Site
Mandatory Development Controls
Specific Development Controls A
Landscaping Requirements
Climate Responsive Design Recommendations
Definitions
Recommended Roof Colours
Recommended Plant Species
Feature Corner Fence
Builder/Owner Design Application Checklist
Design Covenant Rebate - Request Form
Our vision for Brookhaven is to be a place where families thrive.
This vision underpins the masterplanning and design work that goes into making Brookhaven somewhere people will want to live, both today and in the future.
A masterplanned community like Brookhaven brings together and seamlessly coordinates a number of different factors to make it successful. Some of these include:
• Embracing the beautiful natural landscape to enrich the experience of all residents at Brookhaven. This involves preserving mature trees whenever possible and creating accessible waterway and wildlife corridors through multi-use trails.
• 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.
• 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 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:
• They provide certainty to all future residents and property owners about the standard of housing and environment that is being created.
• They will assist in ensuring your home is comfortable, healthy and environmentally conscious – through simple measures like choosing a different roof colour.
• They mean that every property owner in Brookhaven shares the responsibility and plays a part in fostering a strong neighborhood character.
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.
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.
FRONT STREET FAÇADE (3.1)
VARYING FRONT FAÇADES (3.1.1)
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
Inclusion of Eaves
Eaves are required to be a minimum of 60% of the front façade.
2) Wall Length
Wall length is not to exceed 6m before it projects or is recessed by a minimum depth of 450mm, accompanied by a change in eave line.
3) Habitable Rooms
Dwellings must provide at least one habitable room facing the street, for example a bedroom or living room.
4) Covered Entry
Dwellings must incorporate an entry porch with a minimum depth of 1.5m and total area of 4m2 (excl. eaves). For single storey dwellings, the porch must have its own roofline, OR may share a roofline where a verandah projects beyond the front wall of the dwelling by a minimum of 1m.
5) Passive Surveillance
The facade area facing the primary street frontage or public area is to include sufficient glazing to allow for passive surveillance. A minimum of 20% is required (excluding front and garage doors).
SECONDARY STREET FAÇADE (3.2)
FAÇADE CONSIDERATION (3.2.1)
A corner lot facing a secondary street or that has a common boundary with any other public land (park, open space or otherwise) must be addressed in the same manner as the front street façade.
INCLUSION OF EAVES (3.2.2)
Eaves are required to be a minimum of 60% of the secondary façade.
WALL LENGTH (3.2.3)
Wall length is not to exceed 8m before it projects or is recessed by a minimum depth of 450mm, accompanied by a change in eave line.
ROOF MATERIALS AND FORM (3.3)
ROOF MATERIALS AND FORM (3.3.1)
Roofing must be of a scale and form representing Contemporary Queensland Architecture and Design. Roof materials are to consist of COLORBOND® Custom Orb sheeting or Flat Profile roof tiles.
(6) Roof Pitch
Hip Roof: Maximum of 30 degrees and a minimum of 20 degrees.
Skillion Roof: Maximum of 15 degrees and a minimum of 5 degrees.
(7) Roof Finishes and Colours
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 Section 12 for examples.
(3.4)
CONTEMPORARY QUEENSLAND ARCHITECTURE AND DESIGN (3.4.1)
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).
(8) External Finishes
A minimum of 2 materials and 2 colours is required for the front and secondary street façades, with no more than 70% of any one material or colour (excluding the area of windows and doors). Materials must return a minimum of 1m along the side façades.
Materials and Finishes - Permitted:
• Brickwork (limited to 30% of the façade)
• Rendered or bagged and painted brick
• Natural timber (painted or stained)
• Stone
• Feature lightweight cladding or weatherboard
Materials and Finishes - Not Permitted:
• Double height bricks
• Unfinished commons brick
• Reflective finishes including metal sheeting
• Bright finishes and colours
• Unfinished materials of any kind
Mortar for all brickwork is to be coloured white, off white or blended to match the colour of the brick. Plain and grey mortar is not permitted.
SUSTAINABILITY (3.4.2)
Source materials with third-party certifications to ensure the environmental and social impact is minimised. For example, look for FSC certified timber.
OTHER FAÇADE ITEMS (3.4.3)
Diamond grill screens, security bars and external window shutters are not permitted to any front or secondary street façade doors or windows.
Landscaping is an integral part of the environment, and contributes significantly to your street.
It is a requirement of the Design Guidelines that front gardens and fencing is completed in a compliant manner, and in accordance with the Landscaping Requirements in Section 7.
All bins must be stored behind the front building line and screened from public view, either behind the side fence return or otherwise screened with appropriate landscaping. Bins are not permitted to be stored forward of the building line.
Letterboxes are to complement the style of the dwelling and have a rendered finish or timber with metal insert. Letterboxes on poles are not permitted.
