Brookhaven Design Guidelines - The Outlook

Design Guidelines

VERSION

1

Design Approval Process 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.

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.

THE PROCESS 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.

A message from Brookhaven

1.

4.

APPLICATION FORWARDED TO THE DRC

PLANS ARE AMENDED OR FURTHER INFORMATION PROVIDED

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3.

APPLICATION REVIEWED BY DRC IN 10 BUSINESS DAYS

APPLICATION DECLINED OR FURTHER INFORMATION REQUIRED

Brookhaven, a connected village surrounded by nature, has been designed to be an environmentally sustainable community that improves liveability for residents while reducing environmental impact.

The Design Guidelines encourage a cohesive streetscape whilst promoting variety in house design and are designed to create a neighbourhood that is visually interesting, sustainable, promotes diversity and is of a consistent high quality.

Using information from the Design Guidelines will provide you with an understanding on ensuring your home is comfortable, healthy and reduces your impact on the environment.

By following the Design Guidelines carefully you will help to contribute to the creation of a more desirable neighbourhood and enhance the value of your home and community, resulting in;

ww visually appealing streetscapes; ww improved passive thermal comfort; ww reduced living costs;

ww assuring you that everyone will contribute equally to achieving a strong neighbourhood character; and ww promoting a modern Australian architectural

ww environmentally responsible development;

style that responds to the Australian climate

ww providing certainty about the standard

and fosters a cohesive streetscape.

of housing;

3.

APPROVAL GRANTED

4.

PLANS TO BE SUBMITTED FOR BUILDING APPROVAL TO LOCAL AUTHORITY FOR BUILDING CERTIFIER

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2 1 3 2

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6

5 4

FRONT STREET FAÇADE

SECONDARY STREET FAÇADE

VARYING FRONT FAÇADES

FAÇADE CONSIDERATION

Duplication of façades will not be permitted side by side. Variations in roof line, entry design, colour scheme and materials are necessary.

A corner lot facing a secondary street or has a common boundary to a park or reserve must be addressed in the same manner as the primary street façade.

EXTERNAL MATERIALS AND FINISHES

ROOF MATERIALS AND FORM

FENCING

DEVELOPER FENCING

ROOF MATERIALS AND FORM

4 FRONT FENCING

CONTEMPORARY QUEENSLAND ARCHITECTURE AND DESIGN

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.

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.

Developer installed fencing is to be maintained to the standard by which it was constructed and not altered or damaged in any way.

1 INCLUSION OF EAVES

INCLUSION OF EAVES

Eaves are required to be a minimum of 60% of the front façade.

Eaves are required to be a minimum of 60% of the secondary façade.

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).

2 WALL LENGTH

WALL LENGTH

6 SINGLE HEIGHT

Wall length is not to exceed 6m before a change in eave line is provided.

Wall length is not to exceed 8m and must incorporate an eave change, and a veranda or porch that is recessed or projects by a minimum depth of 450mm.

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 at least a porch, verandah or covered entry with a minimum depth of 1m from the front door.

5 PASSIVE SURVEILLANCE 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).

3

Only single height bricks are permitted to the front or secondary street façades.

BRICKWORK Feature brick to the front and secondary street façades is to be applied with coloured mortar (plain and grey mortar not permitted to this area). Unfinished ‘commons’ bricks are not permitted.

CHOICE OF MATERIALS Source materials with third-party certifications to ensure the environmental and social impact is minimised. For example, look for FSC certified timber.

1 HIP ROOF Maximum of 30 degrees and a minimum of 20 degrees.

SKILLION ROOF Maximum of 15 degrees and a minimum of 5 degrees.

2 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 Appendix B for examples.

MERBAU TIMBER

LETTERBOX

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.

3 LETTERBOX FINISH

METAL FINISHES COLORBOND® sheeting is not permitted to any façade.

EXTERNAL FINISHES Unfinished and highly reflective materials and vibrant colours are not acceptable.

Letterboxes are to reflect the style of the dwelling and finished in complementary colours and materials.

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.

SECONDARY STREET Fencing to the secondary street on a corner lot is to be a maximum of 1.8m in height and can be solid to a maximum length of 70% along the property boundary with the remainder to be transparent as per the front fencing requirements.

Timber fencing constructed as part of the solid component is to be capped and butted with internal railing not exposed to the street.

MATERIALS Coloured metal sheeting, COLORBOND®, and/or highly reflective materials and colours are not acceptable to any boundary.

BRACKETS 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.

