VERSION10 Design Guidelines
Our vision for Brookhaven is to be a place where families thrive. This vision underpins the master planning and design work that goes in to making Brookhaven somewhere people will want to live in, both today and in the future.
w They will assist in ensuring your home is a comfortable, healthy and environmentally conscious – through simple measures like choosing a different roof colour.
w Working with the wonderful natural landscape – to enhance and feature this as part of all residents’ experience of living at Brookhaven. This includes retaining mature trees wherever we can and making water way and wild life corridors accessible through multi-use trails.
A message Brookhavenfrom 1
w They provide certainty to all future residents and property owners about the standard of housing and environment that is being created.
w Ensuring that a consistent and enjoyable environment for all is created, maintained and enhanced. This last point is made possible through the provision of the Brookhaven Design Guidelines and a design approval process for all homes designed and built in Brookhaven. The Design Guidelines encourage a cohesive streetscape while promoting a variety in house design that contributes to creating a neighbourhood that is visually interesting, environmentally conscious and is of a consistent high quality. There are a number of benefits to having these Brookhaven Design Guidelines in place.
The Brookhaven Design Guidelines form part of the sale contract for land at Brookhaven and are enforceable through this contract. The obligations in the Design Guidelines also pass on to future owners – ensuring a consistent standard is maintained.
A master planned community like Brookhaven brings together and seamlessly coordinates a number of different factors or ingredients to make it successful. Some of these include:
We believe these Design Guidelines are an important and essential part of making Brookhaven a success – today and in the future. And that this will ultimately contribute to protecting and enhancing values and ensuring Brookhaven is a place where families can thrive
w They result in everyone who owns a property in Brookhaven being responsible for and playing a role in ensuring Brookhaven achieves a strong neighbourhood character.
w Working in partnership with Council and other community providers to deliver community parks and activities that provide health, wellbeing and learning opportunities. This work is supported by a dedicated Community Development Manager.
APPROVAL3.GRANTED SUBMITTED FOR BUILDING APPROVAL TO LOCAL AUTHORITY
This document is to be used as a guide for the achievement of the Brookhaven project vision. Design innovation over and above the requirements outlined within this document is encouraged, and we welcome the opportunity to discuss how design innovation can correlate to quality housing and living outcomes.
The DRC will endeavour to assess proposals in the shortest possible time, generally within ten business days of receiving all required information for the application. Approved plans will be stamped approved, and returned to the applicant or their agent. The progress of the home will be monitored by the DRC to ensure that it conforms to the approved design.
Design Approval Process
THE PROCESS
FORWARDEDAPPLICATIONTOTHEDRC1. 4. REVIEWEDAPPLICATION2.BYDRC 10 DAYS
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The DRC reserves the right to decline applications in its absolute discretion, and in particular where the design does not comply withh these Design Guidelines and/or where it determines the design will have a negative impact on the appearance, health or amenity of the neighbourhood.
In order to construct your home, you must apply and have an application package approved by the Design Review Committee (DRC). Design Approval by the DRC does not constitute a building approval or compliance with building regulations. Upon obtaining Design Approval from the DRC, a building permit must be obtained from the local Council or a private Building Certifier before construction can commence.
BUSINESS
IN
PLANS4.TO BE
AMENDEDPLANSCERTIFIERBUILDINGFORAREORFURTHERINFORMATIONPROVIDED3.APPLICATIONDECLINEDORFURTHERINFORMATIONREQUIRED
Source materials with third - party certifications to ensure the environmental and social impact is minimised. For example, look for FSC certified timber. The use of Merbau timber is not permitted as it is an endangered species and is at risk of extinction within the next 35 years.
SIDE ACCESS CORNER LOTS
2 WALL LENGTH Wall and Roof length not to exceed 6m maximum length before a recess or projection of 450mm is required, accompanied by a change in eave line.
DESIGN OUTCOMES
5 PASSIVE SURVEILLANCE
• The garage must be recessed a minimum of 500mm behind the front building wall.
A corner lot facing a secondary street that has a common boundary to a park or reserve must be addressed in the same manner as the primary street façade.
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SIDE ACCESS FENCING
EXTERNAL MATERIALS AND ARCHITECTURECONTEMPORARYFINISHESQUEENSLANDANDDESIGN
Dwellings must provide at least one habitable room facing the street, for example a bedroom or living room.
4 COVERED ENTRY
To avoid doubt corner fencing cannot extend in front of the garage, entry porch and at least one habitable room. If fencing is required in these areas, Front Fencing must be installed.
