained and line-marked if required; SDA endorsed and implemented; report confirming SDA measures before occupation; boundary works finished/cleaned; mailboxes; plumbing/sewer concealed; outdoor lighting designed/baffled; no reticulated gas; asset protection permit before development starts; building permit required before building work starts.

Construction Scope Requirements

Builder quote must cover planning compliance items that affect construction and handover: landscaping, tree protection, drainage/WSUD, driveway/crossing/access, outdoor lighting, mailbox, concealed services, no gas and pre-occupation reports/certifications.

Compliance Requirements

Frankston Planning Scheme, Planning Permit 1135/2024/P. Conditions continue to apply unless amended.

Builder Pricing Implications

Critical quote check document. Excluding landscaping, fencing, driveway/crossover, tree protection, drainage permits or SDA certification may leave owner with costs before occupation.

Items That Must Be Checked Against Builder Quotes

Landscape plan/completion; TPMP/arborist; drainage/OSD/LPOD; WSUD; vehicle crossing/driveway/access/bicycle spaces; SDA report; no gas; outdoor lighting; mailbox; permits.

Risks / Ambiguities

Permit compliance is mandatory. Items excluded by builders may still be needed before occupation or final approval.

Relevant Page / Drawing References

Pages 1-7: Conditions 1-27 and permit notes A-E.

Notes for Future Quote Reviews

Use this as the main compliance checklist for every quote.

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25. STORM Rating Report - Bayview Road.pdf

Document Name

STORM Rating Report - Bayview Road.pdf

File Type

PDF

Date / Version / Revision

30 Oct 2025; Project 50813B14

Document Purpose

Quantifies stormwater treatment performance and WSUD treatment elements.

Key Project Requirements

BlueFactor STORM rating report, Project 50813B14, 30 October 2025. Score 106%. Report states proposed stormwater treatments provide deemed-to-comply compliance with minimum total nitrogen requirement but do not comply with all relevant objectives for stormwater flows on-site. Site area 650.2m². Treatments include 2.5kL rainwater tank, inground raingarden RGI area 1.1m², planter box raingarden RGP area 1.05m² and sentinel pit raingarden area 1.05m². Catchments include driveway paved areas, garage roof, existing dwelling roof, Dwelling 2 roof to tank and detention areas.

Construction Scope Requirements

Builder/drainage/landscape scope must include the RWT and specified raingarden treatment elements, not merely connection to stormwater.

Compliance Requirements

Planning WSUD / STORM performance evidence. Must be reconciled with approved drainage plans and SDA.

Builder Pricing Implications

Check quantity and type of rain gardens, rainwater tank capacity, driveway drainage catchments and detention/LPD connections.

Items That Must Be Checked Against Builder Quotes

RWT 2.5kL or final 3.0kL; inground raingarden; planter box raingarden; sentinel pit raingarden; detention; catchment routing.

Risks / Ambiguities

Stormwater quality/flow obligations can be split across plumber, landscaper and civil contractor, leading to exclusions if not clearly allocated.

Relevant Page / Drawing References

Pages 1-4: score, catchments, treatments and raingarden/tank details.

Notes for Future Quote Reviews

Use with SDA and approved drainage plans to define WSUD construction scope.

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26. VS3732 - 15 Bayview Road, Frankston - RELOC-A3 H.pdf

Document Name

VS3732 - 15 Bayview Road, Frankston - RELOC-A3 H.pdf

File Type

PDF

Date / Version / Revision

Survey 1 May 2023; plan 10 May 2023

Document Purpose

Provides title re-establishment survey and boundary evidence for the site.

Key Project Requirements

VicSurvey reference VS3732. Survey 1 May 2023; plan 10 May 2023. Title re-establishment for CT Vol.08426 Fol.650. Shows title boundaries, offsets to fences/garage/carport, survey marks/nails/rivets and 1.83m drainage easement. Notes survey re-establishes certificate of title boundaries and does not determine possessory rights.

Construction Scope Requirements

Builder/set-out surveyor must work from title boundaries, manage structures near boundaries, fencing and carport positions and avoid easement conflicts.

