- Design guidelines to help you create your home

Transcription

1 - Design guidelines to help you create your home 1

2 Contents 1.0 Overview Developer Approval Design Guidelines Vehicle Access Landscaping Fencing Outbuildings and Other Structures Signs Maintenance of Lots Fencing Template Highgrove Design Approval Application Form & Checklist 2 3

3 1.0 Overview PURPOSE OF THE GUIDELINES The aim of the Developer in preparing these Design Guidelines is to assist all owners in preparing an appropriate design response to achieve a consistently high quality of homes and landscaping, to assist residents to protect their investment and interests at Highgrove. INTENTION OF THE GUIDELINES The Design Guidelines have been written by the Developer with the aim to: Encourage a variety of styles that are in harmony with each other and the streetscape; Provide a high level of presentation to the neighbourhood; and Assist to protect the amenity of Highgrove. The Design Guidelines do this by describing requirements that the Developer requires to be followed and standards that must be met (unless otherwise approved) for Purchaser s to obtain the Developer s Design Assessment Panel approval for their proposed house and landscape plans. To ensure the Highgrove community upholds the standards envisaged by the Developer in these Design Guidelines, all Purchasers should respect their neighbours and ensure that only quality construction and landscaping is undertaken on a lot, in accordance with plans approved by the Developer s Design Assessment Panel. These Design Guidelines should be read in conjunction with the Contract of Sale. By purchasing a lot at Highgrove you are making a promise, not only to the Developer, but also to each of your neighbours and the Community, that you will maintain the Developer s vision for Highgrove, making it the premium place to live. BUILDING ENVELOPES Any building envelope appurtenant to any lot must be adhered to. It is the responsibility of the applicant and/or owner and/or builder to investigate the existence of any building envelopes prior to design and submission to the Design Review Committee. The Casey Planning Scheme, Rescode, any MCPs, these Design Guidelines and related covenants describe the building requirements for Highgrove. Purchasers should ensure that they consult the Casey Planning Scheme to understand the Responsible Authority s requirements relating to lots at Highgrove. Please note: In the event of a conflict between the provisions of these Design Guidelines and the Casey Planning Scheme, the provisions of the Casey Planning Scheme are to prevail and be read in place of the conflicting provision of the Design Guidelines. SUSTAINABILITY All homes within the Highgrove community are to achieve the minimum energy requirements for energy efficient design. For more information please refer to the relevant Government approved rating scheme For more information visit: RECYCLED WATER Highgrove has committed to the provision of recycled water via third or purple pipe. All homes constructed must be connected to the South East Water Reticulated Recycled Water System as specified by the relevant authorities, for the provision of toilet flushing and garden irrigation. For more information visit: TypesWater/Pages/RecycledWater.aspx NATIONAL BROADBAND NETWORK (NBN) Highgrove allows access to the National Broadband Network (NBN) for the provision of high speed broadband and telephone services. To gain access all homes must comply with the NBNCO requirements. Installation of any wiring in the dwelling for the purposes of connection to the National Broadband Network (if available to the Development) must comply with the NBN Co In Home Wiring Guide (Residential Preparation and Installation Guide; SDUs and MDUs). The lot owner or the lot owner s builder must procure a copy of that installation guide (as may be amended from time to time) from NBN Co Ltd s website. Failure to comply with the in home wiring requirements could result in the lot owner being prevented from connection to the National Broadband Network or being charged fees by the service provider/installer. For more information visit: www2.nbnco.com.au/ 4 5

