DESIGN GUIDELINES LANDCORP.COM.AU/THERISE

Transcription

1 DESIGN GUIDELINES LANDCORP.COM.AU/THERISE

2 CONTENTS PAGE 1 INTRODUCTION VISION & PRINCIPLES 1 2 STRUCTURE DESIGN OBJECTIVES MANDATORY CRITERIA 2 3 APPROVAL PROCESS OVERVIEW APPLICATION REQUIREMENTS 4 4 LOCAL STRUCTURE PLAN DEVELOPMENT REQUIREMENTS 5 5 YOUR HOME BUILT FORM CHARACTER EXTERNAL FINISHES AND COLOURS ELEVATIONS ROOF DESIGN CROSSOVERS, ACCESS AND DRIVEWAYS GARAGES AND CAR PARKING SERVICES FENCING 12 APPENDICES APPENDIX A DESIGN GUIDELINES CHECKLIST 13 APPENDIX B APPLICATION FORM 15 APPENDIX C LSP DEVELOPMENT REQUIREMENTS 17

3 1 INTRODUCTION THE RISE DEVELOPMENT IS LOCATED ON A 3.519HA SITE WHICH FORMERLY ACCOMMODATED THE CAMBERWARRA PRIMARY SCHOOL. The site is located within the northern suburb of Craigie, approximately 22 km north of the CBD, 2.8 km east of the beach and 1.6km north-east of the Whitfords Shopping Centre. The site is bound by Currajong Crescent to the north, Camberwarra Drive to south, the rear of existing residential development to the east, and Argus Close and residential development to the west. The development includes 41 residential lots, of which 4 are Grouped Housing sites, and an area of Public Open Space (POS) located in the south west corner of the site. The Design Guidelines have been prepared to enable implementation of the vision for The Rise by outlining desired outcomes and establishing parameters for the design of all homes. 1.1 VISION & PRINCIPLES The vision for The Rise is to create a high quality, contemporary residential development that offers a diversity of lot and dwelling types. The Design Guidelines seek to achieve built form which will contribute to the creation of a distinct place with a high quality urban environment. The key principles promoted by the Design Guidelines are: Articulation; Diversity; Liveability; Activation; and Safety and surveillance. 1

4 2 STRUCTURE The Design Guidelines have been divided into two parts to assist applicants in preparing their house designs and applications: Design Objectives and Mandatory Criteria. 2.1 DESIGN OBJECTIVES The Design Objectives outline the design intent underpinning the Mandatory Criteria and explain the desired outcomes. 2.2 MANDATORY CRITERIA The Mandatory Criteria must be incorporated into all house designs. The Mandatory Criteria will ensure the Design Objectives are met. The Mandatory Criteria is discussed in detail in section 5 and summarised in the Design Guidelines Checklist contained in Appendix A. 2

5 3 APPROVAL PROCESS 3.1 OVERVIEW All house designs are required by the Contract of Sale to be submitted to The Rise s Town Planner (Taylor Burrell Barnett) for assessment against the Design Guidelines prior to lodging an Application for Development Approval and/or Building Permit with City of Joondalup. An applicant must the following information to admin@tbbplanning.com.au: A completed Design Guidelines Checklist (refer Appendix A); A completed Application for Design Guidelines Approval form (refer Appendix B);and An electronic copy of all plans to scale as outlined in section 3.2. Should the Town Planner consider that the plans do not meet the Mandatory Criteria, the Town Planner will return the documents with a written explanation of the required changes. There will be no avenue for review in relation to the Town Planner s decision. Once the Town Planner deems the plans to achieve all of the Mandatory Criteria, confirmation will be provided that the plans have been approved. Subsequent to the approval of plans under the Design Guidelines, applicants should then proceed with lodging an Application for Development Approval and/or Building Permit with the City of Joondalup. NOTE: Applicants who do not obtain Design Guideline approval from LandCorp prior to obtaining a Development Approval and/or Building Permit from the City of Joondalup will not be eligible to receive the fencing and landscaping incentives (refer to fencing and landscaping terms and conditions). The first assessment of plans will be provided free of charge, however if reassessment is required after the plans are approved, a $500 fee will apply. STEP 1 STEP 2 STEP 3 STEP 4 STEP 5 STEP 6 Familiarise Design Submission (via ) Assessment (Plans assessed against DGs by Town Planner) Approval (LandCorp) Lodgement (Submit to City of Joondalup for Approval) Design does not comply. Modify design (go back to Step 2) 3

