Brookhaven Design Guidelines

Design Guidelines

VERSION

9

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

A master planned community like Brookhaven brings together and seamlessly coordinates a number of different factors or ingredients to make it successful. Some of these include: w Working with the wonderful natural landscape – to enhance and feature this as part of all residents’ experience of living at Brookhaven. This includes retaining mature trees wherever we can and making water way and wild life corridors accessible through multi-use trails. w Working in partnership with Council and other community providers to deliver community parks and activities that provide health, wellbeing and learning opportunities.

This work is supported by a dedicated Community Development Manager. w Ensuring that a consistent and enjoyable environment for all is created, maintained and enhanced.

This last point is made possible through the provision of the Brookhaven Design Guidelines and a design approval process for all homes designed and built in Brookhaven. The Design Guidelines encourage a cohesive streetscape while promoting a variety in house design that

contributes to creating a neighbourhood that is visually interesting, environmentally conscious and is of a consistent high quality.

There are a number of benefits to having these Brookhaven Design Guidelines in place. w They provide certainty to all future residents and property owners about the standard of housing and environment that is being created. w They will assist in ensuring your home is a comfortable, healthy and environmentally conscious – through simple measures like choosing a different roof colour. w 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.

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.

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.

1.

4.

APPLICATION FORWARDED TO THE DRC

PLANS ARE AMENDED OR FURTHER INFORMATION PROVIDED

2.

3.

APPLICATION REVIEWED BY DRC IN 10 BUSINESS DAYS

APPLICATION DECLINED OR FURTHER INFORMATION REQUIRED

3.

APPROVAL GRANTED

4.

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

The DRC reserves the right to decline applications in its absolute discretion, and in particular where the design does not comply withh these Design Guidelines and/or where it determines the design will have a negative impact on the appearance, health or amenity of the neighbourhood.

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FRONT STREET FACADE VARYING FRONT FAÇADES Duplication of façades will not be permitted side by side. Variations of the following elements are necessary: •

Roof form

•

Entry design

•

Colours and materials

•

Window configuration

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

2 WALL LENGTH Wall and Roof length not to exceed 6m maximum length before a recess or projection of 450mm is required, accompanied by a change in eave line.

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

4 COVERED ENTRY

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

WALL LENGTH Wall and Roof not to exceed 8m maximum length before a recess or projection of 450mm is required, accompanied by a change in eave line.

SIDE ACCESS CORNER LOTS DESIGN OUTCOMES These requirements apply only to corner lots with driveways to the secondary frontage. The design intent is for well resolved, articulated facades providing balance between habitable and nonhabitable spaces facing the street. In this scenario, the front facade of the dwelling must address the secondary frontage and the usual front facade design outcomes apply. In addition, the following design elements must be incorporated and are not permitted to be behind solid fencing.

•

Dwellings must incorporate at least a porch, verandah or covered entry with a minimum depth of 1m from the front door. Excluding the area under the eaves.

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).

•

Large clear glazing only is permitted to the street frontage. Obscure/ translucent glazing is not permitted.

•

At least one habitable room with a minimum wall length of 4m addressing the street.

•

The garage must be recessed a minimum of 500mm behind the front building wall.

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

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Dwellings must incorporate an entry porch or verandah with its own roof with a minimum depth of 1.5m and not less than 6sqm in size, excluding the area under the eaves. Porches/ verandahs that extend along the front of the dwelling are strongly encouraged.

The dwelling entry must include a front door assembly with a minimum width of 1.2m. Sidelights are strongly encouraged.

SIDE ACCESS FENCING The usual Corner Lot Fencing outcomes apply. However fencing to the secondary frontage shall not extend beyond the front façade elements described above.

To avoid doubt corner fencing cannot extend in front of the garage, entry porch and at least one habitable room. If fencing is required in these areas, Front Fencing must be installed.

EXTERNAL MATERIALS AND FINISHES 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).

6 EXTERNAL FINISHES Materials and finishes to the Front and Secondary Street Facades must comply with the following: Materials and Finishes - Permitted: •

Face brick - single height only with coloured or off-white mortar

•

Rendered or bagged and painted brick

•

Profiled lightweight cladding

•

Natural timber (painted or stained)

•

Stone

Materials and Finishes - Not Permitted: •

Double or half height bricks

•

Unfinished commons brick

•

Brickwork with natural or grey coloured mortar

•

Reflective finishes including metal sheeting

•

Unfinished materials of any kind

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.

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ROOF MATERIALS AND FORM

FENCING

MATERIALS

ROOF MATERIALS AND FORM

4 FRONT FENCING

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.

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

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.

LETTERBOX 3 LETTERBOX FINISH 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.

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.

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.

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.

