Design Guidelines VERSION1
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 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.
FORWARDEDAPPLICATIONTOTHEDRC1. 4. REVIEWEDAPPLICATION2.BYDRC IN 10 BUSINESS DAYS APPROVAL3.GRANTED PLANS4.TO BE SUBMITTED FOR BUILDING APPROVAL TO LOCAL AUTHORITY AMENDEDPLANSCERTIFIERBUILDINGFORAREORFURTHERINFORMATIONPROVIDED3.APPLICATIONDECLINEDORFURTHERINFORMATIONREQUIRED
Brookhaven, a connected village surrounded by nature, has been designed to be an environmentally sustainable community that improves liveability for residents while reducing environmental impact.
The Design Guidelines encourage a cohesive streetscape whilst promoting variety in house design and are designed to create a neighbourhood that is visually interesting, sustainable, promotes diversity and is of a consistent high quality.
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.
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THE PROCESS
By following the Design Guidelines carefully you will help to contribute to the creation of a more desirable neighbourhood and enhance the value of your home and community, resulting in;
Design Approval Process
w visually appealing streetscapes; w improved passive thermal comfort; w reduced living costs; w environmentally responsible development; w providing certainty about the standard of housing; w assuring you that everyone will contribute equally to achieving a strong neighbourhood character; and w promoting a modern Australian architectural style that responds to the Australian climate and fosters a cohesive streetscape.
Using information from the Design Guidelines will provide you with an understanding on ensuring your home is comfortable, healthy and reduces your impact on the environment.
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).
4 COVERED ENTRY Dwellings must incorporate at least a porch, verandah or covered entry with a minimum depth of 1m from the front door.
HABITABLE ROOMS
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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.
5 PASSIVE SURVEILLANCE
Source materials with third-party certifications to ensure the environmental and social impact is minimised. For example, look for FSC MERBAU TIMBER
METAL FINISHES COLORBOND® sheeting is not permitted to EXTERNAL FINISHES
Unfinished and highly reflective materials and vibrant colours are not acceptable.
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.
PERMISSIBLE TYPE Lots between 10m and 12.49m wide are to be designed with a single or tandem garage, or in accordance with Specific Development Controls A. Double garages are permitted on double storey dwellings where the second storey projects 1m forward of the garage wall. Asphalt is not a permissible material.
FRONT STREET FAÇADE VARYING FRONT FAÇADES
Only single height bricks are permitted to the front or secondary street façades. Feature brick to the front and secondary street façades is to be applied with coloured mortar (plain and grey mortar not permitted to this area). Unfinished ‘commons’ bricks are CHOICE OF MATERIALS
Dwellings must provide at least one habitable room facing the street, for example a bedroom or living room.
4FENCINGFRONTFENCING
DRIVEWAY COMPLETION Driveways and crossovers are to be completed prior to occupation of the dwelling.
Garages and carports must include roof design features consistent with the form and materials of the main dwelling.
2 WALL LENGTH Wall length is not to exceed 6m before a change in eave line is provided.
SECONDARY STREET FAÇADE FAÇADE CONSIDERATION
LETTERBOX FINISH Letterboxes are to reflect the style of the dwelling and finished in complementary colours and materials.
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.
INCLUSION OF EAVES Eaves are required to be a minimum of 60% of the secondary façade.
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. 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.
1 INCLUSION OF EAVES Eaves are required to be a minimum of 60% of the front façade.
EXTERNAL MATERIALS AND ARCHITECTURECONTEMPORARYFINISHESQUEENSLANDANDDESIGN
SECONDARY STREET Fencing to the secondary street on a corner lot is to be a maximum of 1.8m in height and can be solid to a maximum length of 70% along the property boundary with the remainder to be transparent as per the front fencing requirements. Timber fencing constructed as part of the solid component is to be capped and butted with internal railing not exposed to the street.
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).
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.
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.
DESIGN CONSISTENCY
Duplication of façades will not be permitted side by side. Variations in roof line, entry design, colour scheme and materials are necessary.
A corner lot facing a secondary street or has a common boundary to a park or reserve must be addressed in the same manner as the primary street façade.
