Brookhaven Design Guidelines - The Canopy

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.

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:

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.

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 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.

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.

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

T HE P ROCE S S

The DRC reserves the right to decline applications in its absolute discretion, and in particular where the design does not comply with 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 FAÇADE

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

FRO N T FAÇ A D E WIDTH

The minimum width of the front facade, as measured to the wall, is:

• 12m for lots 20m wide and under

• 15m for lots greater than 20m wide

1 IN C LUS ION OF E AV E S

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

2 WALL L EN G T H

Wall ength is not to exceed 6m before it projects or is recessed by a minimum depth of 450mm, accompanied by a change in eave line.

3 HABITABLE ROOM S

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

4 COVE R E D E N T RY

Dwellings must ncorporate an entry porch with its own roof with a minimum depth of 1.5m and not less than 4m2 in size excluding the area under the eaves.

5 PAS SIVE SU RV E I LLA N C E

The façade area facing the street or public

for passive surveillance A minimum of 20% is required (excluding front and garage doors)

GLAZING

The front facade is to incorporate clear glazing to a minimum 20% of the front façade, with a maximum sill height of 1.0m.

No obsure or translucent glazing is permitted to any street frontage.

SECONDARY STREET FAÇADE

FAÇ A D E CO N SI D ER AT I O N

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

I N C LU S ION OF E AV E S

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

WA LL LEN G T H

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

DWELLING SIZE

FLOOR AREA

A minimum total enclosed floor area of 200m2 is encouraged. The calculation excludes the floor area of garages, entry porches, outdoor living spaces, verandahs and breezeways.

EXTERNAL MATERIALS & FINISHES

ARCHIT

Contemporary design is to be reflected in al 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

A minimum of 2 materials and 2 colours is required for the Front and Secondary Street Facades, with not more than 60%* of any one material or colour.

Materials and Finishes - Permitted:

• Brickwork (limited to 30%* of the facade)

• Rendered or bagged and painted brick

• Natural timber (painted or stained)

• Stone

• Lightweight cladding (limited to 50% of the front facade)

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.

*Calculations exclude window, door and garage door openings.

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.

ROOF MATERIALS AND FORM

ROOF M ATERIALS A N D FOR M

Roofing must be of a scale and form representing Contemporary Queensland Arch tecture and Design. Roof materials are to consist of COLORBOND® Custom Orb sheeting or Flat Profile roof tiles

1 HIP ROO F

Maximum of 30 degrees and a minimum of 20 degrees

SKILLION ROO F

Maximum of 15 degrees and a minimum of 5 degrees

2 ROOF FINIS H ES AND CO LOUR S

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 LE T TERB OX FINI S H

Letterboxes are to complement the style of the dwelling and have a rendered finish or timber with metal nsert Letterboxes on poles are not permitted.

FENCING

Refer to Appendix D for the Fencing Plan, identifying the fencing requirements for each lot.

All fencing within The Canopy must comply with the Development Approval and Vegetation Protection Covenant, where applicable.

Fauna friendly fencing is mandatory to the front of each lot to create a consistent character within The Canopy and must be installed to the front boundary and side boundaries, forward of the building line.

The fence style is a timber post and rail fence, painted black, with black chain link mesh infill. Refer to Appendix F for the fence detail.

A gate across the driveway is optional but where installed, must be electric and in the same style as the front fence.

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SIDE AND REAR FENCIN G

Side boundary fencing will be a 1.8m high timber paling fence, except for boundaries within the Vegetation Protection Covenant area, where fauna friendly fencing (refer Appendix F) is required to allow fauna movement and koalas to climb through or over the fence.

SIDE FENCE RETURNS

The use of side fence returns is discouraged unless they are required to provide privacy to outdoor living spaces and/or to screen utilities.

The maximum length of any side fence return is 6m.

Acceptable styles:

• Aluminium slats (vertical or horizontal) in a colour to match the dwelling; or

• Dressed timber slats (vertical or horizontal), stained or painted in a colour to match the dwelling.

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.

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.

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 E for the fence detail.

Corner fencing must end 1.0m 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.

KOALA EXCLUSION FENCING

For lots within the Vegetation Protection Covenant area, Koala Exlusion Fencing is required around the Building Location Envelope if domestic animals are to be kept on the lot. This is to maintain separation between domestic animals and native flora and fauna.