6 3.2 APPLICATION REQUIREMENTS In order for applications to be assessed, it is essential that the information outlined below is submitted with each Application for Design Guidelines Approval via to An electronic copy of plans detailing the information outlined below is required to be submitted: Site plan at an appropriate scale; Floor plans for all buildings at an appropriate scale; Window and door openings (including use of any louvers), extent of eaves and outdoor living areas; Elevations for all buildings at an appropriate scale detailing the external materials, finishes and colours and related to existing and finished ground levels; Proposed levels and other significant site features such as street poles and pit lids; Location of vehicle parking/storage; Location and design of all proposed buildings, access, driveways, paths, walls, screens, fences, all roofed areas, outbuildings and all mechanical equipment where proposed; A completed Application for Design Guidelines Approval form and Design Guidelines Checklist (refer Appendix A and B). 4

7 4 LOCAL STRUCTURE PLAN DEVELOPMENT REQUIREMENTS It is important for owners to be aware that, in addition to the requirements of these Design Guidelines, there are other development/design requirements in the City of Joondalup Local Planning Scheme 2, and the Camberwarra Local Structure Plan (LSP). In particular, the LSP contains Development Requirements specifically relating to dwelling design in The Rise, addressing, among other things, the following: Orientation; Corner Lots; Lots abutting Public Open Space; Roofs; Garages/Carports; Boundary Fencing; Outbuildings; Boundary Setback Requirements; Building Height Requirements; Retained Trees; Retaining Walls; and Bin Pads. House designs are required to comply with the Local Planning Scheme (incorporating the Residential Design Codes) and LSP Development Requirements. The City of Joondalup is responsible for administering these requirements and they will be assessed when an Application for Development Approval and/or Building Permit is lodged with the City. Where there is an inconsistency between the Residential Design Codes and the LSP Development Requirements, the LSP Development Requirements shall prevail. For information purposes, a copy of the LSP Development Requirements are contained in Appendix C. 5

8 5 YOUR HOME 5.1 BUILT FORM CHARACTER High quality built form will contribute to and help to define the streetscapes of The Rise development, creating a distinct urban environment. Contemporary architectural character is promoted at The Rise; house designs should reflect the urban context. Visual interest results from well considered use of a variety of materials and textures and the articulation of the building. Home owners are encouraged to carefully design their houses to incorporate articulation through the use of textures, materials and colours. OBJECTIVE To ensure the design of all houses within The Rise enhance the visual amenity of the development. MANDATORY CRITERIA Front entries must be clearly identifiable from the street or POS (for houses directly abutting POS) through the use of elements such as entry porticos, defined front doors and sidelight glazing. Front doors must not be located within the carport or garage. House elevations must be articulated to provide visual interest. Elements that contribute to visual interest include: Changes in materials and finishes (including alternative brickwork); Use of colour and texture on wall finishes; and Use of design elements such as balconies, gables and openings. To provide visual interest, development on corner lots must address both the primary and secondary streets. The secondary street elevation is to be articulated and detailed consistent with that of a primary street elevation for a minimum length of 4m from the front facade. Blank facades must not be visible from the public realm. 6

