16 Irvine St / Selections
Prepared for Mastacon · 14 sections

Selections · Gang Warily Investments · Port Noarlunga

Three townhouses.
One set of choices.

Every reference image John sent Mastacon, in the order he sent them, with his own words beside each one and the questions each raises. Ten minutes from the beach; ocean and river from the rear upstairs balconies. Everything here is specified once and built three times, so every upgrade is an upgrade × 3. Tap any image to fill the screen.

Dwellings
3 attached, two storey
Floor area
228.97 / 228.38 / 228.13 m²
Site areas
259.60 / 264.48 / 259.60 m²
Ceilings
2730 mm throughout
External walls
Hebel PowerPanel, rendered
Roof
Colorbond custom orb, 22.5°
Floors
Concrete slab GF, Structafloor UF
Windows
Aluminium throughout
Garage
3.36 × 5.97
Balconies
17.54 / 17.18 / 16.50 m²
Balcony screening
Obscure glass to 1500 mm
Pool
7.0 × 3.0, one rear yard
Private open space
69.85 / 79.28 / 89.97 m²
Approval
City of Onkaparinga
00

The build

Three attached two-storey dwellings at 16 Irvine Street, Port Noarlunga. Approved by the City of Onkaparinga; drawings by Spectra, revision F, 23 July 2025.

Every sheet here is marked for planning assessment — these are the approved drawings, not working drawings. Dimensions on them are the ones to quote against, but anything set out on site is Mastacon’s to verify.

The three are not mirror images of one another. Dwelling 3 is the one carrying the pool and the largest rear yard, and its Bed 3 is the smallest of the three.

Tap a drawing to fill the screen, then use the arrows to move through.

PA 01 OF 093D view 1 — the three dwellings from Irvine Street
PA 02 OF 093D view 2 — entries, garages and the upper-level timber cladding
PA 06 OF 09Lower floor plans — Bed 2, Bed 3, bath, laundry, garage and entry to each dwelling
PA 07 OF 09Upper floor plans — living, dining, kitchen, butler’s, Bed 1, ensuite and balcony
PA 03 OF 09Site plan — crossovers, boundaries and stormwater
01

Downstairs bedroom

The rear downstairs bedroom — the one that opens onto the deck.

John, to Mastacon

Darker hybrid-laminate herringbone flooring to add some design element – paired with a timber cladded wall (South Wall).

This will help make this room feel like it’s own ‘suite’.

To confirm or price

  • Which room: the plans name the rear downstairs bedroom Bed 3 — 4.12 × 3.9 in Dwellings 1 and 2, 4.06 × 3.6 in Dwelling 3.
  • Herringbone product, colour and board size, and the extra over the floorboards used everywhere else.
  • Timber cladding: species, profile, and whether it runs floor to ceiling.
  • Confirm which wall is the south wall in each of the three — they are not mirror images of one another.
Downstairs bedroomHerringbone floor with a full-height timber-clad wall behind the bed
02

Bedroom joinery

Wardrobes, and the built-in display niche.

John, to Mastacon

Floor to ceiling wardrobes – not sliding, however opening with matte black handles. Built-in matte black laminate display area incorporated for books / ornaments / lamp etc. to give dynamic appeal for AirBNB guests.

Not sure if we can replicate in the laundry (entire appliance / wet-area side wall) to hide everything? Would be nice for consistency and flow.

To confirm or price

  • The note says “Downstairs Bedroom 1 + 2”, but the plans put Bed 1 upstairs — downstairs is Bed 2 and Bed 3. Which rooms get this?
  • Hinged rather than sliding — confirm the door swings work in a 3.46 × 3.9 room.
  • Laundry: can the same joinery face hide the appliance and wet-area wall? Price for the three.
  • The plans already show robe to Bed 2 and Bed 3 — is this an upgrade to those, or additional?
Bedroom joineryFloor-to-ceiling hinged wardrobes, matte black bar handles, matte black display niche
03

Curtain bulkheads

Two tracks hidden, and no shadow gap.

John, to Mastacon

Bulkhead to hide 2 x rows of curtains (sheer and blackout) – not with the gap in the below picture, just square set to ceiling.

To confirm or price

  • Square set to ceiling: no reveal, no gap.
  • The upper plan already annotates bulkhead at Bed 1 — confirm it extends to every curtained opening on both floors.
  • Depth needed for a double track (sheer plus blackout), and what it takes off the 2730 mm ceiling line in that room.
  • Which openings: every sliding door and window, or living and bedrooms only?
BulkheadThe reference — John wants this without the gap shown here, square set straight to the ceiling
04

Rear deck

Off the rear downstairs bedroom.

