Brookhaven | Design Guidelines | The Grove by Frasers Property Australia

Design Guidelines

A message from Brookhaven Our vision for Brookhaven is to be a place where families thrive. This vision underpins the masterplanning and design work that goes in to making Brookhaven somewhere people will want to live, both today and in the future.

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.

A masterplanned community like Brookhaven brings together and seamlessly coordinates a number of different factors or ingredients to make it successful. Some of these include:

They provide certainty to all future residents and property owners about the standard of housing and environment that is being created.

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 waterway and wildlife corridors accessible through multi-use trails.

They will assist in ensuring your home is a comfortable, healthy and environmentally conscious – through simple measures like choosing a different roof colour. 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.

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.

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.

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

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.

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 Panel (DRP). Design Approval by the DRP does not constitute a building approval or compliance with building regulations. Upon obtaining Design Approval from the DRP, a building permit must be obtained from the local Council or a private Building Certifier before construction can commence.

THE PROCESS The DRP 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 DRP to ensure that it conforms to the approved design.

APPLICATION FORWARDED TO THE DRP

PLANS ARE AMENDED OR FURTHER INFORMATION PROVIDED

APPLICATION REVIEWED BY DRP IN 10 BUSINESS DAYS

APPLICATION DECLINED OR FURTHER INFORMATION REQUIRED

APPROVAL GRANTED

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

Section 1: Built Form Requirements 6

7 1

3 8

1.1 FRONT STREET FAÇADE 1.1.1 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

1.2.3 WALL LENGTH 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.

1.3 ROOF MATERIALS AND FORM

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.

1.2.2 INCLUSION OF EAVES Eaves are required to be a minimum of 60% of the secondary façade.

HABITABLE ROOMS

1.3.1 ROOF MATERIALS AND FORM 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

Dwellings must provide at least one habitable room facing the street, for example a bedroom or living room.

Maximum of 30 degrees and a minimum of 20 degrees.

Maximum of 15 degrees and a minimum of 5 degrees.

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.

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).

1.2 SECONDARY STREET FAÇADE 1.2.1 FAÇADE CONSIDERATION 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.

SKILLION ROOF

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.

1.4 EXTERNAL MATERIALS & FINISHES 1.4.1 CONTEMPORARY QUEENSLAND ARCHITECTURE AND DESIGN 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).

EXTERNAL FINISHES

A minimum of 2 materials and 2 colours is required for the front and secondary street façades, with not 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.

1.4.2 SUSTAINABILITY 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.

1.4.3 OTHER FAÇADE ITEMS Diamond grill screens, security bars and external window shutters are not permitted to any front or secondary street façade doors or windows.

Section 2: Street Appeal Requirements Bins stored behind house

6 2

3 7

2.1 LANDSCAPING OUTCOMES

side fence forward of the front façade must comply with the Front Fencing requirements.

2.4 DRIVEWAYS & GARAGES

Landscaping is an integral part of the environment, and contributes significantly to your street.

Retaining walls must comply with Section 3.1.

2.4.1 DESIGN CONSISTENCY

Acceptable styles: • horizontal or vertical hardwood palings, stained • horizontal or vertical pine palings, painted to match the dwelling or painted dark grey/ black to minimise the visual impact to the street • aluminium battens

Garages and carports must include roof design features consistent with the form and materials of the main dwelling.

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.

BIN STORAGE

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.

2.3.2 CORNER LOT FENCING 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.

2.2 LETTERBOX

Refer to Appendix D for the fence detail.

2.3.3 MATERIALS

LETTERBOX FINISH

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.

2.3 FENCING 4

FRONT FENCING

Fencing 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 with a minimum size of 100mm x 100mm or rendered masonry piers.

SIDE AND REAR FENCING

Fencing to the side and rear boundaries is to be a minimum of 1.8m in height.

2.3.1 SIDE FENCE RETURNS The side fencing returns and gate must be set back a minimum of 1.0m from the front building line and positioned to provide screening to utilities and rubbish bins. Any

Coloured metal sheeting, COLORBOND®, and/or highly reflective materials and colours are not acceptable to any boundary or side fence return. Any timber fencing visible from the street or public area must be either painted to match the dwelling or painted dark grey/ black to minimise its visual impact. If hardwood is used, it may be stained.

2.3.4 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.

2.3.5 DEVELOPER FENCING Developer installed fencing is to be maintained to the standard by which it was constructed and not altered or damaged in any way. All house and landscape designs must take into account the alignment and levels of developer installed fencing.

6 GARAGES - PERMISSABLE 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.

7 DRIVEWAY MATERIALS 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 manufacturers's instructions to avoid deterioration.

2.4.2 DRIVEWAY STANDARD 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.

2.4.3 DRIVEWAY COMPLETION Driveways and crossovers are to be completed prior to occupation of the dwelling. Driveways must be designed to accomodate the level of the verge and road, including any infrastructure within.