9 5.2 EXTERNAL FINISHES AND COLOURS The visual appeal of development within The Rise will be strongly influenced by the selection of building materials and external finishes. Material and colour selection shall respond to the urban location and be contemporary in style. The palette of colours used on the exterior of the house is to generally achieve some contrast, with an appropriate mix of materials and finishes. This should typically comprise of a dominant material which is complemented by minor elements of alternative materials. To promote a consistent palette, dominant colours should be neutral or have low visual impact. OBJECTIVE To create a contemporary urban built form character through a consistent palette. MANDATORY CRITERIA All external finishes and colours (visible from the public realm) must reflect a contemporary urban character. Dominant colours should be neutral or have low visual impact. In the case of grouped dwellings, the external finishes and colours shall be consistent through the entire development. Highlight elements may be permitted, provided they do not dominate the primary finishes and colours. Roof colour should be of subtle neutral tones, complementing the rest of the house. Brightly coloured or dark, heat absorbing roof colours are not permitted. All external walls visible from the public realm must be finished in either: - Painted sand finish cement render or acrylic render; - Horizontal weatherboard (Lines or Newport profiles); Face brick may be used sparingly as a feature or highlight. Any Colorbond fencing installed shall be Terrace in colour. Given the subjective nature of some of the above criteria, assessment of compliance will be at the discretion of LandCorp. 7

10 5.3 ELEVATIONS Design elements incorporated into the front facade of houses provide articulation and help to create an interesting streetscape which in turn encourages active use and passive surveillance over the street. Encouraged design elements include: Balconies; Gable roof; Window shades; Awnings; Variation to the horizontal and vertical setback of the house; and Combination of building finishes, textures and materials. Entry statements and feature wall elements are encouraged to be finished in a material or colour that is different but complementary to the walls of the main house. As an exception, traditional red face brick may be used as a feature wall material on front facades. OBJECTIVES To create a high quality and interesting streetscape. To promote community interaction and passive surveillance of the street. MANDATORY CRITERIA All houses shall provide a front portico, porch or veranda with a minimum depth of 1.4m. The front elevation shall include a side blade wall or front feature wall. Arches, mock historical styles, reproduction, ornate and overly decorative features are not permitted. 8

11 5.4 ROOF DESIGN Roof style is an important consideration in the design of a home and will have an impact on the broader streetscape. The design of the roof needs to be considered as part of the overall house design; the design should reflect a contemporary urban character. OBJECTIVE To integrate the roof design with the overall dwelling and ensure it reflects a contemporary urban character. MANDATORY CRITERIA Roofs shall be a simple form such as pitched, skillion, lean-to or flat; roofs shall not be curved, wavy or triangular (i.e. no odd projections). Roof materials shall be Colorbond or a similar metal profile. Roof colours must be consistent with the character outlined in External Finishes and Colours and submitted for approval with your house design. Primary pitched roofs shall be between 25 and 35 degrees. Pitched gables are generally not permitted, however pitched roofs between 32 and 35 degrees are permitted a hipped feature gable to the front elevation, subject to: - Gable width of 5m (maximum) for a single storey house; - Gable width of 6.5m (maximum) for a two storey house. Primary skillion roofs are to have a minimum 10 degrees to a maximum of 15 degrees pitch (except reverse skillion roofs that fall away from the road which shall have a minimum pitch of 5 degrees). The minimum eave height shall be 2400mm above the finished floor level to the front elevation of the house and a minimum of 2100mm elsewhere. Only one single roof sheeting profile and colour shall be used on each individual house. In the case of grouped dwellings, the roof material and colour shall be consistent through the entire development. Gutters shall match the roof colour. Downpipes shall have a round or rectangular profile and shall match the roof colour and/or the colour of the walls they are attached to. 9

12 5.5 CROSSOVERS, ACCESS AND DRIVEWAYS Vehicle entrance locations should be designed to ensure there is no conflict with streetscape requirements or pedestrians and allow visitors to easily identify the entrance to a house from the street. The design of driveways plays an important role in the appearance of a home and the amenity of the street environment. OBJECTIVE To ensure crossover and garage locations do not compromise street character, house design or pedestrian amenity and safety. MANDATORY CRITERIA The driveway crossover shall have a minimum width of 4m and a maximum width of 6m, excluding the splay, unless the garage is a tandem design, in which case a minimum width of 2.6m is required. The driveway shall be no less than 0.3m from any side boundary. The material of the crossover shall match the driveway; plain concrete is not permitted. 10