1 2 4 5 6 3 FRONT STREET FACADE VARYING FRONT FAÇADES Duplication of façades will not be permitted side by side. Variations of the following elements are necessary: • Roof form • Entry design • Colours and materials • Window configuration 1 INCLUSION OF EAVES
FAÇADE CONSIDERATION
6 EXTERNAL FINISHES
Dwellings must incorporate at least a porch, verandah or covered entry with a minimum depth of 1m from the front door. Excluding the area under the eaves.
The façade area facing the street or public area is to include sufficient glazing to allow for passive surveillance. A minimum of 10% is required (excluding front and garage doors). Large clear glazing only is permitted to the street frontage. Obscure/ translucent glazing is not permitted.
3 HABITABLE ROOMS
• The dwelling entry must include a front door assembly with a minimum width of 1.2m. Sidelights are strongly encouraged.
Eaves are required to be a minimum of 60% of the front façade.
SUSTAINABILITY
Materials and finishes to the Front and Secondary Street Facades must comply with the Materialsfollowing:andFinishes - Permitted:
Eaves are required to be a minimum of 60% of the secondary façade.
• Unfinished materials of any kind
The usual Corner Lot Fencing outcomes apply. However fencing to the secondary frontage shall not extend beyond the front façade elements described above.
SECONDARY STREET FACADE
• Reflective finishes including metal sheeting
INCLUSION OF EAVES
• Natural timber (painted or stained)
• Double or half height bricks
• Profiled lightweight cladding
• MaterialsStoneand Finishes - Not Permitted:
• Unfinished commons brick • Brickwork with natural or grey coloured mortar
• Dwellings must incorporate an entry porch or verandah with its own roof with a minimum depth of 1.5m and not less than 6sqm in size, excluding the area under the eaves. Porches/ verandahs that extend along the front of the dwelling are strongly encouraged.
WALL LENGTH Wall and Roof not to exceed 8m maximum length before a recess or projection of 450mm is required, accompanied by a change in eave line.
These requirements apply only to corner lots with driveways to the secondary frontage. The design intent is for well resolved, articulated facades providing balance between habitable and nonhabitable spaces facing the street. In this scenario, the front facade of the dwelling must address the secondary frontage and the usual front facade design outcomes apply. In addition, the following design elements must be incorporated and are not permitted to be behind solid fencing.
• At least one habitable room with a minimum wall length of 4m addressing the street.
• Face brick - single height only with coloured or off-white mortar
Contemporary design is to be reflected in all homes. Natural earthy tones to reflect the natural surroundings of the community are encouraged (Federation and Heritage design and colours are not permitted).
• Rendered or bagged and painted brick
4FENCINGFRONTFENCING
5 SIDE AND REAR FENCING
Fencing to the side and rear boundaries is to be a minimum of 1.8m in height. Fencing to the side boundary is to return a minimum of 1m behind the front façade.
Feature corner fence Type A is to be installed in instances where retaining walls are absent or they are less than 1.0m high. In these instances the fence is 1.8m high.
Garages and carports must include roof design features consistent with the form and materials of the main dwelling.
1 HIP ROOF Maximum of 30 degrees and a minimum of 20 degrees.
DRIVEWAYS
MATERIALS
DESIGNGARAGESCONSISTENCY
4 5 3 2 1 6
Fencing to the front boundary and to side boundaries forward of the building line is to be transparent and consist of a maximum of 1.2m high open style coloured metal tube fencing (transparent pool style panels) complemented by stained hardwood timber posts a minimum size of 100mm x 100mm or rendered masonry piers.
DRIVEWAY MATERIALS
BRACKETS
DRIVEWAY STANDARD Driveways and crossovers are to be in accordance with Logan City Council requirements. Driveways must be offset a minumum of 500mm from the side boundary to allow for buffer planting.
Feature corner fence Type B is to be installed in instances where retaining walls are equal to or greater than 1.0m high. In these instances the fence is 1.5m high to reduce the visual impact to the street. Refer to Appendix D for the fence detail.
ROOF MATERIALS AND FORM
Unfinished and highly reflective materials and vibrant colours are not acceptable. Light coloured roof materials are recommended to keep your home cooler during summer months. We recommend selecting roof materials with a Solar Reflective Index (SRI) above 50. Refer to Appendix B for examples.
Corner lots with driveways to the main street frontage, corner fencing must end 1m behind the front building line and be positioned to provide screening to utilities and rubbish bins, where applicable. Any fencing forward of this is considered front fencing. Corner lots with driveways to the secondary frontage, refer Side Access Corner Lots.