Section 3: Construction,Walls and Utilities 3.1 RETAINING WALLS AND EMBANKMENTS

3.4 CONSTRUCTION OBLIGATIONS

Any retaining wall within a front yard, or fronting a public road or land must be:

continuous and completed within the time provided in

Limited to a maximum of 1.5m in height before use of a

the land sales contract.

0.5m wide landscape terrace is required. w

Be built from materials consisting of stone or masonry.

Must not be constructed from concrete “I-beam”, timber

Construction of the dwelling and external works must be

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.

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.

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.

3.5 TELECOMMUNICATIONS AGREEMENT

Appropriate approvals are to be obtained where required from the Local Council or regulatory body.

An agreement has been entered into with OptiComm Co Pty Ltd to supply the project with a broadband fibre optic cable network.

3.2 SHEDS, OUTBUILDINGS, RECREATIONAL VEHICLES AND CRAFT w w

must wire your home in accordance with the Brookhaven OptiComm Cable Entry Guide.

Must not be visible from the street or public space. Any shed or outbuilding must not be attached to the

OptiComm network. Further details are available on

materials and finishes as the main dwelling, and must not

the OptiComm website. www.opticomm.net.au

Sheds greater than 9m are considered an extension of the 2

main dwelling and must satisfy the building setbacks,

Caravans, boats, jetskis and trailers (and other vehicles and

and connect a traditional aerial during construction of

and must be appropriately screened from the street. Any

the property.

screening or pads must be submitted for approval.

3.6 NATURAL GAS

No shade sails are permitted forward of the front building line.

Ancillary items, ground mounted equipment and services

of provider.

space, including but not limited to: w

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

A range of retail service providers utilise the APA natural gas network, with no restrictions on your choice

are to be screened where visible from the street or public

An agreement has been entered into with APA to supply the project with natural gas.

3.3 SCREENING OF UTILITIES AND STORAGE SPACES

The OptiComm network at Brookhaven does not have provision for free to air TV. Builders will need to install

craft) must not be stored forward of the front building line,

A connection fee may be required prior to connection which will be paid by the developer.

external colours and finish of the main dwelling. w

A choice of retail service providers utilise the

main dwelling. They must be constructed of similar colours, exceed 2.7m in height to the ridgeline. w

To enable connection to the OptiComm network you

Natural gas appliance and hot water system selections are to be made with your builder.

3.7 WATER METERS w

A water meter application is to be made to Logan Water for installation of the water meters by the home

in height.

owner/builder.

Section 4: Site Coverage and 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. The Plan of Development for your stage provides the exact allowance setback and coverage details for your lot. ALLOTMENT SETBACKS TABLE Allotment Type

Detached

Allotment Width

10.00 - 12.49m

12.50 - 13.90m

>14.00m

BUILDING ENVELOPE Ground Floor Setbacks (min)

First Floor Setback (min)

Ground Floor Setbacks (min)

First Floor Setback (min)

Ground Floor Setbacks (min)

First Floor Setback (min)

To Habital Room

4.0m

To Garage Door

5.0m

n.a

5.0m

n.a

5.0m

n.a

Projections / Porticoes / Balconies

3.0m

QDC MP1.1 or MP1.2 *

1.5m

2.0m

FRONT SETBACKS Front Setback (Primary Frontage)

REAR SETBACKS Rear Setback (to Habital Room)

QDC MP1.1 or MP1.2 *

SIDE SETBACKS Side Setback Built to Boundary Walls (Nominated)

QDC MP1.1 or MP1.2 *

Side Setback Non Built to Boundary Walls Side Setback on Corner Lots Secondary Frontage or Adjacent Park Space

QDC MP1.1 or MP1.2 *

QDC MP1.1 or MP1.2 * 1.5m

2.0m

1.5m

Corner Lot Building Envelope Truncation Design

2.0m

Please refer to diagram (1) below

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 •C omplying with Specific Development Controls A.

Maximum Building Height

Double

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 area.

Private Open Space (POS)

Minimum 16m2 at ground level (min. dimension 4m.

Maximum Length of Built to Boundary Wall

Up to 15m in length or 50% of the property boundary, whichever the greater.

CORNER LOT BUILDING ENVELOPE TRUNCATION DESIGN

NO BUILDINGS NO BUILDINGS

HOUSE LOT

ROAD PAVEMENT ROAD PA

FOOTPATH FOOTPA

NO BUILDINGS NO BUILDINGS FOOTPATH

FOOTPATH FOOTPATH ROAD PAVEMENT

FOOTPATH

ROAD PAVEMENT

FOOTPATH

Lots greater Lots than greater 16mthan wide 16m wide

ROAD PAVEMENT ROAD PAVEMENT

FOOTPATH

Lots lessLots thanless 16mthan wide 16m wide

ROAD PAVEMENT

HOUSE LOT

HOUSE LO

* 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.

