Brookhaven_Design Guidelines

Design Guidelines NOVEMBER 2024

Contents 1

Design Vision and Purpose

4

2

Approval Process

5

3

Built Form

6-7

4

Street Appeal

8-9

5

Construction, Walls and Utilities

10

6

Site Coverage and Setbacks

11

7

Mandatory Development Controls

12

8

Specific Development Controls A

14-15

9

Landscaping Requirements

16

10 Climate Responsive Design Recommendations

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11

18

Definitions

12 Recommended Roof Colours

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13 Recommended Plant Species

20-21

A1 Feature Corner Fence

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A2 Builder/Owner Design Application Checklist

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A3 Design Covenant Rebate - Request Form

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3

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Section 1 - Design Vision and Purpose

Design Vision and Purpose 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.

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Section 2 - Approval Process

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 sent to the DRP

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↓

↓ Application reviewed by DRP in 10 business days

3

↓

2

↓ 3

Approval granted

↓ 4

Plans are amended or further information provided

↓

1

Plans to be submitted for building approval to local authority for building certification

5

Application declined due to further information required

Section 3 - Built Form

Built Form FRONT STREET FAÇADE (3.1)

5) 5 Passive Surveillance

VARYING FRONT FAÇADES (3.1.1)

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).

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

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

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

2)2

INCLUSION OF EAVES (3.2.2)

Wall Length

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

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)3

WALL LENGTH (3.2.3)

Habitable Rooms

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.

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

4 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.

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Section 3 - Built Form

ROOF MATERIALS AND FORM (3.3)

(8) 8 External Finishes

ROOF MATERIALS AND FORM (3.3.1)

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.

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.

Materials and Finishes - Permitted:

(6) 6 Roof Pitch

• Brickwork (limited to 30% of the façade)

Hip Roof: Maximum of 30 degrees and a minimum of 20 degrees.

• Rendered or bagged and painted brick

Skillion Roof: Maximum of 15 degrees and a minimum of 5 degrees.

• Stone

• Natural timber (painted or stained) • Feature lightweight cladding or weatherboard

(7) 7 Roof Finishes and Colours

Materials and Finishes - Not Permitted:

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

• Double height bricks

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.

• Reflective finishes including metal sheeting

• Unfinished commons brick • 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.

EXTERNAL MATERIALS & FINISHES (3.4)

SUSTAINABILITY (3.4.2)

CONTEMPORARY QUEENSLAND ARCHITECTURE AND DESIGN (3.4.1)

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

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).

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.

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Section 4 - Street Appeal

Street Appeal LANDSCAPING OUTCOMES (4.1)

4 Driveway Materials (7)

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

Driveway Materials - Permitted:

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.

• Coloured concrete (except light grey)

1

• Exposed aggregate • Stamped concrete • Stencilled concrete • Grid pave with turf infill

Bin Storage

Driveway Materials - Not Permitted:

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.

All driveways are to be sealed and treated in accordance with manufacturer's instructions to avoid deterioration.

LETTERBOX (4.2)

DRIVEWAY STANDARD (4.3.2)

3)2

Driveways and crossovers are to be in accordance with Logan City Council requirements.

• Plain concrete • Asphalt

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.

Driveways must be offset a minimum of 500mm from the side boundary to allow for buffer planting.

DRIVEWAY COMPLETION (4.3.3)

DRIVEWAYS & GARAGES (4.3)

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

DESIGN CONSISTENCY (4.3.1)

Driveways must be designed to accommodate the level of the verge and road, including any infrastructure within.

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

3 Garages - Permissable Type (6) 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.

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3 Bins stored behind house

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Section 4 - Street Appeal

FENCING (4.4)

MATERIALS (4.4.3)

4)5

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

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.

5)6

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.

BRACKETS (4.4.4)

Side and Rear Fencing

Brackets have been provided on all developer installed retaining walls for ease of fence installation where appropriate.

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

Developer installed retaining walls are located wholly within the downside lot in accordance with Council requirements.

SIDE FENCE RETURNS (4.4.1) 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 side fence forward of the front façade must comply with the Front Fencing section.

DEVELOPER FENCING (4.4.5) Developer installed fencing is to be maintained to the standard by which it was constructed and not altered or damaged in any way.

Retaining walls must comply with relevant section.

All house and landscape designs must take into account the alignment and levels of developer installed fencing.

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.