Coloured metal sheeting, COLORBOND®, and/or highly reflective materials and colours are not acceptable to any boundary.
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CORNER LOT FENCING
Driveway materials permitted include exposed aggregate, coloured concrete, stamped concrete, stencilled concrete & plain concrete sealed. Driveway materials not permitted include asphalt and track driveways.
Developer installed fencing is to be maintained to the standard by which it was constructed and not altered or damaged in any way.
3LETTERBOXLETTERBOX FINISH Letterboxes are to reflect the style of the dwelling and finished in complementary colours and materials.
Brackets have been provided on all developer installed retaining walls for ease of fence installation where appropriate. Developer installed retaining walls are located wholly within the downside lot in accordance with Council requirements.
6 PERMISSIBLE TYPE Lots between 10m and 12.49m wide are to be designed with a single or tandem garage, or in accordance with Specific Development Controls A. Double garages are permitted on double storey dwellings where the second storey projects 1m forward of the garage wall.
DEVELOPER FENCING
SKILLION ROOF Maximum of 15 degrees and a minimum of 5 degrees. 2 ROOF FINISHES AND COLOURS
ROOF MATERIALS AND FORM Roofing must be of a scale and form representing Contemporary Queensland Architecture and Design. Roof materials are to consist of either COLORBOND® corrugated profile sheeting or roof tiles.
Feature corner fencing to the secondary street frontage is required on corner lots, as identified in the land sales contract. The feature corner fence is a ship-lapped timber paling fence with capping rail and 100 x 100mm hardwood timber feature posts, painted black where visible from the road.
w A range of retail service providers utilise the APA natural gas network, with no restrictions on your choice of provider.
Construction of the dwelling and external works must be continuous and completed within the time provided in the Contract.
WATER METERS w A water meter application is to be made to Logan Water for installation of the water meters by the home owner/builder. 6
w Maintain site cleanliness at all times.
w Natural gas appliance and hot water system selections are to be made with your builder.
w Provide a bin or enclosure for the duration of construction and ensure it is emptied regularly to avoid overflow of rubbish to site and surrounding areas.
TELECOMMUNICATIONS AGREEMENT
w The OptiComm network at Brookhaven does not have provision for free to air TV. Builders will need to install and connect a traditional aerial during construction of the property.
NATURAL GAS w An agreement has been entered into with APA to supply the project with natural gas.
w An agreement has been entered into with OptiComm Co Pty Ltd to supply the project with a broadband fibre optic cable network.
w Original levels, as constructed by the Developer, must be maintained to shared boundaries.
w A choice of retail service providers utilise the OptiComm network. Further details are available on the OptiComm web site.
Permitted Materials: w Rendered or bagged and painted masonry
Any retaining walls visible from the street or public space must be constructed as follows: w Limited to a maximum height of 1.5m from finished ground level in a single lift.
w Dumping of soil and rubbish on any sites will not be tolerated and will be reported to the local authority.
w Must not be visible from the street or public space. w Any shed or outbuilding must not be attached to the main dwelling.
w To enable connection to the OptiComm network you must wire your home in accordance with the Brookhaven OptiComm Cable Entry Guide.
RETAINING WALL DESIGN
w Stone w Sandstone w Timber sleepers - permitted only on side boundaries and not permitted parallel to the street.
Developer installed retaining walls are not permitted to be altered or removed without consent.
ANCILLARY ITEMS AND GROUND MOUNTED SERVICES
RETAINING WALLS AND EMBANKMENTS
w For walls higher than 1.5m, a suitably landscaped 500mm deep terrace is required at every 1.5m interval.
w Offset a minimum of 600mm from side boundaries, unless consent from the adjoining property owner is obtained.
w
Full details of heights, materials and location of all proposed retaining walls and embankments are to be submitted for approval. Please discuss proposed retaining walls with your adjoining neighbour prior to construction to ensure that the height of retaining is appropriate to suit the finished ground levels on adjacent Appropriatelots.approvals are to be obtained where required from the Local Council or regulatory body.
SHEDS AND OUTBUILDINGS
CONSTRUCTION OBLIGATIONS
w A connection fee may be required prior to connection which will be paid by the developer.
www.opticomm.net.au/my-connection/find-a-service-provider/
Where the height of a retaining wall forward of the building line requires the installation of a safety barrier, it must comply with the Front Fencing requirements.
Ancillary items, ground mounted equipment and services are to be screened where visible from the street or public space and include but not limited to: w Heating and cooling units. w Garbage and refuse bins. w Clothes and washing lines. w Pool, spa and pumps. w Satellite dishes and aerials.