GARAGES AND DRIVEWAYS DESIGN CONSISTENCY Garages and carports must include roof design features consistent with the form and materials of the main dwelling.

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.

ASPHALT Asphalt is not a permissible material.

DRIVEWAY STANDARD Crossovers are to be in accordance with Logan City Council requirements.

DRIVEWAY COMPLETION Driveways and crossovers are to be completed prior to occupation of the dwelling.

RETAINING WALLS AND EMBANKMENTS

CONSTRUCTION OBLIGATIONS

As viewed from the street or public space:

ww Construction of the dwelling and external works must be

ww Limited to a maximum of 1.5m in height before use of a 0.5m wide landscape terrace is required. ww The consent from the adjoining property owner should be obtained where retaining walls are closer than 0.6m from the boundary. ww Full details of heights, materials and location of all retaining walls and embankments are to be submitted for approval. ww Developer installed retaining walls are not to be altered or removed without consent. ww Additional retaining walls may be required to be installed at the purchaser’s discretion to support the proposed house design. The Brookhaven Design Review panel will not assess this during covenant approval, please discuss with your builder prior to commencing your build.

Permissible Materials: ww Stone or masonry materials are to be used forward of the building line and for walls parallel to the street. ww Commons brick is not permissible forward of the building line. ww Timber can be used for all locations including side property boundaries forward of the building line and for walls perpendicular to the street. ww Original levels as constructed by the Developer must be maintained to shared boundaries.

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.

SHEDS AND OUTBUILDINGS ww Must not be visible from the street or public space. ww Any shed or outbuilding must not be attached to the main dwelling.

ANCILLARY ITEMS AND GROUND MOUNTED SERVICES

continuous and completed within the time provided in the Contract. ww 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. ww Maintain site cleanliness at all times. ww Dumping of soil and rubbish on any sites will not be tolerated and will be reported to the local authority.

TELECOMMUNICATIONS AGREEMENT ww An agreement has been entered into with OptiComm Co Pty Ltd to supply the project with a broadband fibre optic cable network. ww To enable connection to the OptiComm network you must wire your home in accordance with the Brookhaven OptiComm Cable Entry Guide. ww A choice of retail service providers utilise the OptiComm network. Further details are available on the OptiComm web site. www.opticomm.net.au/my-connection/find-a-service-provider/ ww A connection fee may be required prior to connection which will be paid by the developer. ww 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 ww An agreement has been entered into with APA to supply the project with natural gas. ww A range of retail service providers utilise the APA natural gas network, with no restrictions on your choice of provider. ww Natural gas appliance and hot water system selections are to be made with your builder.

WATER METERS ww A water meter application is to be made to Logan Water for installation of the water meters by the home owner/builder.

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:

BUILDING SETBACKS

ww Heating and cooling units.

ww Building setbacks are as per the approved Development

ww Garbage and refuse bins.

Control Plan and are detailed on the individual House

ww Clothes and washing lines. ww Pool, spa and pumps. ww Satellite dishes and aerials.

Siting Plan for each lot.

LANDSCAPING

CLIMATICALLY RESPONSIVE DESIGN PRINCIPLES

1 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.

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9

9

10

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SCREENING PLANTING

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11

3

BUFFER PLANTING TO SIDE BOUNDARIES

5

5

Landscaping of at least 0.5m wide between the driveway and side boundary.

GENERAL AMENITY

AFTERNOON SUMMER SUN

Locate away from recreational areas and buffer from neighbours living areas.

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.

Alternative materials and products may be used upon review and consideration by the Design Review Committee.

IRRIGATION

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Irrigation will assist in water efficiency - appropriate systems are to be installed e.g. drip irrigation.

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4

13 SERVICES AND UTILITIES

Fencing to the side boundary is to return a minimum distance of 1m behind the front façade.

LANDSCAPE FINISHES

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3 NATURAL VENTILATION

PRIVATE OPEN SPACE

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LARGE TREES

Visual interest at entry. A green entry contributing to contemporary architectural design.

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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.

6 Garden beds to a minimum of 40% of front property boundary

WELCOME HOME

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LANDSCAPE

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ORIENTATION

CAPTURE NORTH-EASTERLY SUMMER BREEZES

Position service areas and limit living areas to western aspect where possible to reduce exposure to heat in summer and cold southwesterly winter winds.

BLURRED EDGE

TRELLIS

PROTECT FROM COLD SOUTH-WESTERLY WINTER WINDS

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.