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

6 PERMISSIBLE TYPE

Feature corner fence Type A is to be installed in instances where retaining walls are absent or they are less than 1.0m high. In these instances the fence is 1.8m high.

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.

Feature corner fence Type B is to be installed in instances where retaining walls are equal to or greater than 1.0m high. In these instances the fence is 1.5m high to reduce the visual impact to the street. Refer to Appendix D for the fence detail.

Double garages are permitted on double storey dwellings where the second storey projects 1m forward of the garage wall.

DRIVEWAYS DRIVEWAY STANDARD

Corner lots with driveways to the main street frontage, corner fencing must end 1m behind the front building line and be positioned to provide screening to utilities and rubbish bins, where applicable. Any fencing forward of this is considered front fencing.

Corner lots with driveways to the secondary frontage, refer Side Access Corner Lots.

Driveways and crossovers are to be in accordance with Logan City Council requirements. Driveways must be offset a minumum of 500mm from the side boundary to allow for buffer planting.

DRIVEWAY MATERIALS Driveway materials permitted include exposed aggregate, coloured concrete, stamped concrete, stencilled concrete & plain concrete sealed.

Driveway materials not permitted include asphalt and track driveways.

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RETAINING WALLS AND EMBANKMENTS

CONSTRUCTION OBLIGATIONS

Any retaining walls visible from the street or public space must be constructed as follows:

w Construction of the dwelling and external works must be

w Limited to a maximum height of 1.5m from finished ground level in a single lift. w For walls higher than 1.5m, a suitably landscaped 500mm deep terrace is required at every 1.5m interval. w Offset a minimum of 600mm from side boundaries, unless consent from the adjoining property owner is obtained.

continuous and completed within the time provided in the Contract. w Provide a bin or enclosure for the duration of construction and ensure it is emptied regularly to avoid overflow of rubbish to site and surrounding areas. w Maintain site cleanliness at all times. w Dumping of soil and rubbish on any sites will not be tolerated and will be reported to the local authority.

w Original levels, as constructed by the Developer, must be maintained to shared boundaries.

Permitted Materials: w Rendered or bagged and painted masonry w Stone w Sandstone w Timber sleepers - permitted only on side boundaries and not permitted parallel to the street.

Where the height of a retaining wall forward of the building line requires the installation of a safety barrier, it must comply with the Front Fencing requirements.

TELECOMMUNICATIONS AGREEMENT w An agreement has been entered into with OptiComm Co Pty Ltd to supply the project with a broadband fibre optic cable network. w To enable connection to the OptiComm network you must wire your home in accordance with the Brookhaven OptiComm Cable Entry Guide. w 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/

RETAINING WALL DESIGN Full details of heights, materials and location of all proposed retaining walls and embankments are to be submitted for approval.

Please discuss proposed retaining walls with your adjoining neighbour prior to construction to ensure that the height of retaining is appropriate to suit the finished ground levels on adjacent lots.

w A connection fee may be required prior to connection which will be paid by the developer. w The OptiComm network at Brookhaven does not have provision for free to air TV. Builders will need to install and connect a traditional aerial during construction of the property.

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

NATURAL GAS

Developer installed retaining walls are not permitted to be altered or removed without consent.

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

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

ANCILLARY ITEMS AND GROUND MOUNTED SERVICES Ancillary items, ground mounted equipment and services are to be screened where visible from the street or public space and include but not limited to:

w A range of retail service providers utilise the APA natural gas network, with no restrictions on your choice of provider. w Natural gas appliance and hot water system selections are to be made with your builder.

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

w Heating and cooling units. w Garbage and refuse bins. w Clothes and washing lines. w Pool, spa and pumps. w Satellite dishes and aerials.

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BUILDING SETBACKS The following information is provided as a guide to assist with locating a home on the lot, and provides a summary of the key residential design and siting requirements in relation to the range of lot types proposed within Brookhaven.

ALLOTMENT SETBACKS TABLE Allotment Type

Detached

Allotment Width

10.00 - 12.49m

>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

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 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 (Mandatory)

0

QDC MP1.1 or MP1.2 *

0

Side Setback Non Built to Boundary Walls

Corner Lot Building Envelope Truncation Design

2.0m

1.5m

2.0m

Please refer to diagram (1) below

CORNER LOT BUILDING ENVELOPE TRUNCATION DESIGN

Lots greater Lots than greater 16mthan wide 16m wide

HOUSE LOT

* 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.