ALLOTMENT SETBACKS TABLE Allotment Type Detached Allotment Width 10.00 - 12.49m 12.50 - 13.90m >14.00m BUILDING ENVELOPE SetbacksGroundFloor(min) FirstSetbackFloor(min) SetbacksGroundFloor(min) FirstSetbackFloor(min) SetbacksGroundFloor(min) FirstSetbackFloor(min) FRONT SETBACKS Front Frontage)(PrimarySetback To RoomHabital 4.0m 4.0m 4.0m 4.0m 4.0m 4.0m To Garage Door 5.0m n.a 5.0m n.a 5.0m n.a /ProjectionsPorticoes / Balconies 3.0m 3.0m 3.0m 3.0m 3.0m 3.0m REAR SETBACKS Rear Setback (to Habital Room) QDC MP1.1 or MP1.2 * SIDE SETBACKS Side Setback Built to Boundary Walls (Mandatory) 0 QDC MP1.1 or MP1.2 * 0 QDC MP1.1 or MP1.2 * 0 QDC MP1.1 or MP1.2 * Side Setback Non Built to Boundary Walls QDC MP1.1 or MP1.2 * Side Setback on Corner Lots Secondary Frontage or Adjacent Park Space 1.5m 2.0m 1.5m 2.0m 1.5m 2.0m Corner Lot Building Envelope Truncation Design Please refer to diagram (1) below BUILDING SETBACKS The following information is provided as a guide to assist with locating a home on the lot, and provides a summary of the key residential design and siting requirements in relation to the range of lot types proposed within Brookhaven. * MP1.1 is applicable to lots < 450m2 and MP1.2 is applicable to lots > 450m2. * For corner lots the front boundary is determined to be the boundary with the shortest length. Lots less than 16m wide ROADPAVEMENT 6m OTFOPATH Lots greater than 16m wide ROAD PAVEMENTROAD PAVEMENT ROADPAVEMENT NO HOUSEBUILDINGSLOT 9m OTFOPATH FOOTPATH NO FOHOUSEBUILDINGSLOTOTPATH Lots less than 16m wide ROADPAVEMENT 6m OTFOPATH Lots greater than 16m wide ROAD PAVEMENTROAD PAVEMENT ROADPAVEMENT NO HOUSEBUILDINGSLOT 9m OTFOPATH FOOTPATH NO FOHOUSEBUILDINGSLOTOTPATH 1CORNER LOT BUILDING ENVELOPE TRUNCATION DESIGN 7
Maximum Length of Built to Boundary Wall Up to 15m in length or 50% of the property boundary, whichever the greater, and does not include; a) Windows or other openings; and b) Is not greater than 3.5m in height where located on the boundary.
12. Driveways are to have a maximum setback of 0.5m from the site boundary.
4. For the calculation of Rear and Side Setbacks as per the Allotments Setback Table for irregular shaped lots, the road frontage is to be calculated as the lot width at the garage limit (5.0m offset from the boundary), which overrides the requirements of QDC.
Private Open Space (POS) Minimum 16m2 at ground level (min. dimension 4m or where applicable the width is in accordance with the approved Plan of Development) is retained for outdoor recreation. The area has a maximum gradient of 1:10.
GARAGES, SITE COVER, POS, WALL LENGTHS
5. Built to boundary walls: a. Comply with the building design and construction requirements under the Building Code of Australia (whether two or more dwellings are constructed at the same time they may share a common boundary wall); and b. Contain no windows or openings to the side boundary.
9. Each dwelling sited on an allotment is to provide sufficient distinction in design and materials, such as to clearly distinguishable from a neighbouring dwelling and thereby create an individual and recognisable street address.
10. A minimum 2 car spaces is to be provided per dwelling, with at least 1 space capable of being covered (parking spaces may be provided in tandem).
Preferred Garage Location Along built to boundary wall or otherwise indicated on the Plan of Development Mandatory Garage Type Single, Tandem Double will only be permitted where; • Double Storey Dwelling; or • Complying with Specific Development Controls A. Double Maximum Building Height 2 Storeys Site Cover Site coverage does not exceed 60% of the total site area except where covered private open space is proposed. The total site coverage does not exceed 70% of the total site Note:area.
6. Built to boundary walls can be up to 15m in length or 50% of the property boundary, whichever is greater.
8. Private open space is provided at ground level, that: a. Is at least 16m2 in size (excluding rainwater tanks), b. Has no dimension less than 3.0m, and c. Enables access from a living area of the house.
Eaves, porticos, gatehouses, hoods, and landscape structures are not part of the site coverage.