Refer to Appendix G for the fence detail.

MATERIALS

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

BRACKETS

Brackets have been provided on all developer installed retaining walls for ease of fence installation where appropriate. Developer installed retaining walls are located wholly within the downside lot in accordance with Council requirements.

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

6

Each dwelling is to have a two car garage that compliments the dwellings and is constructed of the same materials, colours and finishes.

The garage may be under the main roof of the dwelling, attached to dwelling or detached from the dwelling.

Garages are to be setback a minimum of 500mm from the front building line of the dwelling.

No carports are permitted.

VA RY ING FRO N T FAÇ A D E S

4 FRON T FENCIN G

CO N TEM P ORA RY QUE E NSLAN D

E CTURE AN D D E SIG N

CONSTRUCTION OBLIGATIONS

Driveway Materials - Permitted:

• Exposed aggregrate

• Coloured concrete (except light grey)

• Stamped concrete

• Stencilled concrete

• Pavers

• Properly encased, confined and compacted gravel, stone or similar finish. This material is limited to driveways of over 15m long from back of kerb to the dwelling.

Driveway Materials - Not Permitted:

• Plain concrete

• Asphalt

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

DRIVEWAY STANDARD

Only one driveway is permitted per lot.

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.

Driveways and crossovers are to be completed prior to

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

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Limited to a maximum height of 1.5m from finished ground level in a single lift.

For walls higher than 1.5m, a suitably landscaped 500mm deep terrace is required at every 1.5m interval.

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Offset a minimum of 600mm from side boundaries, unless consent from the adjoining property owner is obtained.

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

Permitted Materials:

Rendered or bagged and painted masonry  Stone  Sandstone

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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.

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.

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

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

Sheds and outbuildings are to be integrated with the design of the dwelling through the use of similar materials, colours and finishes. They are to be located behind the front building line of the dwelling and positioned so they do not detract from the visual amenity of the streetscape, or adjacent and adjoining properties.

MOUNTED SERVICES

The total enclosed floor area of all shed structures is not to exceed 150m2. The height must not exceed 3m for external walls and 4.5m at the ridgeline.

Sheds are to be constructed of brick, rendered brick/block or non-reflective metal sheeting. Unpainted galvanized iron, zinc alum finishes or similar are not permitted.

Trucks, trailers, caravans, tractors, prime movers, backhoes, boats, jet skis etc must be stored in either the garage of the main dwelling or a shed.

SECONDARY DWELLINGS

A secondary dwelling is permitted where it compliments the main dwelling and is constructed of the same materials, colours and finishes.

The main and secondary dwelling must present as a single dwelling when viewed from the street or public space.

The secondary dwelling must not exceed 70m2 or 50% of the gross floor area of the main dwelling, whichever is the lesser.

Only one driveway, water and sewer connection is permitted per lot.

ANCILLARY ITEMS & 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 

Heating and cooling units  G arbage and refuse bins 

Clothes and washing lines 

Pool, spa and pumps 

Satellite dishes and aerials

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Construction of the dwelling and external works must be continuous and completed within the time provided in the Contract

Provide a bin or enclosure for the duration of construction and ensure it is emptied regularly to avoid overflow of rubbish to site and surrounding areas

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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

TELECOMMUNICATIONS AGREEMENT

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

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

A choice of retail service providers utilise the OptiComm network. Further details are available on the OptiComm web site.

www.opticomm.net.au/my-connection/find-a-service-provider/

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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.

NATURAL GAS

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

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

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

WATER METERS

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

Setbacks and Development Controls Landscaping

1. Each dwelling and associated ancillary out building shall be located within the nominated Building Lot Envelope.

2. Dwelling located within the Constrained Overlay Area are to refer to the Saunders Havill Group Covenant Plan.

3. Maximum Building Height - 2 Storeys.

4. Front Setback - The minimum setback to a Ground Floor habitable room is to be 4m.

5. Front Setback - The minimum setback to a garage door is to be 5m.

6. Preferred Garage Location - As indicated on the Plan of Development.

7. Private Open Space is provided at ground level, that:

a. Is a minimum 16m2 in size (min. dimension 4m) (excluding water tank)

b. Enables access from a living area of the house

8. 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).