John, to Mastacon

Composite decking style / colour (wide boards)

Concrete footing would need to be at correct height to accommodate.

To confirm or price

  • Brand, board width and colour — the reference is a 7.25″ square-shouldered board.
  • Footing height. The slab has to be set now for the finished deck to land level with the floor inside.
  • Deck area per dwelling, and whether all three are identical.
Composite deckingWide composite board — the reference names a 7.25″ width, square-shouldered
05

Kitchen

Upper level. Kitchen 3.1 × 3.0, with a butler’s 2.4 × 1.8 behind it.

John, to Mastacon

Design colour / style inspiration. All appliances / tap hardware to be black (matte where possible). No chrome anywhere!

Fisher & Paykel Integrated Fridge – also happy for matching Fisher & Paykel appliances.

Floorboards (throughout entire house, minis downstairs rear bedroom) – also some additional Kitchen design inspiration (in particular timber laminate in the cooktop recess)

To confirm or price

  • No chrome anywhere. Both reference images show brass or gold tapware — they are here for the cabinetry and the recess, not the hardware.
  • Fisher & Paykel integrated fridge confirmed, plus pricing for the matching F&P suite.
  • Timber laminate to the cooktop recess — achievable, and what heat clearance is needed behind a cooktop?
  • Floorboards throughout except the rear downstairs bedroom — confirm the product, and that it carries up the stairs.
Kitchen — styleOverall colour and style — timber fronts, stone island, integrated tall cabinetry
Kitchen — cooktop recessThe element here is the timber laminate cooktop recess, with floorboards running through
06

Splashback

Three references, all the same idea: crazy-paved stone.

John, to Mastacon

Splashback – not sure if this look is achievable / and how much of an extra-cost we would be looking at? Maybe we can achieve similar with tiles?

To confirm or price

  • Is the real thing achievable, and what is the extra over a standard stone or tiled splashback?
  • If not — which tile gets closest? Same question as the bathroom “alternative tile”, and it could be one product for both.
  • Grout, sealing, and how it cleans behind a cooktop in a short-stay property.
  • Cost × 3.
Splashback 1Pebble-and-stone splashback under a curved timber rangehood
Splashback 2The same stone carried through to the butler’s pantry
Splashback 3Close up — crazy-paved travertine with a strip light above the bench
07

Pool

The approved plans show one pool, 7.0 × 3.0 m, in a single rear yard.

John, to Mastacon

Screening to hide pool pumps / equipment (my landscaper to complete)

Pool surface colour:

Pool Paving:

Rendered brick wall on western side of pool (my landscaper can do this) and/or quote for it?

To confirm or price

  • Confirm the scope first. The stamped plans show the pool in one rear yard only — is it one pool or three?
  • Screening is John’s landscaper — what does Mastacon need to leave ready for him?
  • Rendered wall to the western side: John’s landscaper, or price it.
  • Pool paving and the patio paving are both light stone — one product?
  • Fencing, gates and the compliance certificate — whose scope?
ScreeningTimber batten screening hiding the equipment, dark interior, grey coping
Surface colourPool surface colour — green-aqua water against grey stone
PavingPool paving — large-format light limestone
Rendered wall 1Rendered wall with a built-in bench seat running its length
Rendered wall 2Rendered wall with a pergola, uplighting and stone
08

Upstairs living

Living 4.06 × 5.6 and dining 4.06 × 3.6, opening to the balcony.

John, to Mastacon

Bulkhead to hide 2 x rows of curtains (sheer and blackout) – not necessarily with the gap in the below picture, just square set to ceiling?

Provision for a floating vanity.

To confirm or price

  • The bulkhead runs the full width of the sliding doors — ASD 2700×3310.
  • “Provision for a floating vanity”: in a living room this reads as a floating cabinet or credenza. Confirm what it is, and what provision means — blocking in the wall, power, or built joinery.
BulkheadThe same reference as the bedroom bulkhead — square set, without the gap
09

Patio paving

Outside the laundry, and the path through to the rear.

John, to Mastacon

Light travertine (or similar).

Concrete footing would need to be at correct height to accommodate.