2 ROOF FINISHES AND COLOURS
1 23 4 5 6 1 4 5 6 3 2
5 SIDE AND REAR FENCING
ROOF MATERIALS AND FORM
ROOF MATERIALS AND FORM
GARAGES AND DRIVEWAYS
DRIVEWAY STANDARD Crossovers are to be in accordance with Logan City Council requirements.
SINGLE HEIGHT
WALL LENGTH 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.
NATURAL GAS w An agreement has been entered into with APA to supply the project with natural gas. w A range of retail service providers utilise the APA natural gas network, with no restrictions on your choice of provider.
As viewed from the street or public space:
Permissible Materials: w Stone or masonry materials are to be used forward of the building line and for walls parallel to the street.
www.opticomm.net.au/my-connection/find-a-service-provider/
w Commons brick is not permissible forward of the building line. w Timber can be used for all locations including side property boundaries forward of the building line and for walls perpendicular to the street.
w Original levels as constructed by the Developer must be maintained to shared boundaries.
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.
RETAINING WALLS AND EMBANKMENTS
w Full details of heights, materials and location of all retaining walls and embankments are to be submitted for approval. w Developer installed retaining walls are not to be altered or removed without consent. w Additional retaining walls may be required to be installed at the purchaser’s discretion to support the proposed house design. The Brookhaven Design Review panel will not assess this during covenant approval, please discuss with your builder prior to commencing your build.
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.
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.
CONSTRUCTION OBLIGATIONS w Construction of the dwelling and external works must be 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.
SHEDS AND OUTBUILDINGS
w Natural gas appliance and hot water system selections are to be made with your builder.
w Limited to a maximum of 1.5m in height before use of a 0.5m wide landscape terrace is required.
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 Heating and cooling units. w Garbage and refuse bins. w Clothes and washing lines. w Pool, spa and pumps. w Satellite dishes and aerials.
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.
TELECOMMUNICATIONS
Appropriate approvals are to be obtained where required from the Local Council or regulatory body.
AGREEMENT
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.
BUILDING SETBACKS
w Building setbacks are as per the approved Development Control Plan and are detailed on the individual House Siting Plan for each lot.
w A connection fee may be required prior to connection which will be paid by the developer.
w Must not be visible from the street or public space. w Any shed or outbuilding must not be attached to the main dwelling.
w The consent from the adjoining property owner should be obtained where retaining walls are closer than 0.6m from the boundary.
w An agreement has been entered into with OptiComm Co Pty Ltd to supply the project with a broadband fibre optic cable network.
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Position trees with large canopies to provide shade in summer and reduce glare from optimiseenvironment.surroundingEnsuretreelocationsandspeciessummerbreezes.
LANDSCAPING1SHEDS
LANDSCAPE FRONTAGE Landscaping of at least 3m wide to the site frontage, except where the site fronts an arterial road where at least 5m is required.
OUTBUILDINGSAND
6 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.
Landscaping of at least 0.5m wide between the driveway and side boundary.
Optimise cross ventilation and natural light to keep the house cool and dry, to moderate humidity. 4 OVERHANGS Provide shelter to outdoor spaces and generous eaves for diffused light, reduced glare and protection from driving rain.
11 CONNECTED SPACES Provide connection to private open space to maximise useablilty. 12 PRIVATE OPEN SPACE Maximise useable private open space where possible. 13 SERVICES AND UTILITIES Locate away from recreational areas and buffer from neighbours living areas. 14 SIDE RETURNINGFENCETO HOUSE Fencing to the side boundary is to return a minimum distance of 1m behind the front façade.
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.
SUMMERAFTERNOONSUNLANDSCAPE
5 BUFFER PLANTING TO SIDE BOUNDARIES
PROTECT FROM SOUTH-WESTERLYCOLDWINTERWINDS
15 WELCOME HOME Visual interest at entry. A green entry contributing to contemporary architectural design. 16 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. Garden beds to a minimum of 40% of front property boundary
POOL TO REAR YARD Provide appropriate compliance with pool safety codes. 10 POOL FENCING Ensure code compliance.