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OVERHANGS

Provide shelter to outdoor spaces and generous eaves for diffused light, reduced glare and protection from driving rain.

Position trees with large canopies to provide shade in summer and reduce glare from surrounding environment. Ensure tree locations and species optimise summer breezes.

Streetscape canopy to be integrated into the front landscape to ‘blur’ the distinction between private and public.

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.

Optimise cross ventilation and natural light to keep the house cool and dry, to moderate humidity.

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2

SIDE FENCE RETURNING TO HOUSE

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MORNING WINTER SUN

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14

Landscaping areas to be maintained to an acceptable standard. Yards are to be clean, tidy and well maintained.

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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Maximise useable private open space where possible.

Utilise native plant species.

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CONNECTED SPACES

Provide connection to private open space to maximise useablilty.

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POOL FENCING

Ensure code compliance.

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Construct to a maximum height of 1.8 metres.

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POOL TO REAR YARD

Provide appropriate compliance with pool safety codes.

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SHADE TREES

SIDE BOUNDARY FENCE

Landscaping to the rear boundary is encouraged.

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Position trees around private open space to provide shade during summer.

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8 BUFFER PLANTING TO REAR BOUNDARY

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Appendix A

Appendix B

DEFINITIONS

RECOMMENDED ROOF COLOURS

Articulation - The recess and/or projection of a wall.

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. Design is approval is not contingent on the use of one of the colours below.

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).

DRC – Design Review Committee.

(The lowest Solar Absorbance value in the COLORBOND steel range.)

Eave Line – The edge of the roof or parapet.

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.

Glazing - 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 recreational purpose of the residents’.

Setback – The minimum distance between the wall and the property boundary line.

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.

WHITEHAVEN®

SURFMIST®†

CLASSIC CREAM™

GALACTIC™

COSMIC™

SA

SA

SA

SA

SA

= 0.23

= 0.32

= 0.32

= 0.34

= 0.39

BCA = L

BCA = L

BCA = L

BCA = L

BCA = L

SRI

SRI

SRI

SRI

SRI

= 95

= 82

= 82

= 80

= 73

Site Coverage – The area of the site covered by the building.

PAPERBARK®

SHALE GREY™

EVENING HAZE®

DUNES®†

RHEA™

SA

SA

SA

SA

SA

= 0.42

= 043

= 0.43

= 0.47

= 0.49

BCA = M

BCA = M

BCA = D

BCA = M

BCA = M

SRI

SRI

SRI

SRI

SRI

= 68

= 66

= 66

= 61

= 58

COVE™

WINDSPRAY®†

PALE EUCALYPTUS®

ASTRO®

GULLY™

SA

SA

SA

SA

SA

= 0.54

= 0.58

= 0.60

= 0.62

= 0.63

BCA = M

BCA = M

BCA = M

BCA = D

BCA = D

SRI

SRI

SRI

SRI

SRI

= 51

= 46

= 43

= 41

= 39

= endemic species

Appendix C 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:

Golden Penda Xanthostemon chrysanthus

Tuckeroo Cupaniopsis anacardioides

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

Tulipwood Harpullia pendula

TREES

Flame Tree Brachychiton acerifolius

GROUNDCOVERS

RECOMMENDED PLANT SPECIES

Wheel of Fire Stenocarpus sinuatus

Queensland Maple Flindersia brayleyana

Lily Pilly Syzygium australe

White Oak Grevillea baileyana

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

CLIMBERS

SHRUBS

Native Frangipani Hymenosporum flavum

Crow’s Ash Flindersia australis

FEATURE PLANTS

Lily Pilly Acmena smithii

Appendix D BUILDER/OWNER DESIGN APPLICATION CHECKLIST Please provide the following details for the submission of plans to the Design Review Committee.

Submit to: brookhaven-drp@frasersproperty.com.au Subject line: Brookhaven Lot XX Street Name

PROPERTY DETAILS Lot number: Street name: Stage:

OWNERS DETAILS Name: Current address: Tel: Email:

Please 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) ¨¨ 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. ¨¨ All elevations (min. scale 1:100) including: building and wall heights, roof pitches, eave size, external fixtures, and external surface finishes. ¨¨ Schedule of external materials including: colours, finishes and driveway. ¨¨ Landscape plan including: letterbox, landscaping garden beds, screened ancillary items and driveway.

BUYER ACKNOWLEDGEMENT We acknowledge we have read and understand and agree to comply with the Brookhaven Design Guidelines.

Buyers Name: Current address: Signed: Dated:

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. Accordingly 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.