CORNER LOT FENCING (4.4.2) 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 100mm x 100mm hardwood timber feature posts, painted black where visible from the road or public area.

Refer to Appendix 1 for the fence detail.

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Section 5 - Construction, Walls and Utilities

Construction, Walls and Utilities RETAINING WALLS AND EMBANKMENTS (5.1)

CONSTRUCTION OBLIGATIONS (5.4)

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

Construction of the dwelling and external works must be continuous and completed within the time provided in the land sales contract.

• Limited to a maximum of 1.5m in height before use of a 0.5m wide landscape terrace is required.

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.

• Be built from materials consisting of stone or masonry.

Maintain site cleanliness at all times.

• Must not be constructed from concrete “I-beam”, timber sleepers, unfinished masonry block, or commons brick.

Dumping of soil and rubbish on any sites will not be tolerated and will be reported to the local authority.

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.

TELECOMMUNICATIONS AGREEMENT (5.5) An agreement has been entered into with OptiComm Co Pty Ltd to supply the project with a broadband fibre optic cable network.

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

To enable connection to the OptiComm network you must wire your home in accordance with the Brookhaven OptiComm Cable Entry Guide.

SHEDS, OUTBUILDINGS, RECREATIONAL VEHICLES AND CRAFT (5.2)

A choice of retail service providers utilise the OptiComm network. Further details are available on the OptiComm website - www.opticomm.net.au

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.

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.

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.

NATURAL GAS (5.6)

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.

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.

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

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

SCREENING OF UTILITIES AND STORAGE SPACES (5.3)

WATER METERS (5.7)

Ancillary items, ground mounted equipment and services are to be screened where visible from the street or public space, including but not limited to:

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

• 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.

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Section 6 - Site Coverage and Setbacks

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

To Habitable Room

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

Projections / Porticoes / Balconies

3.0m

3.0m

3.0m

3.0m

3.0m

3.0m

0

QDC MP1.1

Setback (min)

FRONT SETBACKS Front Setback (Primary Frontage)

REAR SETBACKS Rear Setback (to Habitable Room)

QDC MP1.1 or MP1.2 *

SIDE SETBACKS Side Setback Built to Boundary Walls (Nominated)

0

QDC MP1.1 or MP1.2 *

0

Side Setback Non Built to Boundary Walls

QDC MP1.1 or MP1.2 *

or MP1.2 *

QDC MP1.1 or MP1.2 *

Side Setback on Corner Lots Secondary Frontage or Adjacent Park Space

1.5m

2.0m

Corner Lot Building Envelope Truncation Design

1.5m

2.0m

1.5m

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 • Complying 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.

* 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 16mLots wide greater and greater than 16m wide

HOUSE LOT

11

10

9m

ROAD PAVEMENT ROAD PA FOOTPATH FOOTPA

NO BUILDINGS NO BUILDINGS FOOTPATH

HOUSE LOT

9m ROAD PAVEMENT

FOOTPATH FOOTPATH

FOOTPATH

↓

FOOTPATH

6m

NO BUILDINGS NO BUILDINGS FOOTPATH

CORNER LOT BUILDING ENVELOPE TRUNCATION DESIGN 1

ROAD PAVEMENT

6m

ROAD PAVEMENT ROAD PAVEMENT

ROAD PAVEMENT

Lots lessLots thanless 16mthan wide 16m wide

HOUSE LOT

HOUSE LO

Section 7 - Mandatory Development Controls

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

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:

2. Where nominated built to boundary walls are not adopted side boundary setbacks shall be in accordance with the Allotment Setbacks Table for nonbuilt 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.

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.

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.

13. Dual occupancy dwellings will not be supported.

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 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 4.0m, and c. Enables access from a living area of the house.

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.

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.

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Section 8 - Specific Development Controls A

Specific Development Controls A APPLICATION (8.1)

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.

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.

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.

Please note these requirements are Council Planning Requirements and cannot be relaxed by the Design Review Panel.

PERFORMANCE OUTCOMES (8.2)

10. The dwelling shall include the following landscape outcomes:

• To provide an activated streetscape.

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

• 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.

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

• Adopts sub-tropical design principles.

ACCEPTABLE SOLUTIONS (8.3)

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

1. The dwelling shall address the road frontage with:

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

i. A habitable space with glazed windows and/ or doors orientated towards the road frontage providing outlook from the habitable room; or

DESIGN OUTCOMES (8.4)

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.

