Evolv Warehouse
7 Davis Lane, Brendale – Moreton Bay City Council
This project is a highly complex industrial development on a constrained brownfield site with no existing services, significant flooding constraints, and a non‑acceptable development outcome that proceeded through the Planning and Environment Court pathway, and is now under construction.
EVERETT has led the project from strategy through to delivery, repositioning it to a developer-led model to maintain control over cost, program and quality outcomes as it progresses through construction.
The Challenge
The project presented a number of fundamental constraints from day one:
- No services to site – no power, water, or sewer connections were available.
- Non-acceptable development with inherent refusal risk – the proposal represented a non-acceptable outcome under the planning framework, with refusal anticipated from the outset and progression via the Planning and Environment Court pathway.
- Flooding across the site – required careful earthworks strategy and infrastructure coordination.
- Authority and stakeholder complexity – included Council, Unitywater, Energex, NBN and neighbouring submissions.
- Funding and delivery risk – Required a tailored finance and procurement strategy to unlock the project.
Our Approach
Planning & Approval Strategy
From pre-lodgement, the project was identified as a refusal from the outset.
EVERETT implemented a targeted strategy
- Designed the DA with Planning and Environment Court appeal readiness in mind
- Delivered clear, simple and efficient DA documentation
- Managed the approval pathway with full consultant alignment from day one
Civil & Infrastructure Strategy
A complete servicing solution was developed from scratch:
- Flooding & Earthworks
- Balanced cut and fill to minimise cost and optimise levels
- Sewer
- Designed and delivered a new pump station connection
- Fast tracked a standalone plumbing and drainage approval
- Water
- Delivered a new connection strategy aligned with authority requirements
- Power
- Lodged early Energex application
- Delivered a dedicated pad-mount transformer (PMT)
- Land Outcomes
- Managed land dedication and easements for Council drainage and Energex
Stakeholder Management
EVERETT coordinated all key stakeholders:
- Led negotiations with Council and Unitywater
- Managed Public Notification submissions
- Coordinated multidiciplinary consultant team
Commercial Strategy
A pre-lease was secured early to underpin the project:
- Ensured alignment between tenant operational requirements and base build design
- Clearly defined base build vs fitout scope
The client, a supplier of joinery, fixtures and finishes was integrated into delivery:
- Supplied key materials directly
- EVERTT managed contractor scope adjustments to accommodate this.
Funding Strategy
A staged funding model was implemented to de-risk delivery:
- Early works funded via equity
- NAB introduced during construction for progress funding
Key finance outcomes:
- Achieved early ~70% trade pricing coverage
- Structured project around an amended AS4000 lump sum contract
- Positioned EVERETT as Superintendent (aligned with lender requirements)
- Secured “as is” and “as if complete” valuations post early works
Procurement & Cost Control
Strong cost control was critical to project success:
- Early procurement of tilt panels and structural steel
- Enabled early shop drawings and program acceleration
- Maintained tight control over contractor scope and pricing
The Outcome
- Successfully delivered a highly constrained industrial project
- Transitioned project delivery from builder led to developer led
- Maintained control across:
- Cost
- Program
- Quality
- Achieved a coordinated outcome across:
- Planning strategy
- Infrastructure delivery
- Funding and procurement
- Tenant integration
Role Performed
EVERETT is engaged as Development Manager, driving end-to-end delivery from planning through to construction on this project currently under construction. The role spans planning strategy, consultant leadership and authority negotiation, alongside disciplined procurement and cost management to protect the project’s commercial position. Acting as Superintendent under an AS4000 contract, EVERETT is administering the contract and actively safeguarding programme, cost and risk outcomes, while aligning funding and delivery strategy to maintain momentum through construction.
Evolve Warehouse highlights EVERETT’s capability to take on projects others won’t—navigating planning risk, infrastructure constraints, and funding complexity to bring a non-acceptable development to life. The project is now under construction, with risk converted into a structured, deliverable outcome.
Have a challenging site or stalled project? EVERETT specialises in turning high-risk opportunities into deliverable outcomes.
Related Insights
Project: Evolv Warehouse
Location: 7 Davis Lane, Brendale
Asset Type: Industrial Warehouse
Scale: 1 Tenancy
Client: Repeat Client
Construction Contract: Amended AS4000
EVERETT Service:
- Development Management
- Principal’s Representative
- Superintendent