DRIVEWAYS & GARAGES (4.3)
DESIGN CONSISTENCY (4.3.1)
Garages and carports must include roof design features consistent with the form and materials of the main dwelling.
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.
Driveway Materials - Permitted:
• Exposed aggregate
• Coloured concrete (except light grey)
• Stamped concrete
• Stencilled concrete
• Grid pave with turf infill
Driveway Materials - Not Permitted:
• Plain concrete
• Asphalt
All driveways are to be sealed and treated in accordance with manufacturer's instructions to avoid deterioration.
DRIVEWAY STANDARD (4.3.2)
Driveways and crossovers are to be in accordance with Logan City Council requirements.
Driveways must be offset a minimum of 500mm from the side boundary to allow for buffer planting.
DRIVEWAY COMPLETION (4.3.3)
Driveways and crossovers are to be completed prior to occupation of the dwelling.
Driveways must be designed to accommodate the level of the verge and road, including any infrastructure within.
Any retaining wall within a front yard, or fronting a public road or land must be:
• Limited to a maximum of 1.5m in height before use of a 0.5m wide landscape terrace is required.
• Be built from materials consisting of stone or masonry.
• Must not be constructed from concrete “I-beam”, timber sleepers, unfinished masonry block, or commons brick.
Please discuss proposed retaining walls with your adjoining neighbour prior to construction to ensure that the height of the retaining is appropriate to suit the finished ground levels on adjacent blocks.
Appropriate approvals are to be obtained where required from the Local Council or regulatory body.
Must not be visible from the street or public space.
Any shed or outbuilding must not be attached to the main dwelling. They must be constructed of similar colours, materials and finishes as the main dwelling, and must not exceed 2.7m in height to the ridgeline.
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.
Caravans, boats, jetskis and trailers (and other vehicles and craft) must not be stored forward of the front building line, and must be appropriately screened from the street. Any screening or pads must be submitted for approval.
No shade sails are permitted forward of the front building line.
Ancillary items, ground mounted equipment and services are to be screened where visible from the street or public space, including but not limited to:
• Heating and cooling units.
• Garbage and refuse bins.
• Clothes and washing lines.
• Pool, spa and pumps.
• Satellite dishes and aerials.
• Any spaces under the dwelling which exceed 600mm in height.
Construction of the dwelling and external works must be continuous and completed within the time provided in the land sales contract.
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.
Maintain site cleanliness at all times.
Dumping of soil and rubbish on any sites will not be tolerated and will be reported to the local authority.
An agreement has been entered into with OptiComm Co Pty Ltd to supply the project with a broadband fibre optic cable network.
To enable connection to the OptiComm network you must wire your home in accordance with the Brookhaven OptiComm Cable Entry Guide.
A choice of retail service providers utilise the OptiComm network. Further details are available on the OptiComm website - www.opticomm.net.au
A connection fee may be required prior to connection which will be paid by the developer.
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.
An agreement has been entered into with APA to supply the project with natural gas.
A range of retail service providers utilise the APA natural gas network, with no restrictions on your choice of provider.
Natural gas appliance and hot water system selections are to be made with your builder.
A water meter application is to be made to Logan Water for installation of the water meters by the home owner/ builder.
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. The Plan of Development for your stage provides the exact allowance setback and coverage details for your lot. ALLOTMENT SETBACKS TABLE
GARAGES, SITE COVER, POS, WALL LENGTHS
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
(min. dimension 4m).
Maximum Length of Built to Boundary Wall Up to 15m in length or 50% of the property boundary, whichever the greater.
* 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.
These development controls apply to all dwellings proposed on a site frontage of 10m to 12.49m width, which is a single storey and proposes a side by side double car accommodation.
Please note these requirements are Council Planning Requirements and cannot be relaxed by the Design Review Panel.
• To provide an activated streetscape.
• To provide an articulated streetscape with diversity of built form outcomes.
• To provide a clearly identifiable sense of entry to all dwellings which is perceived as the dominant element in the streetscape hierarchy.
• Adopts sub-tropical design principles.
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.
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.
3. The form and streetscape elevation of the dwelling shall include varying built elements, roof profiles, eave heights and materials to assist in articulation.
4. Opening to the garage and/or carport shall be no greater than 5.5m in width.
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.
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.
7. Gates and fences addressing the road alignment shall generally be 1500mm in height and no less than 50% transparency.
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.
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.
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 low planting (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.
11. Dwelling design is to be generally consistent with the Specific Development Controls A ‘Design Outcomes’.
12. Two of the same design Specific Development Controls A ‘Design Outcomes’ are not located next to each other.
DESIGN OUTCOMES (8.4)
This section details the mandatory landscaping requirements for each home. The mandatory requirements must be shown in each covenant approval application to the DRP. Recommended outcomes are strongly encouraged to promote increased levels of livability.