To confirm or price

  • Travertine, or a porcelain look-alike — price both.
  • Footing height, again. Same decision as the deck, and it has to be made before the slab goes down.
  • Falls and drainage away from the laundry door.
  • Does this run through to the pool paving as one surface?
Patio pavingLight travertine in a large-format pattern
10

Bathrooms

Bath, WC and vanity downstairs; ensuite and walk-in robe upstairs.

John, to Mastacon

Timber framed, round, ‘backlit’ mirrors:

Tile colour inspiration:

Potential for timber look floorboards:

Wall tile inspiration:

Alternative tile inspiration (depending on costs) – if we did the same in the kitchen / splash top this could flow well.

To confirm or price

  • Mirrors: timber framed, round, backlit. The reference is not backlit — confirm the actual product and the power provision behind it.
  • Tapware black, matte where possible. Several references show brass or chrome; they are here for the tile, not the hardware.
  • Timber-look floor in a wet area — tile or vinyl, and how it is waterproofed.
  • The alternative tile is the same stone as the kitchen splashback. Used in both, is there a volume saving?
  • How many bathrooms per dwelling get the feature wall — all of them, or the ensuite only?
MirrorsTimber-framed round mirror
Tile colourTile colour — travertine tones, a fluted feature wall and black tapware
FloorTimber-look floorboards through the bathroom
Wall tileWall tile — square handmade-look tile with backlit arched mirrors
Alternative tile 1Alternative tile — the crazy-paved stone as a feature wall
Alternative tile 2Alternative tile, close up — the same stone that could run to the kitchen splashback
11

Entry foyer

The entry is 1.2 m wide, running past the garage to the stair.

John, to Mastacon

Stonework on wall – I have someone that can do this, as long as it’s prepared (additional timber framing + appropriate cement sheeting) and/or quote for this?

We have also talked about potential timber cladding for this area to keep costs down.

To confirm or price

  • Two prices: prepare only — timber framing plus cement sheeting for John’s stonemason — and supply and install.
  • Timber cladding as the cheaper alternative: price it alongside. The street render already carries vertical timber, so it would tie in.
  • The wall build-up eats into a 1.2 m entry — how much width do the framing and the stone take?
  • Both references are lit by a floor or wall grazer. Confirm the wiring goes in either way.
Stonework 1Whitewashed stone the length of the entry, timber door, oak floor
Stonework 2Pale limestone cladding turning the corner into the hall
Marked on the planThe wall marked up on the plan — the entry run past the garage in each dwelling
12

Staircase

The plans already call for open risers.

John, to Mastacon

Mono-stringer Staircase (or similar) with glass balustrade, open risers

To confirm or price

  • Mono-stringer with a glass balustrade against the standard stair — what is the difference, × 3?
  • Tread material and finish, to match the floorboards.
  • Open risers plus glass — confirm it complies for a short-stay property that will have children in it.
  • The plans already note open risers and balustrade — is the mono-stringer the variation, or the glass?
Staircase detailMono-stringer detail — black steel spine, oak treads, frameless glass
In contextThe same stair in context, seen from the entry
13

Balcony and deck

A 4.4 × 3.9 balcony to each dwelling, 16.5–17.5 m², screened in obscure glass to 1500 mm.

John, to Mastacon

I’m not sure if we could have provision to block off the western side of the upstairs balconies and/or the downstairs deck to accommodate a built in-BBQ / wine / beer fridge.

Matte Black ceiling fan/s

We have decided this will be excluded from the initial build, as will require further council approval – we will look at this post-build.

To confirm or price

  • The upper plan already shows bbq on each balcony — what is actually provided at present?
  • Blocking off the western side: does that change the approval? The balconies are already screened in obscure glass to 1500 mm.
  • Services for a built-in fridge — power and drainage — even if the cabinetry comes later.
  • Ceiling fans are out of the initial build by John’s own decision. Leave the provision in, or nothing at all?
Balcony barA built-in bar in an arched alcove with a drinks fridge, under a ceiling fan

Before you leave the table

Four things decide other things, so they are worth settling first: footing heights for the composite deck and the travertine patio, because the slab is poured before either; whether the pool is one or three; whether the entry stone is prepared only or supplied and installed; and whether all three dwellings are identically specified or only Dwelling 3.

Ceiling fans are out of the initial build by John’s own decision — they need further council approval and will be looked at post-build.

Spectra dwg 79.2024 · rev F 23.07.25 Mastacon · 68 North Terrace, Kent Town, Level 1 Images as supplied by John, 12 Dec 2025