13 5.6 GARAGES AND CAR PARKING Garages and car parking need to be considered in the house design to ensure integration without compromising street character, design or pedestrian amenity or safety. External garage finishes shall be consistent with the character outlined in External Finishes and Colours and submitted for approval with the house design. To encourage efficient use of space, it is highly recommended that garages incorporate additional space for storage. This can be used in a number of ways such as a workspace area, shelving for storage and recesses for bins and recyclables. OBJECTIVE To ensure garage and car parking do not detract from the amenity or safety of the street. MANDATORY CRITERIA Where a garage is on the boundary, and if the neighbouring house is not abutting this boundary wall, the boundary wall must be finished in colours and materials to match the front of the garage. All houses serviced by a rear laneway are required to access their garages from the laneway. 11

14 5.7 SERVICES Service elements, including Photovoltaic Cells (PVCs), solar hot water units, air conditioning units etc should be considered during the design phase and be appropriately accommodated within the design to ensure they are not visible from the public realm. OBJECTIVE To consider building services during the house design phase to ensure service elements are screened from view. MANDATORY CRITERIA PVCs and solar hot water units shall be installed flat on the roof profile and shall not be visible from the public realm unless there is no other location which allows suitable solar access. Air conditioning units shall not be visible from the public realm. 5.8 FENCING Any fencing or feature walls installed by LandCorp shall not be modified or removed without approval from LandCorp and the City of Joondalup. 12

15 Appendix A DESIGN GUIDELINES CHECKLIST Mark Y (Yes) in the Deemed to Comply column below. Element 5.1 Built Form Character Front entries must be clearly identifiable from the street or POS (for houses directly abutting POS) through the use of elements such as entry porticos, defined front doors and sidelight glazing. Front doors must not be located within the carport or garage. House elevations must be articulated to provide visual interest. Elements that contribute to visual interest include: Changes in materials and finishes (including alternative brickwork); Use of colour and texture on wall finishes; and Use of elements such as balconies, gables and openings. To provide visual interest, development on corner lots must address both the primary and secondary streets. The secondary street elevation is to be articulated and detailed consistent with that of a primary street elevation for a minimum length of 4m from the front facade. Blank facades must not be visible from the public realm. 5.2 External Finishes and Colours All external finishes and colours (visible from the public realm) must reflect a contemporary urban character. Dominant colours should be neutral or have low visual impact. In the case of grouped dwellings, the external finishes and colours shall be consistent through the entire development. Highlight elements may be permitted, provided they do not dominate the primary finishes and colours. Roof colour should be of subtle neutral tones, complementing the rest of the house. Brightly coloured or dark, heat absorbing roof colours are not permitted. All external walls visible from the public realm must be finished in either: Painted sand finish cement render or acrylic render; Horizontal weatherboard (Lines or Newport profiles); Face brick may be used sparingly as a feature or highlight. Any Colorbond fencing installed shall be 'Terrace' in colour. 5.3 Elevations All houses shall provide a front portico, porch or veranda with a minimum depth of 1.4m. The front elevation shall include a side blade wall or front feature wall. Arches, mock historical styles, reproduction, ornate and overly decorative features are not permitted. Deemed to Comply

16 5.4 Roof Design Roofs shall be a simple form such as pitched, skillion, lean-to or flat; roofs shall not be curved, wavy or triangular (i.e. no odd projections). Roof materials shall be Colorbond or a similar metal profile. Roof colours must be consistent with the character outlined in External Finishes and Colours and submitted for approval with your house design. Primary pitched roofs shall be between 25 and 35 degrees. Pitched gables are generally not permitted, however pitched roofs between 32 and 35 degrees are permitted a hipped feature gable to the front elevation, subject to: Gable width of 5m (maximum) for a single storey house; Gable width of 6.5m (maximum) for a two storey house. Primary skillion roofs are to have a minimum 10 degrees to a maximum of 15 degrees pitch (except reverse skillion roofs that fall away from the road which shall have a minimum pitch of 5 degrees). The minimum eave height shall be 2400mm above the finished floor level to the front elevation of the house and a minimum of 2100mm elsewhere. Only one single roof sheeting profile and colour shall be used on each individual house. In the case of grouped dwellings, the roof material and colour shall be consistent through the entire development. Gutters shall match the roof colour. Downpipes shall have a round or rectangular profile and shall match the roof colour and/or the colour of the walls they are attached to. 5.5 Crossovers, Access and Driveways The driveway crossover shall have a minimum width of 4m and a maximum width of 6m, excluding the splay, unless the garage is a tandem design, in which case a minimum width of 2.6m is required. The driveway shall be no less than 0.3m from any side boundary. The material of the crossover shall match the driveway; plain concrete is not permitted. 5.6 Garages and Car Parking Where a garage is on the boundary, and if the neighbouring house is not abutting this boundary wall, the boundary wall must be finished in colours and materials to match the front of the garage. All houses serviced by a rear laneway are required to access their garages from the laneway. 5.7 Services PVCs and solar hot water units shall be installed flat on the roof profile and shall not be visible from the public realm unless there is no other location which allows suitable solar access. Air conditioning units shall not be visible from the public realm.