2. Where optional built to boundary walls are not adopted side boundary setbacks shall be in accordance with the Allotment Setbacks Table for non-built to boundary walls.
13. Where a dwelling is located within 2.0m of ground floor level of another dwelling, the windows of habitable rooms with an outlook to the window of habitable rooms in an adjacent dwelling provide suitable screening such as: a. Fixed obscure glazing in any part of the window below 1.5m above floor level; or b. Fixed external screens; or c. Sill heights of 1.5m above floor level; or d. In the case of screening for a ground floor level, fencing to a height of 1.5m above ground floor level.
11. Any dwelling proposed on a 10m to 12.49m width site frontage, that is a single storey and proposes a side by side double car accommodation must comply with Specific Development Controls A.
CONTROLS
1. Setbacks are as per the Allotment Setbacks Table unless dimensioned otherwise.
14. Dual occupancy dwellings will not be supported.
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7. Where recessed feature walls are proposed, the protruded external wall can transcend the required minimum side setback to the primary wall, where the external project wall is: a. Windowless, b. Is a maximum of 2.4m wide, and c. Not projecting further than the roof eave.
DEVELOPMENT
3. Setbacks (including Rear and Side Setbacks in the Allotment Setback Table) are to be measured to the wall of the building/structure, which overrides the requirements of Queensland Development Code. Eaves should not encroach closer than 450mm to the lot boundary.
PERFORMANCE OUTCOMES: w To provide an activated streetscape.
7. Gates and fences addressing the road alignment shall generally be 1500mm in height and no less than 50% transparency.
4. Opening to the garage and/or carport shall be no greater than 5.5m in width.
11. Dwelling design is to be generally consistent with the Specific Development Controls A ‘Design Outcomes’.
10. The dwelling shall include the following landscape outcomes: i. Generous landscaping between the road alignment and the entry/defined private open space including a minimum of 5m2 of lowplanting (with a minimum dimension of 1.50m) plus minimum of one 200lt tree as part of this approach; and ii An identifiable and separated pedestrian path with an alternative material to the driveway with ground cover surround.
CONTROLS A‘DESIGN OUTCOMES’ 9
SPECIFIC DEVELOPMENT CONTROLS A
ACCEPTABLE SOLUTIONS:
2. The form and streetscape elevation of the dwelling shall be planned to ensure the car accommodation (garage and/or carport) is setback further than the line of the habitable space or the defined private open space.
8. Where two garage and/or carport doors are introduced to articulate the elevation, the door closest to the entry and/or gatehouse may have a road alignment setback of 4.5m. In this instance, the entry and/or the gatehouse structure shall incorporate the garage/carport opening as an integrated built form element.
TREATMENTLANDSCAPEFEATURE
DEVELOPMENT
3. The form and streetscape elevation of the dwelling shall include varying built elements, roof profiles, eave heights and materials to assist in articulation.
6. A gatehouse shall read as an integrated part of the built form of the dwelling and shall be planned forward of the garage/carport.
12. Two of the same design Specific Development Controls A ‘Design Outcomes’ are not located next to each other.
APPLICATION: These development controls apply to all dwellings proposed on a site frontage of 10 to 12.49m width, which is a single storey and proposes a side by side double car accommodation.
1. The dwelling shall address the road frontage with: i. A habitable space with glazed windows and/or doors orientated towards the road frontage providing outlook from the habitable room; or ii. A defined (be fencing and/or landscape) private open space area orientated towards the road frontage with a minimal area of 10m2 and a minimum dimension of 3m.
w Adopts sub-tropical design principles.
9. Carport spaces openable to the private open space may provide opportunity for extending private open space. In this instance, a batten type screen to the carport door is encouraged to promote street activation, cross ventilation and increase diversity of the streetscape elevation.
5. The entry to the dwelling shall be clearly identifiable from the road frontage by one or more of the following: i. Entry door being visible from the road frontage ii. Gatehouse type element addressing the streetscape iii. Landscape treatment.
CARPORT / GARAGE ENTRY VISITOR CAR5.5mSPACE4m SPACESTUDY OPTION SPECIFIC1
w To provide an articulated streetscape with diversity of built form outcomes. w To provide a clearly identifiable sense of entry to all dwellings which is perceived as the dominant element in the streetscape hierarchy.
