16 Irvine St / Selections
Prepared for Mastacon · 43 sections
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13a

The balcony — the design

Dwelling 1's balcony, designed 4 October 2026, and the real view from all three: 4.21 × 3.55 clear (about 15 m²) off the living room, roofed, frosted glass to 1.5 m on three sides. Dining for four, a black gas barbecue and a hanging egg chair.

The first three pictures are AI-enhanced images, not photographs. They start from the 3D model at the drawn size. The furniture is illustrative, not specified: a round table for four (900), rope-and-aluminium chairs, a hanging egg chair on a freestanding stand (no ceiling fixing), a tall planter. In those three the view above the glass is a placeholder.

The six views with the real view (6 Oct 2026) are AI-enhanced images too, but the distance in each is real: the drone photos taken for council in March 2025 from each balcony position at standing eye height (1.61 m), looking south and south-west, set behind the model with the camera matched to the photo's position, height, direction and lens. Standing, the eye is only about 100 mm above the obscure glass, so the inlet, the river flats and the sea show as a band along its top edge. The furniture in them is illustrative.

To confirm or price

  • Size as drawn (WD 10): clear floor 4.21 × 3.55, a 50 mm set-down, bulkheads at 2.4 on the rear and open side, ceiling 2730. Please confirm, and that the three balconies are the same apart from their areas (17.54 / 17.18 / 16.50 m² on WD 03).
  • Floor: outdoor-rated porcelain in a pale travertine look, slip-rated for wet areas (P4 / R11 or better), over the waterproof membrane (AS 4654) with a fall to the outlet. Please price, and the same tile on the patio below if it suits. Settled, 4 Nov 2026: the balconies and porches stay in the tendered Life Bianco tile; the patios below are Marshet limestone.
  • Barbecue: a freestanding natural-gas barbecue in matte black (porcelain-enamel hood, black cabinet; no stainless steel on show) against the inner side, on a mains-gas bayonet fitted at rough-in. Please confirm the gas run and the clearances to the screen and ceiling.
  • Ceiling fan: coastal-rated (salt-air), matte black, about 150 cm, over the dining table, kept clear of the barbecue. Wall control. Blocking and power in the ceiling. Correction: tender item 15 is a timber-look fan (matte black body, timber-look blades), and that is what we want; the pictures still show an all-black fan.
  • Lighting: four downlights on a dimmer, IP-rated, and a warm LED strip along the top edge of the frosted glass (inside face). Power for the strip and a switch at the slider. Please price.
  • Power: a weatherproof double power point on the balcony (for the egg chair lamp / phone charging / a heater), away from the barbecue.
  • Not in the initial build (John): blocking off the end of the balcony with solid walls or a built-in bar, which may need further council approval. The fans are in.
  • Coastal spec for everything on the balcony (about 1 km from the sea): marine-grade powder-coated aluminium, solution-dyed acrylic fabrics, 316 fixings hidden, coastal-rated fan and lights. No chrome, no stainless on show.
  • Services for a built-in fridge — power and drainage — even if the cabinetry comes later.
AI-enhanced · 1 of 3From the living room through the slider: the round dining table for four, the egg chair on the left, the black barbecue on the right, the fan over the table, a warm LED line along the top of the frosted glass
AI-enhanced · 2 of 3From beside the slider: the dining table, the egg chair on its freestanding stand in the outer corner, an olive in a tall planter. Above the glass, sky and treetops
AI-enhanced · 3 of 3At dusk, from the outer corner back into the living room; the barbecue at the left edge
3D model · to scaleThe view straight from the 3D model. Trust this one for proportions
AI-enhanced · the real view · 1 of 616B (Dwelling 1), looking south over the 1.5 m obscure glass: the river flats and the inlet run along the top of the glass, the hills on the horizon. The distance is real: the council's drone photo taken from this spot at standing eye height (March 2025), set behind the model
AI-enhanced · the real view · 2 of 616B, looking south-west: the sea on the horizon, the river flats in front of it. The distance is real: the council's drone photo taken from this spot at standing eye height (March 2025), set behind the model
AI-enhanced · the real view · 3 of 616A (Dwelling 2), looking south. Its balcony is the mirror of 16B's, so the egg chair is in the west corner. The distance is real: the council's drone photo taken from this spot at standing eye height (March 2025), set behind the model
AI-enhanced · the real view · 4 of 616A, looking south-west: the sea either side of the egg chair. The distance is real: the council's drone photo taken from this spot at standing eye height (March 2025), set behind the model
AI-enhanced · the real view · 5 of 616 (Dwelling 3, the pool house), looking south. The distance is real: the council's drone photo taken from this spot at standing eye height (March 2025), set behind the model
AI-enhanced · the real view · 6 of 616, looking south-west: the sea on the horizon past the egg chair. The distance is real: the council's drone photo taken from this spot at standing eye height (March 2025), set behind the model