Section 5: Mandatory Development Controls 1. Setbacks are as per the Allotment Setbacks Table unless dimensioned otherwise on the Plan of Development.

8. Each dwelling sited on an allotment is to provide sufficient distinction in design and materials, such as to be clearly distinguishable from a neighbouring dwelling and thereby create an individual and recognisable street address.

2. Where nominated 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. 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. 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.

9. 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). 10. 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. 11. Driveways are to have a maximum setback of 0.5m from the site boundary. 12. 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 windows of habitable rooms in an adjacent dwelling provide suitable screening such as:

5. Built to boundary walls: a. Are to only be built where indicated on the approved Plan of Development, regardless of QDC provisions. b. 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

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.

c. Contain no windows or openings to the side boundary. 6. Built to boundary walls can be up to 15m in length or 50% of the property boundary, whichever is greater. 7. 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.

13. Dual occupancy dwellings will not be supported.

Section 6: Specific Development Controls A 6.1 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. Please note these requirements are Council Planning Requirements and cannot be relaxed by the Design Review Panel.

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

6.2 PERFORMANCE OUTCOMES • To provide an activated streetscape.

ii An identifiable and separated pedestrian path with an alternative material to the driveway with ground cover surround.

• 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.

11. Dwelling design is to be generally consistent with the Specific Development Controls A ‘Design Outcomes’.

• Adopts sub-tropical design principles.

12. Two of the same design Specific Development Controls A ‘Design Outcomes’ are not located next to each other.

6.3 ACCEPTABLE SOLUTIONS 6.4 ‘DESIGN OUTCOMES’

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.

CARPORT / GARAGE

STUDY SPACE

4. Opening to the garage and/or carport shall be no greater than 5.5m in width.

ENTRY

5. The entry to the dwelling shall be clearly identifiable from the road frontage by one or more of the following:

5.5m

i. Entry door being visible from the road frontage

FEATURE LANDSCAPE TREATMENT

ii. Gatehouse type element addressing the streetscape iii. Landscape treatment.

VISITOR CAR SPACE

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.

OPTION 1

ENTRY ENTRY

CARPORT / GARAGE DEFINED PRIVATE OPEN SPACE 10m2 min. (3m min. DIMENSION)

DEFINED PRIVATE OPEN SPACE 10m2 min. (3m min. DIMENSION)

CARPORT / GARAGE

GATEHOUSE GATEHOUSE

4.5m

5.5m

FEATURE LANDSCAPE TREATMENT

5.5m 4m

VISITOR CAR SPACE VISITOR CAR SPACE

OPTION 2

OPTION 3

Section 7: Landscaping Requirements

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. 1 SHEDS AND OUTBUILDINGS

9 BUFFER PLANTING TO REAR BOUNDARY 3

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. 2

Construct to a maximum height of 1.8 metres on or near the boundary in agreement with your neighbours. 4

12 CONNECTED SPACES

Provide connection to private open space to maximise useablilty.

2 3

13 PRIVATE OPEN SPACE Maximise useable private open space where possible.

14 SERVICES AND

UTILITIES

BUFFER PLANTING TO SIDE BOUNDARIES

Landscaping of at least 0.5m in width must be installed between the driveway and side boundary. 6

POOL FENCING

Ensure code compliance.

SCREENING PLANTING Utilise native plant species.

Provide appropriate compliance with pool safety codes.

SHADE TREES

BOUNDARY FENCE

10 POOL TO REAR YARD

Position trees around private open space to provide shade during Summer. 3

Landscaping to the rear boundary is encouraged.

Locate away from recreational neighbours living areas. 15 SIDE FENCE

GENERAL AMENITY

RETURNS AND FRONT FENCING

Alternative materials and products may be used upon review and consideration by the DRP.

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).

SPECIES SELECTION

16 LANDSCAPE FRONTAGE

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

LANDSCAPE FINISHES

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. 7

5 8

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. 8

17 WELCOME HOME Visual interest at entry. A green entry contributing to contemprary architectural design.

USEFUL INFORMATION

TURF INSTALLATION

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.

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).

Mandatory Recommended outcomes

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.

Section 8: Climate Responsive Design Recommendations

MORNING WINTER SUN

4 3 NATURAL VENTILATION

4 AFTERNOON SUMMER SUN

OVERHANGS

Provide shelter to outdoor spaces and generous

2 3 1

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

reduced glare and protect from driving rain.