SUMMERNORTH-EASTERLYCAPTUREBREEZES
LANDSCAPE FINISHES Alternative materials and products may be used upon review and consideration by the Design Review Committee. IRRIGATION Irrigation will assist in water efficiency - appropriate systems are to be installed e.g. drip irrigation.
2 ORIENTATION
SCREENING PLANTING
Position service areas and limit living areas to western aspect where possible to reduce exposure to heat in summer and cold southwesterly winter winds.
GENERAL AMENITY Landscaping areas to be maintained to an acceptable standard. Yards are to be clean, tidy and well maintained.
Sheds greater than 9m2 are considered an extension of the main dwelling and must satisfy the building setbacks, external colours and finish of the dwelling.main 2 SHADE TREES Position trees around private open space to provide shade during summer.
3 SIDE BOUNDARYFENCE
Construct to a maximum height of 1.8 metres. 4
1 1 3 4 4 2
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8 BUFFER PLANTING TO REAR BOUNDARY Landscaping to the rear boundary is encouraged.
Utilise native plant species.
N 1 345 5 2 2 5 6 6 7 1098 11 12 13 161415
CLIMATICALLY RESPONSIVE DESIGN PRINCIPLES VENTILATION3WINTERMORNINGSUNNATURAL
Appendix A Appendix B
WHITEHAVEN ® SA = 0.23 BCA = L SRI = 95 SURFMIST ®† SA = 0.32 BCA = L SRI = 82 CLASSIC CREAM ™ SA = 0.32 BCA = L SRI = 82 GALACTIC ™ SA = 0.34 BCA = L SRI = 80 COSMIC ™ SA = 0.39 BCA = L SRI = 73 PAPERBARK ® SA = 0.42 BCA = M SRI = 68 SHALE GREY ™ SA = 043 BCA = M SRI = 66 EVENING HAZE ® SA = 0.43 BCA = D SRI = 66 DUNES ®† SA = 0.47 BCA = M SRI = 61 RHEA™ SA = 0.49 BCA = M SRI = 58 COVE ™ SA = 0.54 BCA = M SRI = 51 WINDSPRAY ®† SA = 0.58 BCA = M SRI = 46 PALE EUCALYPTUS® SA = 0.60 BCA = M SRI = 43 ASTRO ® SA = 0.62 BCA = D SRI = 41 GULLY ™ SA = 0.63 BCA = D SRI = 39 (The lowest Solar Absorbance value in the COLORBOND steel range.)
- The recess and/or projection of a wall.
Habitable Room – A room used for living activities, e.g. a family room, living room, meals or bedrooms.
DRC – Design Review Committee.
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.
ArticulationDEFINITIONS
Private Open Space – The external open areas around the dwelling that are intended exclusively for recreational purpose of the residents’.
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.
Building Line – The front wall line of the house.
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.
Setback – The minimum distance between the wall and the property boundary line.
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).
RECOMMENDED ROOF COLOURS
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: SHRUBSTREES Flame Tree Brachychiton acerifolius 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 CLIMBERSGROUNDCOVERSFEATUREPLANTS 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 = endemic species
PROPERTY DETAILS Lot Stage:Streetnumber:name: OWNERS DETAILS
BUILDER/OWNER DESIGN CHECKLIST
APPLICATION
Please provide the following details for the submission of plans to the Design Review Committee.
Submit to: brookhaven-drp@frasersproperty.com.au
¨ 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.
Subject line: Brookhaven Lot XX Street Name
CurrentName: address: PleaseEmail:Tel: 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.
BUYER ACKNOWLEDGEMENT
We acknowledge we have read and understand and agree to comply with the Brookhaven Design Guidelines.
Buyers Dated:Signed:CurrentName:address:
Appendix D
DESIGN SUBMISSION REQUIREMENTS (TICK BOX)
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Disclaimer: - Approval issued under these Design Guidelines is NOT an approval under the requirements of the Building Act, or any other Act or Regulation. documents provided have not been checked for compliance with any structural, health, or planning requirements, for the suitability of the building for use to which it may be put. Australia, Architects, employees representatives do not accept responsibility suitability soundness
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