9. Driveways are to have a minimum setback of 0.5m from the side boundary.

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

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

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 room is in an adjacent dwelling provide suitable screening such as:

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.

Landscaping

1 SHE D S AN D O UT B U ILD I N G S 2 SHADE TRE E S

Are to be located within the BLE and integrated with the architectural style of the home.

3 SIDE BOU N DA RY F E NC E

Construct to a maximum height of 1 8 metres 4 S CR EE N I N G P L ANTIN G Utilise native plant species

G E NE R A L AM E N I T Y

Landscaping areas to be mainta ned to an acceptable standard. Yards are to be clean tidy and well ma ntained

Position trees to provide shade during Summer. Landscaped garden beds are to be planted in the front yard, to soften the appearance of front fencing and to enhance the front facade appeal.

L A N D S C APE FI N I S H E S

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

SPE C IE S S E L E C TI O N

All landscaping (other than turf ) is to consist of recommended species – Refer to Acceptable Plant Spec es, Appendix C

I RR IG AT I O N rrigation will assist n water efficiency – appropriate systems are to be installed e.g drip irrigation

5 L A R GE T R E E S

Two shade trees of minimum 45 litre pot size are to be planted in the front yard to enhance the front façade appea Planting to the front façade shou d ntegrate with the arch tectura theme, to add positive visua appea to the amenity of the street and home alike.

6 TU RF IN S TA LL AT IO N Turf is to be laid between the front of the building and the kerb pr or to occupation to

l interest at entry A green contributing to contemporary ectura design

13 FRONT FENCING

Fauna Friendly Fencing to the front boundaries to create a consistent character within The Canopy.

INFORM ATIO N

at

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 sotrmwater system discharging to the kerb adaptor.

AR TI CUL ATI O N :

The recess and/or projection of a wall

B UI L DI N G L INE :

The front wall line of the house

B UI L DI N G HEIGH T :

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

DRC : Design Review Committee

E AVE L INE :

The edge of the roof or parapet

Definitions Recommended Roof Colours

FAÇ A D E :

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 P ublic Area

GLA Z I N G :

Any fixed or opening glass panel

H A B I TA BL E ROOM :

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

PRI VAT E OP E N S PACE :

The externa open areas around the dwelling that are intended excl si el for the recreational purpose of th residents

SECONDARY DWELLING : A dwelling used in conjuction with, and subordinate to the main dwelling on the same lot.

SE T B ACK :

The minimum distance between the wall and the property boundary line

S T REE T FRON TAGE :

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

SI T E COV E R AG E :

The area of the site covered by the building

The roof colours below have been chosen for their ability to reflect up to 70 per cent of summer heat gain Light coloured COLORBOND® sheeting or roof tiles keep cooler than darker colours. This cooler temperature can mean reduced energy costs for cooling a home or building. These are recommendations only and design approval is not contingent on the use of one the colours below.

FINISHES

POSTS: PAINTED IN BLACK.

Fauna Friendly Fence

Builder/Owner Design Application Checklist

CHAIN MESH: PVC COATED IN BLACK.

RAILS: PAINTED IN BLACK.

NOTE

The 300mm gap at the bottom of the fence is only required where the Fauna Friendly Fence is used within the Vegetation Management Covenant area, to permit the passage of wildlife. The gap is not required where the Fauna Friendly Fence is used as mandatory front fencing.

Koala Exclusion Fence

Feature Corner Fence

ELEVATION - TYPICAL ARRANGEMENT

ELEVATION - TYPICAL ARRANGEMENT

TYPICAL INTERMEDIATE STRAINER POST ASSEMBLY

KOALA EXCLUSION FENCE

TYPICAL INTERMEDIATE STRAINER POST ASSEMBLY 1:20 @ A1

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

P RO PE RTY D E TAIL S

Lot number: Street name: Stage: OWN E RS D E TA IL S 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

TYPICAL INTERMEDIATE STRAINER POST ASSEMBLY 1:20 @ A1

D ES IG N SUBMI S S IO N R E Q U IRE M E N T S (TIC K B OX )  Site plan (min scale 1:200) including: setbacks from all boundaries, site evels (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 tems and