LANDSCAPE

Position trees with large canopies to provide shade in summer and reduce glare from surrounding environment. Ensure tree locations and species optimise summer breezes. 2

CAPTURE NORTH-EASTERLY SUMMER BREEZES

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 COLD SOUTH-WESTERLY WINTER WINDS

APPENDIX A

Definitions ARTICULATION:

FAÇADE:

SETBACK:

The recess and/or projection of a wall.

Face of the building – Façade Area is calculated as a square meter measurement of the entire vertical surface of the house visible from the Street or Public Area.

The minimum distance between the dwelling and the property line.

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.

STREET FRONTAGE:

Any fixed or opening glass panel

The front boundary of a lot that fronts the road – on a corner lot the primary street frontage is deemed the shorter side.

HABITABLE ROOM:

SITE COVERAGE:

A room used for living activities, e.g. a family room, living room, meals or bedrooms.

The area of the site covered by the building.

GLAZING:

EAVE LINE:

PRIVATE OPEN SPACE:

The edge of the roof or parapet.

The external open areas around the dwelling that are intended exclusively for the recreational purpose of the residents.

APPENDIX B

Recommended Roof Colours 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.)

DOVER WHITE

CLASSIC CREAM ™

SOUTHERLY

WINDSPRAY

SURFMIST

0.28

0.33

0.40

0.60

0.33

BCA

SRI

EVENING HAZE

PAPERBARK

SHALE GREY™

GULLY™

0.43

044

BCA

SRI

DUNE

WALLABY

0.64

0.43

BCA

SRI

BLUEGUM

0.48

0.57

BCA

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:

Golden Penda Xanthostemon chrysanthus

Tuckeroo Cupaniopsis anacardioides

Tulipwood Harpullia pendula

Lilly 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

Lilly Pilly Syzygium australe

Weeping lilly pilly Waterhousea floribunda

Callistemon species

Hop Bush Dodonaea triquetra

Grevillea Species

Hovea Hovea acutifolia

Dogwood Jacksonia scoparia

Blue Tongue

Hairy Bush Pea Pultenaea villosa

Maidens Wattle Acacia maidenii

SHRUBS

TREES

Flame Tree Brachychiton acerifolius

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

CLIMBERS

FEATURE PLANTS

GROUND COVERS

= endemic species

APPENDIX D

Feature Corner Fence Feature corner fencing 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. Fences must be installed behind boulder retaining walls, in the provided post sleeves, and must not be strapped or otherwise mounted to any retaining wall faces.

FEATURE CORNER FENCE TYPE A Feature corner fence Type A must be constructed in accordance with the detail below. This fence is to be installed in instances where retaining walls are absent or they are less than 1.0m high (on average). In these instances the fence is 1.8m high. the Fence is to be stepped to suit changes in level. Raked fences are not permitted.

2400 MAX

100

100 x 100MM HARDWOOD TIMBER POST PAINTED BLACK

100 x 25MM CAPPING RAIL

100

PROPERTY BOUNDARY

PRIVATE PUBLIC

1800

75 x 50MM TREATED PINE RAILS

1950

100 x 16MM SHIPLAPPED TIMBER PALING FENCE PAINTED BLACK ON ROAD SIDE

ELEVATION

SECTION

FEATURE CORNER FENCE TYPE B Feature corner fence Type B must be constructed in accordance with the detail below. This Fence is to be installed in instances where retaining walls are equal to or greater than 1.0m high (on average). In these instances the fence is 1.5m high to reduce the visual impact to the street. Fences are to be stepped to suit changes in level. Raked fences are not permitted. PROPERTY BOUNDARY

PRIVATE PUBLIC

2400 MAX

100

100 x 100MM HARDWOOD TIMBER POST PAINTED BLACK

100 x 25MM CAPPING RAIL

100

1500

75 x 50MM TREATED PINE RAILS

1624

100 x 16MM SHIPLAPPED TIMBER PALING FENCE PAINTED BLACK ON ROAD SIDE

ELEVATION

SECTION

APPENDIX E

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:

BUILDER DETAILS Builder: Contact Person: 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:

APPENDIX F

Design Covenant Rebate - Rebate Request Form SUBMISSION DETAILS Submit to: brookhaven-drp@frasersproperty.com.au ___________________________________________________________________ Subject line: Brookhaven Lot XX Street Name Covenant Rebate ________________________________________________________ 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. ______________________________________________________________

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.

BUYER ACKNOWLEDGEMENT 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: __________________________________________________________________________________________________________

13 38 38

brookhavenliving.com.au 33 Menora Road, Bahrs Scrub QLD 4207

Disclaimer: - The dimensions and depictions of the layout of the land and roads are approximations only and not to scale. Whilst reasonable care is taken to ensure that these plans are correct, all areas are approximate only and may vary. Final designs are subject to council approval and may alter for reasons outside the sellers’ control. Purchasers must rely on their own enquiries and the contract for sale.