GATEHOUSEDEFINEDPRIVATEOPENSPACE10m2 min. (3m min. TREATMENTLANDSCAPEFEATUREDIMENSION) CARPORT / GARAGE ENTRY VISITOR CAR SPACE5.5m4m 4.5m OPTION 2 OPENDEFINEDGATEHOUSEPRIVATESPACE10m2 min. (3m min. TREATMENTLANDSCAPEFEATUREDIMENSION) CARPORT / GARAGE ENTRY VISITOR CAR SPACE5.5m4m OPTION 3 10
15 WELCOME HOME Visual interest at entry. A green entry contributing to contemporary architectural design.
4 SCREENING PLANTING Utilise native plant species.
8 BUFFER PLANTING TO REAR BOUNDARY Landscaping to the rear boundary is encouraged.
15 Garden beds to a minimum of 40% of front property boundary
5 BUFFER PLANTING TO SIDE BOUNDARIES
USEFUL INFORMATION We encourage you to look at http://www.yourhome.gov.au/ for more useful information on building a sustainable home that will save you money and is good for the environment.
Landscaping of at least 0.5m wide between the driveway and side boundary.
IRRIGATION Irrigation will assist in water efficiency - appropriate systems are to be installed e.g. drip irrigation.
OUTBUILDINGSAND
N
LANDSCAPE FINISHES Alternative materials and products may be used upon review and consideration by the Design Review Committee.
1 345 5 2 2 5 6 6 7 1098 11 12 13 1614
6 LARGE TREES Two shade trees of minimum 45 litre pot size are to be planted in the front yard to enhance the front façade appeal. Planting to the front façade should integrate with the architectural theme, to add positive visual appeal to the amenity of the street and home alike.
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14 SIDE RETURNINGFENCETO HOUSE Fencing to the side boundary is to return a minimum distance of 1m behind the front façade.
LANDSCAPE FRONTAGE Landscaping of at least 3m wide to the site frontage, except where the site fronts an arterial road where at least 5m is required.
7 TURF INSTALLATION Turf is to be laid between the front of the building and the kerb prior to occupation to avoid soil erosion and run off.
GENERAL AMENITY Landscaping areas to be maintained to an acceptable standard. Yards are to be clean, tidy and well maintained.
12 PRIVATE OPEN SPACE Maximise useable private open space where possible.
13 SERVICES AND UTILITIES Locate away from recreational areas and buffer from neighbours living areas.
Sheds greater than 9m2 are considered an extension of the main dwelling and must satisfy the building setbacks, external colours and finish of the main dwelling.
3 SIDE BOUNDARYFENCE
2 SHADE TREES Position trees around private open space to provide shade during summer.
9 POOL TO REAR YARD Provide appropriate compliance with pool safety codes. 10 POOL FENCING Ensure code compliance. 11 CONNECTED SPACES Provide connection to private open space to maximise useability.
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DRAINAGE Stormwater run-off must be collected or discharged to the kerb adaptor via the installation of agi pipes and pits in both rear and side yards. Grading of the landscape must minimise stormwater runoff into neighbouring properties. Where applicable, developer installed retaining wall drainage must be connected by the builder to the local stormwater system discharging to the kerb adaptor.
16 BLURRED EDGE Streetscape canopy to be integrated into the front landscape to ‘blur’ the distinction between private and public. TRELLIS Any trellises to the front are to be maximum 1.2m high transparent coloured metal complimented by stained hardwoord timber posts with a minimum size of 100mm x 100mm.
Construct to a maximum height of 1.8 metres.
LANDSCAPING1SHEDS
SUMMERNORTH-EASTERLYCAPTUREBREEZES SUMMERAFTERNOONSUN 1 LANDSCAPE Position trees with large canopies to provide shade in summer and reduce glare from optimiseenvironment.surroundingEnsuretreelocationsandspeciessummerbreezes. 2 ORIENTATION Position service areas and limit living areas to western aspect where possible to reduce exposure to heat in summer and cold southwesterly winter winds. PROTECT FROM SOUTH-WESTERLYCOLDWINTERWINDS 1 1 3 4 4 2 12
and
to keep the
CLIMATICALLY RESPONSIVE DESIGN PRINCIPLES
outdoor
and
Optimise cross ventilation natural light house cool and dry, to moderate humidity. shelter to spaces generous eaves glare protection driving rain.
VENTILATION3WINTERMORNINGSUNNATURAL
4 OVERHANGS Provide
for diffused light, reduced
and
from
Habitable Room – A room used for living activities, e.g. a family room, living room, meals or bedrooms.
Street Frontage – The front boundary of a lot that fronts the road – on a corner lot the primary street frontage is deemed the shorter side. Site Coverage – The area of the site covered by the building.
Appendix A
DRC – Design Review Committee.