CARPORT / GARAGE

3. The form and streetscape elevation of the dwelling shall include varying built elements, roof profiles, eave heights and materials to assist in articulation.

STUDY SPACE ENTRY

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

5.5m

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

4m

FEATURE LANDSCAPE TREATMENT

VISITOR CAR SPACE

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

OPTION 1 14

Section 8 - Specific Development Controls A

DESIGN OUTCOMES CONT. (8.4)

ENTRY ENTRY

DEFINED PRIVATE OPEN SPACE 10m2 min.

(3m min. DIMENSION)

DEFINED PRIVATE OPEN SPACE 10m2 min.

(3m min. DIMENSION)

GATEHOUSE

GATEHOUSE

FEATURE LANDSCAPE TREATMENT

ENTRY

CARPORT / GARAGE

CARPORT / GARAGE

4m

FEATURE LANDSCAPE TREATMENT

4.5m

5.5m

DEFINED PRIVATE OPEN SPACE 10m2 min.

(3m min. DIMENSION)

DEFINED PRIVATE CARPORT / GARAGE OPEN SPACE 10m2 min.

(3m min. DIMENSION)

GATEHOUSE

GATEHOUSE

FEATURE4.5m 4m LANDSCAPE

5.5m

TREATMENT

VISITOR CAR SPACE

ENTRY

FEATURE LANDSCAPE TREATMENT

CARPORT / GARAGE

5.5m

4m

VISITOR CAR SPACE

VISITOR CAR SPACE

VISITOR CAR SPACE

OPTION 3

OPTION 2 15

5.5m

4m

Section 9 - Landscaping Requirements

Landscaping Requirements

MANDATORY RECOMMENDED

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.

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5

BUFFER PLANTING TO SIDE BOUNDARIES Landscaping of at least 0.5m in width must be installed between the driveway and side boundary.

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12

POOL TO REAR YARD Provide appropriate compliance with pool safety codes.

11

POOL FENCING Ensure code compliance.

12

CONNECTED SPACES Provide connection to private open space to maximise usability.

13

PRIVATE OPEN SPACE Maximise usable private open space where possible.

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SERVICES AND UTILITIES Locate away from recreational areas and buffer from neighbours living areas.

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15

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

14 14

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.

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

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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.

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8 8

BUFFER PLANTING TO REAR BOUNDARY Landscaping to the rear boundary is encouraged.

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2

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.

9

11

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

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6

3 3

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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SIDE FENCE RETURNS AND FRONT FENCING 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.

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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.

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.

N

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Section 10 - Climate Responsive Design Recommendations

Climate Responsive Design Recommendations

RECOMMENDED

11

MORNING WINTER SUN

1 4 4

43

AFTERNOON SUMMER SUN

3

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

4

OVERHANGS Provide shelter to outdoor spaces and generate reduced glare and protect from driving rain.

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2

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.

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

CAPTURE NORTH-EASTERLY SUMMER BREEZES

PROTECT FROM COLD SOUTH-WESTERLY WINTER WINDS N

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Section 11 - Definitions

Definitions ARTICULATION

GLAZING

The recess and/or projection of a wall.

Any fixed or opening glass panel.

BUILDING LINE

HABITABLE ROOM

The front wall line of the house.

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

BUILDING HEIGHT

PRIVATE OPEN SPACE

The vertical distance between the natural ground level and the peak of the roof of the dwelling (not including antennae, or other Ancillary items).

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

DRP Design Review Panel

SETBACK

EAVE LINE

The minimum distance between the dwelling and the property line.

The edge of the roof or parapet.

STREET FRONTAGE

FAÇADE

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

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.

SITE COVERAGE The area of the site covered by the building.