Compliance Requirements

Surveying Act 2004 cadastral survey requirements; boundary reference for building permit/set-out.

Builder Pricing Implications

Check set-out from existing title pegs/marks, boundary-wall/carport positioning, fence removal/reinstatement and easement constraints.

Items That Must Be Checked Against Builder Quotes

Set-out responsibility; boundary pegs/marks; fence offsets; easement; near-boundary retaining/carport works.

Risks / Ambiguities

If boundary marks are missing or disputed, re-establishment/set-out may be a cost. Possessory occupation/fence offsets may not match title.

Relevant Page / Drawing References

Sheet 1: title re-establishment plan, offsets, easement, notations.

Notes for Future Quote Reviews

Use as supplied survey document. Confirm builder has relied on it for setout.

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27. VS3732 - 15 Bayview Road, Frankston - RFL ATTEMPT 2-A1 H.pdf

Document Name

VS3732 - 15 Bayview Road, Frankston - RFL ATTEMPT 2-A1 H.pdf

File Type

PDF

Date / Version / Revision

Date not clearly extracted; VicSurvey reference VS3732

Document Purpose

Provides feature and level survey information for design, site levels and neighbouring context.

Key Project Requirements

VicSurvey reference VS3732. Shows TBM rivet in kerb RL 48.25, existing dwelling, neighbouring dwellings, crossovers, fences, levels, trees/structures, easement and site context. Text extraction identifies crossovers, driveway, retaining wall, sewer/drainage/easement references and many spot levels.

Construction Scope Requirements

Builder must use levels for site cut/fill, driveway grades, slab levels, drainage grades, retaining and access planning.

Compliance Requirements

Survey base for architectural/civil/structural design. Must be verified on site before construction.

Builder Pricing Implications

Check siteworks allowance, cut/fill, driveway gradient, retaining, drainage levels and access constraints. Do not assume flat site if levels show falls.

Items That Must Be Checked Against Builder Quotes

Site fall; driveway grades; FFL/FSLs; crossovers; drainage easement; existing services/structures; neighbouring levels/windows.

Risks / Ambiguities

If quote only allows up to a small fall and actual levels require more cut/fill/retaining, variations may occur. Levels should align to working drawings and drainage plan.

Relevant Page / Drawing References

Sheet 1: feature and level survey with TBM and levels.

Notes for Future Quote Reviews

Use as siteworks and drainage-level reference for quote comparisons.

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28. VS3732 - 15 Bayview Road, Frankston - Title & Plan.PDF

Document Name

VS3732 - 15 Bayview Road, Frankston - Title & Plan.PDF

File Type

PDF

Date / Version / Revision

18 Apr 2023

Document Purpose

Provides earlier LANDATA title and imaged plan package for title/boundary reference.

Key Project Requirements

Document assembled 18 April 2023. Includes imaged document cover sheet for Plan LP011532 and title search Volume 08426 Folio 650. Land description Lot 69 on Plan of Subdivision 011532; registered proprietor Seon Hyang Gong; mortgage to Members Equity Bank Ltd; diagram location LP011532.

Construction Scope Requirements

Supports title, ownership and boundary/easement due diligence for permit and setout.

Compliance Requirements

Transfer of Land Act title search and imaged plan reference.

Builder Pricing Implications

Usually not a construction cost. Check if builder requests updated title, section 173, covenants or related title documents.

Items That Must Be Checked Against Builder Quotes

Title details; plan; easements/encumbrances; owner details; building permit documentation.

Risks / Ambiguities

Older than the 2025 title search; use latest title if needed for contract/building permit.

Relevant Page / Drawing References

Pages 1-4: cover sheet, plan image pages and title search.

Notes for Future Quote Reviews

Treat as historical title/plan reference; prefer the latest 2025 title search and survey for current quote review.

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Quote-audit reference matrix

Builder columns are set to To check because this source library is intended to be reusable before each new quote review. Fill them only after reading the relevant builder quote against this library.