17 Appendix B APPLICATION FORM To: LandCorp Application for Design Guidelines Approval The Rise 1 Owner/s of the land proposed to be developed Surname (or company name) Other names Address Surname (or company name) Other names Address Applicant s name in full (if owner put owner ) 3 Address for correspondence Telephone number(s) Address of land where development is proposed Nearest road junction or intersection Formal description of the land Lot No(s)...Location no... Deposited plan/diagram no.... Certificate of title vol... folio Lot No(s)...Location no... Deposited plan/diagram no.... Certificate of title vol... folio Purpose for which the land is currently being used Description of existing buildings on the land

18 9 Description of proposed development Material and colour to be used on external surfaces (including the roof) and any paved areas of the development Estimated cost of the development $ Estimated completion date of the development Signature(s) of owner(s) of the land date date... Signature(s) of applicant(s) date date... If signing on behalf of a company state how authorised to sign... Note: This application must be accompanied by an electronic copy of the plans, a completed Design Guidelines Checklist and the prescribed fee (if applicable).

19 Appendix C LSP DEVELOPMENT REQUIREMENTS THE FOLLOWING TEXT IS AN EXTRACT FROM THE CAMBERWARRA LOCAL STRUCTURE PLAN. THE FULL TEXT IS AVAILABLE FROM THE CITY OF JOONDALUP. The following structure plan provisions are required in addition to the design principles and deemed to comply requirements of the R-Codes, unless it is specifically stated that the provision replaces or modifies a specific design principle or deemed to comply standard. All provisions of the R-Codes not mentioned below are deemed to apply. The City s Height and Scale of Buildings within a Residential Area Policy shall not apply to development within the structure plan area. 6.1 GENERAL DEVELOPMENT REQUIREMENTS ORIENTATION a) The following replaces the design principles and the deemed-to-comply requirements of clause (Street Surveillance) and (Street Surveillance) of the R-Codes: The primary facade of dwellings shall orientate as follows: Where a lot directly abuts a public open space and the vehicle access is via a laneway - the public reserve is considered as the primary façade. If vehicle access is via a street, this shall be considered the primary façade, however the secondary façade overlooking the public open space must be articulated and include at least one major opening. Dwellings must address nominated street/s and/or public open space in terms of major openings, articulation, materials and detailing. Definable entry points visible and accessed from the street and/or public open space shall be provided. b) The following replaces Deemed to Comply requirement C1.1, dot point 2, of clause (Outdoor Living Areas)for Lots 3-10 and 16-21: Outdoor living areas are permitted to be located within the front setback area and shall be constructed to maintain surveillance and activation of the adjoining streetscape and public open space. 17