Private Open Space – The external open areas around the dwelling that are intended exclusively for recreational purpose of the residents’.
ArticulationDEFINITIONS
Glazing - Any fixed or opening glass panel.
- The recess and/or projection of a wall.
Building Height – The vertical distance between the natural ground level and the peak of the roof of the dwelling (not including antennae, or other Ancillary items).
Building Line – The front wall line of the house.
Setback – The minimum distance between the wall and the property boundary line.
Façade – Face of the building - Façade Area is calculated as a square meter measure of the entire vertical surface of the house visible from the Street or Public Area.
Eave Line – The edge of the roof or parapet.
RECOMMENDED ROOF COLOURS roof
Appendix B
The
colours below have been chosen for their ability to reflect up to 70 per cent of summer heat gain. Light coloured COLORBOND® sheeting or roof tiles keep cooler than darker colours. This cooler temperature can mean reduced energy costs for cooling a home or building. These are recommendations only. Design is approval is not contingent on the use of one of the colours below. WHITEHAVEN ® SA = 0.23 BCA = L SRI = 95 SURFMIST ®† SA = 0.32 BCA = L SRI = 82 CLASSIC CREAM ™ SA = 0.32 BCA = L SRI = 82 GALACTIC ™ SA = 0.34 BCA = L SRI = 80 COSMIC ™ SA = 0.39 BCA = L SRI = 73 PAPERBARK ® SA = 0.42 BCA = M SRI = 68 SHALE GREY ™ SA = 043 BCA = M SRI = 66 EVENING HAZE ® SA = 0.43 BCA = D SRI = 66 DUNES ®† SA = 0.47 BCA = M SRI = 61 RHEA™ SA = 0.49 BCA = M SRI = 58 COVE ™ SA = 0.54 BCA = M SRI = 51 WINDSPRAY ®† SA = 0.58 BCA = M SRI = 46 PALE EUCALYPTUS® SA = 0.60 BCA = M SRI = 43 ASTRO ® SA = 0.62 BCA = D SRI = 41 GULLY ™ SA = 0.63 BCA = D SRI = 39 (The lowest Solar Absorbance value in the COLORBOND steel range)
SHRUBSTREES Flame Tree Brachychiton acerifolius Golden Penda Xanthostemon chrysanthus Tuckeroo Cupaniopsis anacardioides Tulipwood Harpullia pendula Lily Pilly Acmena smithii Crow’s Ash Flindersia australis Queensland Maple Flindersia brayleyana White Oak Grevillea baileyana Native Frangipani Hymenosporum flavum Wheel of Fire Stenocarpus sinuatus Lily Pilly Syzygium australe Weeping lilly pilly Waterhousea floribunda Callistemon species Hop Bush Dodonaea triquetra Grevillea Species Hovea Hovea acutifolia Dogwood Jacksonia scoparia Blue Tongue Melastoma affine Hairy Bush Pea Pultenaea villosa Maidens Wattle Acacia maidenii Appendix C RECOMMENDED PLANT SPECIES The plant species selection should take into consideration the specific local climatic and soil conditions of the site, to ensure suitability. Planting design should utilise plant hierarchies to optimise shade, screening, ventilation and security. Planting locations are to be determined with solar access and prevailing wind direction in mind and is recommended to make use of the broad planting palette of nominated species in the following table:
CLIMBERSGROUNDCOVERSFEATUREPLANTS Spider Lily Hymenocallis littoralis Creek Matt Rush Lomandra hystrix Native Ginger Alpinia caerulea Blue Flax Lily Dianella caerulea Spoon Lily Alocasia brisbanensis Swamp Lily Crinum pedunculatum Fruited Palm Lily Corydline congesta Yellow Buttons Chrysocephalum apiculatum Lacy Tree Fern Cyathea cooperi Spear Lily Doryanthes excelsa Rough Tree Fern Cyathea australis Cabbage Palm Livistona australis Bangalow Palm Archontophoenix cunninghamiana Foxtail Palm Wodyetia bifurcate Grass Tree Xanthorrhoea johnsonii Bird of Paradise Strelitzia reginae Native Passionfruit Passiflora herbertiana Sweet Sarsparilla Bower of Beauty Pandorea jasminoides Star Jasmine Trachelospermum jasminoides = endemic species
Feature corner fence Type A shall be installed in instances where retaining wall is absent or is less than 1.0m high.
Fence to be stepped to suit changes in level. Raked fences will not be accepted.