Source Document	Requirement	Quote Item to Check	Bevnol	Aspire	Symmetric	Chet	Risk Level	Notes
Planning Permit 1135/2024/P	Landscape plan approved before start and landscaping completed before occupation	Landscaping scope, plant schedule, tree planting, maintenance, completion before occupation	To check	To check	To check	To check	High	Many builders exclude landscaping; still mandatory for occupation.
Planning Permit + TPMP + AIA	Tree protection and arborist requirements for retained trees	Tree protection fencing/signage, ground protection, project arborist, inspections and final certificate	To check	To check	To check	To check	High	Not just a report; there are physical works and supervision requirements.
Approved Drainage Plans + Approval Letter	Stormwater/OSD/WSUD built to approved KCE Issue 1 plans	Tank, charged downpipes, pits, orifice, pipe storage, rain gardens, permits and final inspection	To check	To check	To check	To check	High	Drainage scope should be fixed, not generic.
LPOD	Stormwater discharge to rear pipe, levels permitting, tapping permit required	LPOD connection, possible new pit, drainage tapping permit and site investigation	To check	To check	To check	To check	High	Exact point unknown; pricing risk.
SDA + Energy Prelim + WD sheet 21	7-star/NatHERS, insulation, glazing, heat pumps, sealed lights/fans and WELS commitments	Energy compliance, double glazing, insulation R-values, heat pump HWS/HVAC, WELS fixtures	To check	To check	To check	To check	High	Quotes that say 7-star extras are variations are not comparable.
Working Drawings 25-023	Carport 33.5m² and pergola shown in plans	Carport/pergola structure, roofing, gutters, posts, slab/pad footings and finishes	To check	To check	To check	To check	Medium-High	Carport omission is a major scope gap.
Working Drawings + Structural Drawings	Retaining wall / boundary retaining as required by levels and details	Retaining walls, sleeper wall, pad footings, drainage to LPD	To check	To check	To check	To check	Medium-High	Some quotes cap lineal metres or exclude retaining.
Structural Certificate/Drawings/Computations	KCE 25/137 structural design exists and is certified	Slab/foundations, steel, LVLs, bracing, posts, carport/retaining structural elements	To check	To check	To check	To check	High	Avoid structural steel being left as PS where design is available.
Feature & Level Survey + Drainage Plans	Driveway/access must meet levels, all-weather surface and council specs	Driveway, crossover, grade, drainage, crossing permits and reinstatement	To check	To check	To check	To check	High	External access is often excluded or vague.
Sewer/Asset Plans + WD site notes	Existing services and sewer/stormwater assets to be proven and protected	Hand proving/potholing, sewer diversion/alteration, depth allowances and existing dwelling service continuity	To check	To check	To check	To check	High	Service depth/location uncertainty can trigger large variations.
Property Information Certificate	Termite-prone status and asset protection/vehicle crossing obligations	Termite system, asset protection permit and council crossing approvals	To check	To check	To check	To check	Medium	Owner may have document; construction/permit obligations remain.
Planning Permit	No reticulated gas connection to new dwelling	All-electric design / no gas connection; heat pump systems	To check	To check	To check	To check	Medium	Quotes with gas are inconsistent.
Planning Permit + WD sheet 22	Livable housing design requirements	Step-free access, 820mm doors, 1000mm corridors, sanitary/shower circulation, wall reinforcement	To check	To check	To check	To check	Medium	Small dimensional/fitout variations can arise if missed.
Endorsed Plans	Outdoor lighting baffled/located to avoid neighbouring impact	External lights, motion sensors, shielding/baffling and locations	To check	To check	To check	To check	Medium	Often omitted from electrical allowances.