9m

ROAD PAVEMENT ROAD PAVEMENT FOOTPATH FOOTPATH

NO BUILDINGS NO BUILDINGS FOOTPATH

HOUSE LOT

9m ROAD PAVEMENT

FOOTPATH FOOTPATH

FOOTPATH

6m

ROAD PAVEMENT ROAD PAVEMENT

NO BUILDINGS NO BUILDINGS FOOTPATH

ROAD PAVEMENT

FOOTPATH

6m ROAD PAVEMENT

1.5m

ROAD PAVEMENT

1

QDC MP1.1 or MP1.2 *

QDC MP1.1 or MP1.2 *

Side Setback on Corner Lots Secondary Frontage or Adjacent Park Space

ots lessLots thanless 16mthan wide 16m wide

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12.50 - 13.90m

HOUSE LOT

HOUSE LOT

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

Double will only be permitted where; • Double Storey Dwelling; or • Complying with Specific Development Controls A. Maximum Building Height

2 Storeys

Site Cover

Site coverage does not exceed 60% of the total site area except where covered private open space is proposed. The total site coverage does not exceed 70% of the total site area.

Note: Eaves, porticos, gatehouses, hoods, and landscape structures are not part of the site coverage.

Private Open Space (POS)

Minimum 16m2 at ground level (min. dimension 4m or where applicable the width is in accordance with the approved Plan of Development) is retained for outdoor recreation.

The area has a maximum gradient of 1:10.

Maximum Length of Built to Boundary Wall

Up to 15m in length or 50% of the property boundary, whichever the greater, and does not include; a) Windows or other openings; and b) Is not greater than 3.5m in height where located on the boundary.

DEVELOPMENT CONTROLS 1.

Setbacks are as per the Allotment Setbacks Table unless dimensioned otherwise.

2.

Where optional built to boundary walls are not adopted side boundary setbacks shall be in accordance with the Allotment Setbacks Table for non-built to boundary walls.

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. 5.

Built to boundary walls: a. Comply with the building design and construction requirements under the Building Code of Australia (whether two or more dwellings are constructed at the same time they may share a common boundary wall); and b. Contain no windows or openings to the side boundary.

8.

Private open space is provided at ground level, that: a. Is at least 16m2 in size (excluding rainwater tanks), b. Has no dimension less than 3.0m, and c. Enables access from a living area of the house.

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

10. A minimum 2 car spaces is to be provided per dwelling, with at least 1 space capable of being covered (parking spaces may be provided in tandem).

11. Any dwelling proposed on a 10m to 12.49m width site frontage, that is a single storey and proposes a side by side double car accommodation must comply with Specific Development Controls A. 12. Driveways are to have a maximum setback of 0.5m from the site boundary.

13. Where a dwelling is located within 2.0m of ground floor level of another dwelling, the windows of habitable rooms with an outlook to the window of habitable rooms in an adjacent dwelling provide suitable screening such as:

6. Built to boundary walls can be up to 15m in length or 50% of the property boundary, whichever is greater.

a. Fixed obscure glazing in any part of the window below 1.5m above floor level; or

7.

b. Fixed external screens; or

Where recessed feature walls are proposed, the protruded external wall can transcend the required minimum side setback to the primary wall, where the external project wall is: a. Windowless, b. Is a maximum of 2.4m wide, and

c. 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.

14. Dual occupancy dwellings will not be supported.

c. Not projecting further than the roof eave.

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SPECIFIC DEVELOPMENT CONTROLS A 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.

10. The dwelling shall include the following landscape outcomes: i.

Generous landscaping between the road alignment and the entry/defined private open space including a minimum of 5m2 of lowplanting (with a minimum dimension of 1.50m) plus minimum of one 200lt tree as part of this approach; and

ii

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

PERFORMANCE OUTCOMES: w To provide an activated streetscape. w To provide an articulated streetscape with diversity of built form outcomes. w To provide a clearly identifiable sense of entry to all dwellings which is perceived as the dominant element in the streetscape hierarchy. w Adopts sub-tropical design principles.

ACCEPTABLE SOLUTIONS: 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

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

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

SPECIFIC DEVELOPMENT CONTROLS A ‘DESIGN OUTCOMES’

ii. A defined (be fencing and/or landscape) private open space area orientated towards the road frontage with a minimal area of 10m2 and a minimum dimension of 3m.

2.

The form and streetscape elevation of the dwelling shall be planned to ensure the car accommodation (garage and/or carport) is setback further than the line of the habitable space or the defined private open space.

3.

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

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

5.

CARPORT / GARAGE

STUDY SPACE

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

ENTRY

Entry door being visible from the road frontage

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

5.5m FEATURE LANDSCAPE TREATMENT

6. A gatehouse shall read as an integrated part of the built form of the dwelling and shall be planned forward of the garage/carport.

7.

Gates and fences addressing the road alignment shall generally be 1500mm in height and no less than 50% transparency.

8.