20 6.1.2 CORNER LOTS Dwellings located on corner lots shall address both streets through their design by extending the primary elevation features onto the secondary street elevation where forward of a return fence. Exposed secondary street façades must incorporate at least one major opening LOTS ABUTTING PUBLIC OPEN SPACE Dwellings on lots abutting public open space shall be orientated such that they offer passive surveillance over the open space by way of major opening(s) and/or outdoor living area(s) ROOFS With the exception south facing walls, eaves or window overhangs to a minimum dimension of 400mm are required to all major openings GARAGES/CARPORTS a) The roof and design features of garages and carports shall be consistent with the form and materials of the remainder of the dwelling. b) The deemed-to comply requirement C2 of Clause (Garage Width) of the Residential Design Codes is replaced with the following; A garage door and its supporting structures shall not occupy more than 50% of the primary street frontage at the setback line as viewed from the street. This may be varied to 60% where a balcony or upper floor with major openings extends 2/3 of the width of the garage (refer below figure). Source: City of Joondalup s Draft Dual Density Code Policy (2010) 18

21 6.1.6 BOUNDARY FENCING The Deemed to Comply requirements of clauses (Street walls and fences), (Sight Lines), (Street walls and fences) and (Sight Lines) of the R-Codes are replaced with the following: a) Fencing to a secondary street must be set back at least 4 metres from the corner truncation. b) Any fencing forward of the maximum front setback as specified under clause (for R25 R40 lots), or clause (for R30 R60 lots) shall be visually permeable 1.2 metres above natural ground level. c) Walls and fences shall be truncated or reduced to no higher than 0.75 metres within 1.5 metres of where vehicle access points meet a street. d) For lots abutting Public Open Space, where the developer has constructed fencing, the fencing shall be maintained OUTBUILDINGS a) Outbuildings that are visible from the public domain (such as from public open space) shall complement the design and materials of the dwelling or be suitably screened from view, to the satisfaction of the City of Joondalup. b) Outbuildings shall not be positioned such that they obscure surveillance of public open space from a dwelling. 6.2 R30 TO R40 PROVISIONS The following provisions apply to the areas coded Residential R30 and R40 on Plan BOUNDARY SETBACK REQUIREMENTS FRONT SETBACKS a) The following replaces deemed-to-comply requirements C2.1 and C2.4 of clause (Street setback) of the R-Codes: A 3.0 metre minimum to a 5.0 metre maximum dwelling front setback is required to the primary street (no average applies) with the exception of Lots 11, 12, 31, 32, 40 and 41. For Lots 11, 12, 31, 32, 40 and 41 a 2.0 metre minimum to a 4.0 metre maximum dwelling front setback is required to the primary street (no average applies). 19

22 b) The following replaces deemed-to-comply requirement C3.1 of clause (Lot Boundary Setback) of the R-Codes where the primary facade of lots is to public open space: Where the primary facade is to the public open space in accordance with clause 6.1.1, the minimum setback to the public open space shall be 3.0 metres. c) The following replaces the deemed-to-comply requirements C1.1, C1.2 and C1.5 of clause (Setbacks of Garages and Carports) of the R-Codes: Garages and carports shall be setback a minimum of 4.5 metres from the Primary Street or 0.5 metres behind the dwelling frontage (face of building), with the exception of Lots 11, 12, 31, 32, 40 and 41. For Lots 11, 12, 31, 32, 40 and 41 garages and carports shall be setback a minimum of 3.5 metres from the Primary Street. SIDE SETBACKS a) The deemed-to-comply requirement C3.2 of clauses (Lot Boundary Setback), and C4.1 clause (Lot Boundary Setback), for the purposes of boundary walls, of the R-Codes is replaced with the following: i. Boundary walls to nominated side boundaries are permitted. For north/ south oriented lots the nominated side boundary shall be the western boundary and for east/west oriented lots the nominated side boundary shall be the southern boundary (excluding to street and public open space boundaries). For corner lots, where the nominated boundary is a street boundary, the opposite side boundary shall be nominated. ii. Boundary walls shall not be higher than 3.5m with an average of 3m for two-thirds the length of the balance of the lot boundary behind the front setback. 20