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Source cross-reference section

Architectural drawings

• 25-023-WD-A.pdf
• Endorsed Plans - 15 Bayview Road, Frankston.pdf

Structural drawings

• 25137 Bayview Road Certificate of Compliance.pdf
• 25137 Bayview Road Computations.pdf
• 25137 Bayview Road Structural Drawings.pdf
• 15 Bayview Road Frankston.pdf

Civil / drainage documents

• 25148 Bayview Road Drainage Plan.pdf
• Approved Drainage Plans - 15 Bayview Road Frankston VIC 3199.pdf
• 25148 Bayview Road Detention Computations.pdf
• Approval Letter - 15 Bayview Road Frankston VIC 3199.pdf
• LPOD - 15 Bayview Road, Frankston.pdf
• STORM Rating Report - Bayview Road.pdf

Energy / NatHERS / NCC compliance

• 15 BAYVIEW ROAD_SDA_28.01.25.pdf
• 15 Bayview Road_PRELIM.pdf
• 25-023-WD-A.pdf

Planning permit and endorsed documents

• Planning Permit - 1135 2024 P - 15 Bayview Road Frankston.pdf
• Cover letter - Endorsed Plans - 15 Bayview Road, Frankston - 1135 2024 P A.pdf
• Endorsed Plans - 15 Bayview Road, Frankston.pdf

Tree / SDA / arborist documents

• 15 Bayview Road, Frankston Vic 3199 - TPMP.pdf
• 15 Bayview Road, Frankston Vic 3199 - impact asessment.pdf
• 15 BAYVIEW ROAD_SDA_28.01.25.pdf
• Endorsed Plans - 15 Bayview Road, Frankston.pdf

Traffic management documents

• No standalone traffic management document identified in zip. Traffic/access requirements appear in planning permit, drainage plans, feature survey, property information certificate and builder quotes outside this library.

Sewer / stormwater / LPOD documents

• 24-085-Sewer.pdf
• 24-085bayview_AssetPlan_15_bayview_frankston_App_Number_74183573.pdf
• 24-085bayview_AssetPlan-74183_15_bayview_frankston_App_Number_74183573.pdf
• LPOD - 15 Bayview Road, Frankston.pdf
• Approved Drainage Plans - 15 Bayview Road Frankston VIC 3199.pdf

Title / subdivision / property information

• 24-085_Bayview_VICTitle_8426_650_App_Number_76546397.pdf
• 24-085_Bayview_VICPlan_LP011532_App_Number_76546397.pdf
• VS3732 - 15 Bayview Road, Frankston - Title & Plan.PDF
• VS3732 - 15 Bayview Road, Frankston - RELOC-A3 H.pdf
• VS3732 - 15 Bayview Road, Frankston - RFL ATTEMPT 2-A1 H.pdf
• 00741835730252024091013160001.pdf

Flood / AHD / council documents

• 24-085_Bayview_FloodLevel_08426_650_App_Number_76546397.pdf
• 00741835730252024091013160001.pdf
• VS3732 - 15 Bayview Road, Frankston - RFL ATTEMPT 2-A1 H.pdf

Builder quotes

• Builder quotes were uploaded outside this zip in the conversation. For future quote review, cross-reference this source library against Bevnol, Aspire/United Building Group, Symmetric and Chet quotes, but do not treat quote documents as part of the source-document zip register.

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Unreadable / requires manual review

No file was corrupt or fully unreadable. The following caveats apply:

• 25137 Bayview Road Computations.pdf: image-based and technical engineering calculations. Reviewed sufficiently for quote-audit purposes, but detailed calculation verification should be by a qualified engineer.

• 25148 Bayview Road Detention Computations.pdf: image-based calculations. Key OSD design values were extracted by OCR; detailed verification should be by the drainage/civil engineer.

• 24-085_Bayview_VICPlan_LP011532_App_Number_76546397.pdf: cadastral plan is image-based; use with the title search and survey plans.

• South East Water asset plans include image-based service plan pages and authority disclaimers requiring assets to be proven by hand on site.

Future quote review instruction

Before reviewing any builder quote, read this markdown file first. For every obligation in the quote-audit reference matrix, mark the builder quote as Included, Excluded, Provisional Sum, Prime Cost, Unclear, By Owner, or Variation Risk. Do not assume an item is included because it appears in the plans; require the builder quote to expressly include it or confirm it in writing.