Where two garage and/or carport doors are introduced to articulate the elevation, the door closest to the entry and/or gatehouse may have a road alignment setback of 4.5m. In this instance, the entry and/or the gatehouse structure shall incorporate the garage/carport opening as an integrated built form element.

9. Carport spaces openable to the private open space may provide opportunity for extending private open space. In this instance, a batten type screen to the carport door is encouraged to promote street activation, cross ventilation and increase diversity of the streetscape elevation.

4m

VISITOR CAR SPACE

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

4m

4.5m

5.5m

FEATURE LANDSCAPE TREATMENT

FEATURE LANDSCAPE TREATMENT

5.5m 4m

VISITOR CAR SPACE VISITOR CAR SPACE

OPTION 2

OPTION 3

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LANDSCAPING

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.

2

9

9

10

10 2 3

SCREENING PLANTING

11

11

3

BUFFER PLANTING TO SIDE BOUNDARIES

5

SIDE FENCE RETURNING TO HOUSE

13

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

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

LANDSCAPE FRONTAGE

LANDSCAPE FINISHES

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.

7

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

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GENERAL AMENITY

6

SERVICES AND UTILITIES 13

5

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

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LARGE TREES

Two shade trees of minimum 45 litre pot size are to be planted in the front yard to enhance the front façade appeal. Planting to the front façade should integrate with the architectural theme, to add positive visual appeal to the amenity of the street and home alike.

PRIVATE OPEN SPACE

Maximise useable private open space where possible.

Utilise native plant species.

5

CONNECTED SPACES

Provide connection to private open space to maximise useability.

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12

4

POOL FENCING

Ensure code compliance.

Construct to a maximum height of 1.8 metres.

4

POOL TO REAR YARD

Provide appropriate compliance with pool safety codes.

2

SHADE TREES

SIDE BOUNDARY FENCE

Landscaping to the rear boundary is encouraged.

1

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

3

8 BUFFER PLANTING TO REAR BOUNDARY

8

16

15 5

16 6

7

TURF INSTALLATION

Turf is to be laid between the front of the building and the kerb prior to occupation to avoid soil erosion and run off.

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

WELCOME HOME

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

BLURRED EDGE

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

TRELLIS Any trellises to the front are to be maximum 1.2m high transparent coloured metal complimented by stained hardwoord timber posts with a minimum size of 100mm x 100mm.

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.

DRAINAGE Stormwater run-off must be collected or discharged to the kerb adaptor via the installation of agi pipes and pits in both rear and side yards. Grading of the landscape must minimise stormwater runoff into neighbouring properties.

Where applicable, developer installed retaining wall drainage must be connected by the builder to the local stormwater system discharging to the kerb adaptor.

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N

CLIMATICALLY RESPONSIVE DESIGN PRINCIPLES

1

1

MORNING WINTER SUN

4

NATURAL VENTILATION 3

4

AFTERNOON SUMMER SUN

4

2 3 1

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

OVERHANGS

Provide shelter to outdoor spaces and generous eaves for diffused light, reduced glare and protection 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

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.

PROTECT FROM COLD SOUTH-WESTERLY WINTER WINDS

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

Building Line – The front wall line of the house.

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

DRC – Design Review Committee.

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.

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

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

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

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

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

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

Lily Pilly Acmena smithii

Crow’s Ash Flindersia australis

Queensland Maple Flindersia brayleyana

White Oak Grevillea baileyana

Native Frangipani Hymenosporum flavum

Wheel of Fire Stenocarpus sinuatus

Lily Pilly Syzygium australe

Weeping lilly pilly Waterhousea floribunda

Callistemon species

Hop Bush Dodonaea triquetra

Grevillea Species

Hovea Hovea acutifolia

Dogwood Jacksonia scoparia

Blue Tongue Melastoma affine

Hairy Bush Pea Pultenaea villosa

Maidens Wattle Acacia maidenii

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

GROUNDCOVERS

= endemic species

Appendix D FEATURE CORNER FENCE TYPE A Feature corner fence Type A shall be installed in instances where retaining wall is absent or is less than 1.0m high.

Fence to be stepped to suit changes in level. Raked fences will not be accepted.

2400 MAX

2400 MAX

100

100 x 100MM HARDWOOD TIMBER POST PAINTED BLACK

100

75

25

100 x 25MM CAPPING RAIL

PROPERTY BOUNDARY

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 shall be installed in instances where retaining wall is equal to or greater than 1.0m high.

Fence to be stepped to suit changes in level. Raked fences will not be accepted.

PROPERTY BOUNDARY

PRIVATE PUBLIC

2400 MAX

2400 MAX

100

100 x 100MM HARDWOOD TIMBER POST PAINTED BLACK

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

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:

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.