23 b) The following replaces the deemed-to-comply requirement C3.1 of clauses (Lot Boundary Setback), and C4.1 clause (Lot Boundary Setback), where a side boundary abuts public open space: A 2.0 metre minimum dwelling side setback is required to a side boundary abutting public open space BUILDING HEIGHT REQUIREMENTS The Deemed to Comply requirement C6 of clause (Building Height) and C2 of clause (Building Height) of the R-Codes are replaced with the following: a) Dwellings shall be constructed to a maximum height of two storeys, with loft areas wholly contained within the roof space permitted. b) The maximum building height measured from natural ground level shall be: Maximum wall height (with pitched roof) - 7 metres Maximum total height to roof ridge 10 metres Maximum wall and total height (parapet wall with concealed roof) - 8 metres 6.3 R50 TO R60 PROVISIONS The following provisions apply to the areas coded Residential R50 and R60 on Plan BOUNDARY SETBACK REQUIREMENTS FRONT SETBACKS a) The following replaces deemed-to-comply requirements C2.1 and C2.4 of clause (Street setback) of the R-Codes: A 3.0 metre minimum to a 5.0 metre maximum dwelling front setback is required to the primary street, (no average applies). b) The following replaces deemed-to-comply requirement C3.1 of clause (Lot Boundary Setback) of the R-Codes where the primary facade of lots is to public open space: Where the primary facade is to the public open space in accordance with clause 6.1.1, the minimum setback to the public open space shall be 3.0 metres. 21

24 c) The following replaces the deemed-to-comply requirements C1.1, C1.2 and C1.5 of clause (Setbacks of Garages and Carports) of the R-Codes: Garages and carports shall be setback a minimum of 4.5 metres from the primary street or 0.5 metres behind dwelling frontage (face of building). SIDE SETBACKS a) The deemed-to-comply requirement C3.2 of clauses (Lot Boundary Setback), and C4.1 clause (Lot Boundary Setback), for the purposes of boundary walls, of the R-Codes is replaced with the following: Boundary walls to nominated side boundaries are permitted. For north/ south oriented lots the nominated side boundary shall be the western boundary and for east/west oriented lots the nominated side boundary shall be the southern boundary (excluding to street and public open space boundaries). For corner lots, where the nominated boundary is a street boundary, the opposite side boundary shall be nominated. For Lots 3-10 boundary walls are permitted to both side boundaries (excluding street and public open space boundaries), subject to compliance with clause of the R-Codes. Boundary walls shall not be higher than 3.5m with an average of 3m for two-thirds the length of the balance of the lot boundary behind the front setback. b) The following replaces the deemed-to-comply requirement C3.1 of clauses (Lot Boundary Setback), and C4.1 clause (Lot Boundary Setback), where a side boundary abuts public open space: A 2.0m minimum dwelling side setback is required to a side boundary abutting public open space. SETBACKS TO LANEWAYS The following replaces the deemed-to-comply requirements of C2.2 of clause (Street Setback) and C3.1 of clause (Street Setback) of the R-Codes as it relates to development adjoining a laneways: a) A 1.5 metre minimum setback shall be provided to the ground floor level of the dwelling (inclusive of garages and carports) b) Where a store is not located within 1.5 metres of where a vehicle access point(s) meets the laneway boundary, a minimum setback of 0.5 metres is permitted. c) A nil dwelling setback is permitted to the dwelling upper floor balcony on a laneway boundary. 22

25 6.3.2 BUILDING HEIGHT REQUIREMENTS The Deemed to Comply requirement C6 of clause (Building Height) and C2 of clause (Building Height) of the R-Codes are replaced with the following: a) The maximum building height for multiple dwellings within an R60 coded area shall be three storeys, and measured from natural ground level shall be: Maximum wall height (with pitched roof) - 10 metres Maximum total height to roof ridge - 13 metres Maximum wall and total height (parapet wall with concealed roof) - 11 metres b) The maximum building height for single or grouped dwellings, or multiple dwellings coded less than R60, shall be two storeys, and measured from natural ground level shall be: Maximum wall height (with pitched roof) - 7 metres Maximum total height to roof ridge 10 metres Maximum wall and total height (parapet wall with concealed roof) - 8 metres 23

26 LANDCORP Level 6 Wesfarmers House 40 The Esplanade Perth Western Australia 6000 Postal Address Locked Bag 5 Perth Business Centre Western Australia 6849 T (08) F (08) LC /15