SHEDS AND OUTBUILDINGS
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.
SHADE TREES
Position trees around private open space to provide shade during summer.
BOUNDARY FENCE
Construct to a maximum height of 1.8 metres on or near the boundary in agreement with your neighbours.
SCREENING PLANTING
Utilise native plant species.
BUFFER PLANTING TO SIDE BOUNDARIES
Landscaping of at least 0.5m in width must be installed between the driveway and side boundary.
GENERAL AMENITY
Landscaping areas to be maintained to an acceptable standard. Yards are to be clean, tidy and well maintained.
LANDSCAPE FINISHES
Alternative materials and products may be used upon review and consideration by the DRP.
SPECIES SELECTION
All landscaping (other than turf) is to consist of recommended species – Refer to Acceptable Plant Species, Appendix C.
IRRIGATION
Irrigation will assist in water efficiency – appropriate systems are to be installed e.g. drip irrigation.
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 and integrate into the streetscape canopy where possible.
TURF INSTALLATION
BUFFER PLANTING TO REAR BOUNDARY
Landscaping to the rear boundary is encouraged.
POOL TO REAR YARD
Provide appropriate compliance with pool safety codes.
POOL FENCING
Ensure code compliance.
CONNECTED SPACES
Provide connection to private open space to maximise usability.
PRIVATE OPEN SPACE
Maximise usable private open space where possible.
SERVICES AND UTILITIES
Locate away from recreational areas and buffer from neighbours living areas.
SIDE FENCE RETURNS AND FRONT FENCING
Artificial turf is not permitted to any front or secondary façade. Turf is to be laid between the front of the building and the kerb prior to occupation to avoid soil erosion and run off.
Fencing to the side boundary is to return a minimum distance of 1m behind the front building line and must be finished in accordance with 2.3. Any fencing forward of the building line must comply with the front fencing requirements in section 2.3 (Solid timber fencing is not permitted, except where feature corner fences are required).
LANDSCAPE FRONTAGE
Install a landscaped garden bed that covers a minimum 50% of the width of the front property boundary. A minimum 40% of the front yard must be garden beds (excluding buffer planting to side boundaries).
WELCOME HOME
Visual interest at entry. A green entry contributing to contemporary architectural design.
USEFUL INFORMATION
We encourage you to look at http://www.yourhome.gov.au/ for much more useful information on building a sustainable home that will save you money and is good for the environment.
ARTICULATION
The recess and/or projection of a wall.
BUILDING LINE
The front wall line of the house.
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).
DRP
Design Review Panel
EAVE LINE
The edge of the roof or parapet.
FAÇADE
Face of the building – Façade Area is calculated as a square metre measurement of the entire vertical surface of the house visible from the Street or Public Area.
Any fixed or opening glass panel.
HABITABLE ROOM
A room used for living activities, e.g. a family room, living room, meals or bedrooms.
PRIVATE OPEN SPACE
The external open areas around the dwelling that are intended exclusively for the recreational purpose of the residents.
The minimum distance between the dwelling and the property line.
The front boundary of a lot that fronts the road – on a corner lot the primary street frontage is deemed the shorter side.
The area of the site covered by the building.
The roof 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 and design approval is not contingent on the use of one the colours below.
(The lowest Solar Absorbance value in the COLORBOND steel range.)
L = SRI = 95
= 0 33
L = SRI = 73
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:
SUBMISSION DETAILS
Submit to: customercareqld@frasersproperty.com.au
Subject line: Brookhaven Lot XX Street Name Covenant Rebate
Attachments: Include a copy of your certificate of occupancy, plus a minimum of three photos of your completed house, completed landscaping, and completed fencing.
PROPERTY AND BUILD DETAILS
Lot number: __________________________________________________________________________________________
Property address: _____________________________________________________________________________________
Builder: ______________________________________________________________________________________________
Date of occupation certificate: ___________________________________________________________________________
OWNERS DETAILS
Full name: ___________________________________________________________________________________________
Phone: _________________________________________ Mobile: ______________________________________________
Email: _______________________________________________________________________________________________
REBATE TRANSFER DETAILS
Account Name: _______________________________________________________________________________________
BSB: _________________________________________ Account: _______________________________________________ Branch: ______________________________________________________________________________________________
SUBMISSION REQUIREMENTS (TICK BOX)
The house has been completed in accordance with the Covenant Approved Plans and conditions, with no omissions or changes made.
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.
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.
Buyers name: ________________________________________________________________________________________
Postal address (if different from property address): _________________________________________________________
Signed: _____________________________________________________________________________________________
Dated: ______________________________________________________________________________________________