18

Section 12 - Recommended Roof Colours

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

SA

=

0.28

SA

=

0.33

SA

=

BCA

=

L

BCA

=

L

BCA

SRI

=

95

SRI

=

82

SRI

®

SURFMIST

0.40

SA

=

0.60

SA

=

0.33

=

L

BCA

=

M

BCA

=

L

=

82

46

SRI

=

73

®

EVENING HAZE

0.64

SA

=

0.43

BCA

=

M

SRI

=

PAPERBARK

SHALE GREY™

GULLY™

SA

=

0.43

SA

=

044

SA

=

0.64

SA

BCA

=

M

BCA

=

M

BCA

=

D

BCA

=

M

SRI

=

68

SRI

=

66

SRI

=

39

SRI

=

61

DUNE

WALLABY

BLUEGUM

SA

=

0.48

SA

=

0.57

BCA

=

M

BCA

=

M

®

WINDSPRAY

19

=

®

Section 13 - Recommended Plant Species

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



TREES

Flame Tree Brachychiton acerifolius

Lilly Pilly Acmena smithii

SHRUBS

Native Frangipani Hymenosporum avum



Crow’s Ash Flindersia austr alis

 H Wheel of Fire





Stenocarpus sinuatus

Callistemon speciesH



Hop Bush Dodonaea triquetr a



Dogwood Jacksonia scoparia



Blue Tongue



20

Queensland Maple Flindersia b rayleyana

Lilly Pilly Syzygium australe





White Oak Grevillea baileyana

Weeping lilly pill y Water ribunda





Grevillea Species



Hovea Hovea acutifolia



Hairy Bush Pea Pultenaea villosa



Maidens Wattle Acacia maideni i



GROUND COVERS

Section 13 - Recommended Plant Species

Spider Lily Hymenocallis littor alis



FEATURE PLANTS

Spoon Lily Alocasia brisbanensi s

Lacy Tree Fern Cyathea cooperi





Native Ginger Alpinia caerulea

Blue Flax Lily Dianella caerule a





 Yellow Buttons Chrysocephalum apiculatum

Swamp Lily Crinum pedunculatum

Fruited Palm Lily Corydline congesta

Spear Lily Doryanthes excelsa

Rough Tree Fern Cyathea australis

Foxtail Palm Wodyetia bifurcate

Grass Tree Xanthorrhoea johnsonii



Bird of Paradise Strelitzia reginae

Bower of Beaut y Pandorea jasminoide s



Star Jasmine Trachelospermum jasminoide s



Cabbage Palm Livistona aust ralis

CLIMBERS

 Bangalow Palm Archontophoenix cunninghamiana

Creek Matt Rush Lomandra hystrix

Native Passionfruit ra herbertiana Pas



Sweet Sarsparilla



21

APPENDIX 1

Feature Corner Fence

Appendix 1 - Feature Corner Fence

Feature Corner Fence Feature corner fencing is a ship-lapped timber paling fence with capping rail and 100mm 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

75

25

100 x 25MM CAPPING RAIL

100

PROPERTY BOUNDARY

2400 MAX

100

100 x 100MM HARDWOOD TIMBER POST PAINTED BLACK

PRIVATE PUBLIC

1800

50

75

EQ

75 x 50MM TREATED PINE RAILS

75

1950

EQ

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.

2400 MAX

PROPERTY BOUNDARY

2400 MAX

100

100 x 100MM HARDWOOD TIMBER POST PAINTED BLACK

PRIVATE PUBLIC

75

25

100 x 25MM CAPPING RAIL

100

1500

50

75

75 x 50MM TREATED PINE RAILS

75

1624

EQ

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

ELEVATION 23

SECTION

APPENDIX 2

Design Covenant Rebate Request Form

Appendix 2 - Design Covenant Rebate Request Form

Design Covenant Rebate Request Form 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) house has been completed in accordance with the Covenant Approved Plans and conditions, with no omissions or  The 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: ______________________________________________________________________________________________ 25

APPENDIX 3

Builder/Owner Design Application Checklist

Appendix 3 - Builder/Owner Design Application Checklist

Builder/Owner Design Application Checklist SUBMISSION DETAILS 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: ______________________________________________________________________________________ Phone: _________________________________________ Mobile: ______________________________________________ Email: ______________________________________________________________________________________________

BUILDER DETAILS Builder: _____________________________________________________________________________________________ Contact person: ______________________________________________________________________________________ Phone: _________________________________________ Mobile: ______________________________________________ Email: ______________________________________________________________________________________________

DESIGN SUBMISSION REQUIREMENTS (TICK BOX) plan (min. scale 1:200) including: setbacks from all boundaries, site levels (contours), extent of earthworks,  Site 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. elevations (min. scale 1:100) including: building and wall heights, roof pitches, eave size, external fixtures, and  All 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: ______________________________________________________________________________________________

27

13 38 38 BROOKHAVEN.COM.AU 33 MENORA ROAD, BAHRS SCRUB QLD 4207 / BROOKHAVENLIVING

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.