100 x 100MM HARDWOOD TIMBER POST PAINTED BLACK 100 x 16MM SHIPLAPPED TIMBER PALING FENCE PAINTED BLACK ON ROAD SIDE 75 x 50MM TREATED PINE RAILS PROPERTY BOUNDARY PRIVATE PUBLIC 100 x 25MM CAPPING RAIL 2400 MAX 2400 MAX 1800EQEQ1950 5075 100 257575 100 PROPERTY BOUNDARY PRIVATE PUBLIC 2400 MAX 2400 MAX 1500 EQ 1624 50 100100 100 x 100MM HARDWOOD TIMBER POST PAINTED BLACK 100 x 16MM SHIPLAPPED TIMBER PALING FENCE PAINTED BLACK ON ROAD SIDE 75 x 50MM TREATED PINE RAILS 100 x 25MM CAPPING RAIL 25757575ELEVATIONELEVATION SECTIONSECTION
FEATURE CORNER FENCE TYPE
TYPE B
Appendix D
FEATURE CORNER FENCE
Feature corner fence Type B shall be installed in instances where retaining wall is equal to or greater than 1.0m high.
Fence to be stepped to suit changes in level. Raked fences will not be accepted.
A
Please provide the following details for the submission of plans to the Design Review Committee. Submit to: brookhaven-drp@frasersproperty.com.au
¨ All elevations (min. scale 1:100) including: building and wall heights, roof pitches, eave size, external fixtures, and external surface finishes.
¨ Landscape plan including: letterbox, landscaping garden beds, screened ancillary items and driveway.
BUILDER/OWNER CHECKLIST
OWNERS DETAILS
We acknowledge we have read and understand and agree to comply with the Brookhaven Design Guidelines.
PROPERTY DETAILS
¨ Site plan (min. scale 1:200) including: setbacks from all boundaries, site levels (contours), extent of earthworks, finished floor level to house and garage, driveway access and path details, all fencing materials, location and heights.
¨ Dimensioned floorplans (min. scale 1:100) including: window positions and roof plan.
Appendix E
Lot Stage:Streetnumber:name:
¨ Schedule of external materials including: colours, finishes and driveway.
Buyers Dated:Signed:CurrentName:address:
BUYER ACKNOWLEDGEMENT
CurrentName: address: PleaseEmail:Tel: allow for 10 working days for processing and assessment on the provision that all required documentation is submitted and ensure you have checked and included the following.
DESIGN SUBMISSION REQUIREMENTS (TICK BOX)
Subject line: Brookhaven Lot XX Street Name
DESIGN APPLICATION
DETAILS
BUYER ACKNOWLEDGEMENT
_________________________________________________________________________________________________________
Fencing has been completed in accordance with the Covenant Approved Plans and conditions. Colourbond fencing has not been installed, and any Developer Installed Fencing or retaining has not been removed or altered. Landscaping has been completed in accordance with the Covenant Approved Plans and conditions.
Attachments: Include a minimum of three photos of your completed house, completed landscaping, and completed fencing. A copy of your certificate of occupancy must be included.
SUBMISSION DETAILS
Subject line: Brookhaven Lot XX Street Name Covenant Rebate
_____________________________________________________________________________________________________
I acknowledge that non-conformance with Submission Requirements may invalidate the Covenant Rebate in its entirety, and confirm that I have constructed my house, landscaping and fencing in accordance with the Covenant Approved Plans without variation. I understand that further detail may be requested in order to confirm my eligibility for the Design Covenant Rebate.
Lot DateBuilder:Propertynumber:address:ofoccupation certificate: OWNERS DETAILS
The house has been completed in accordance with the Covenant Approved Plans and conditions, with no omissions or changes made.
DESIGN COVENANT REBATE - REBATE REQUEST FORM
Full name: Phone: Mobile: Email:
Buyers name: Postal address (if different from property address): Dated:Signed: ¨ ¨ ¨
Appendix F
REBATE TRANSFER
PROPERTY AND BUILD DETAILS
¨
Account Name: BSB: ________________________________________________ Account: Branch: SUBMISSION REQUIREMENTS (TICK BOX)
Submit to: brookhaven-drp@frasersproperty.com.au
13 38 38 brookhavenliving.com.au 33 Menora Road, Bahrs Scrub QLD 4207
Disclaimer: - An Approval issued under these Design Guidelines is NOT an approval under the requirements of the Building Act, or any other Act or Regulation. The documents provided have not been checked for compliance with any structural, health, or planning requirements, or for the suitability of the building for the use to which it may be put. Frasers Property Australia, it’s Architects, and/or its employees or representatives do not accept any responsibility for the suitability or soundness of construction of the completed Buildings or the associated site development works.
Accordingly