4 2.0 Designer Approval GETTING DESIGN APPROVAL THE APPROVAL PROCESS DOCUMENTS YOU NEED TO SUBMIT Please note: The final decision for all aspects of the Design Guidelines is at the discretion of the DRC. Your home at Highgrove and its landscaping will This approval process is required for your All submissions for Design Approval must be in PDF Naturally the DRC reserves the right to ask for further need to be designed according to your contract building plans for a period that is defined in the format and include the following information: information should they deem it necessary. In documents, then submitted for approval to the Plan of Subdivision. Site plan at 1:200, with dimensions and addition, the DRC are not liable for any refunds, Highgrove Design Review Committee (DRC). showing the building outline and setbacks. credits or compensation for its decisions in granting The Design Guidelines may be amended from All floor plans, roof plans and elevations at or refusing a submission approval or any You need to obtain this approval before you time to time at the Developer s discretion to reflect 1:100, with dimensions and showing the discrepancies that may arise from this work. The DRC construct any dwelling, fence, garage, changing trends or legislation. internal layout, and any pergolas, decks, will assess against current Design Guidelines. landscaping, shed or any other structure. The DRC must approve your proposal before you submit When you are ready to make your submission for terraces, balconies, verandahs, windows, doors and other openings. HANDY HINT documents for building permit or commence any Design Approval, you can lodge it on the Design Provide a printed colour board (swatches, construction. Approval Portal at colour photos, paint chips etc.) of all proposed Please note that incomplete submissions are the external materials and colour selections. single greatest cause of delays in obtaining a Design 1. Users must first register to use the portal. Landscape plan at 1:100, with dimensions Approval. Check that your submission includes all the Once this has been done, log in and simply and showing the indicative extent of all required information before lodging enter the relevant details when prompted. hardscape and softscape, and a planting it. Complete and thorough submissions take the least 2. As well as being a handy source of schedule that lists all proposed species time to process, review and approve. information, this portal will help Owners, Designers, Builders and Developers to lodge and track the progress of a submission from referenced on landscape plan. For lots with greater than 1.5m land fall, please include at least one sectional drawing, RE-SUBMISSIONS Should a re-submission be required, please ensure the initial lodgement through to approval. at 1:100, that explains the extent of proposed that any alterations or changes are suitably 3. The DRC will then assess all designs and cut and fill location and heights of proposed highlighted on the plans or in any accompanying either provide a notice of approval, or retaining walls. communication. This will help to speed up the specify how the submission conflicts with processing and assessment. Allowance has been your contract documents. The DRC may AFTER DEVELOPER APPROVAL made for two submissions for each Design Approval make suggestions to help a proposal application. Each additional submission will incur an comply. After you have received approval from the DRC, you administration fee. New submissions for a lot that 4. The DRC will always try to assess the still need to obtain Building Permit from a Building has already had an application approved will also designs in the shortest possible time Surveyor, as well as any other required approvals. incur an administration fee for each submission. usually this is within business days for a fully completed and compliant proposal being received. Of course, should the submission not comply, then you will need to revise the documents and resubmit. Each resubmission will generally take a further It is the owner s responsibility to make sure that all building works comply with all regulations and legislation. Neither the Highgrove Design Review Committee, nor the Developer takes responsibility for works that do not comply business days to reassess. 6 7

5 3.0 Design Guidelines 3.1 DESIGN OF DWELLINGS 3.2 CORNER LOT DESIGN Dwelling designs must be contemporary, without historical references. An entry feature such as a porch, verandah or pergola must be included. Front elevations must address the street through the use of articulation to the floor plan and windows. Blank walls will not be permitted. The use of colours and materials must also be considered (refer to section 3.6). Dwellings on corner lots must be designed to address both street frontages. Details to be considered include: Windows Porches/porticos or verandahs Eaves External Materials Façade articulation and projections Pergolas Approval of corner lot designs will be at the discretion of the DRC. Examples of preferred corner treatments 8 9

6 3.0 Design Guidelines - continued 3.3 FLOOR AREA 3.4 IDENTICAL FAÇADE ASSESSMENT 3.5 GARAGES The minimum floor area (excluding garages, balconies, porches, verandahs and alfresco areas) is dependent on the size of the lot as set out in the table below. Lot Size m 2 300m 2 or below 110m 2 301m 2-440m 2 110m 2 Minimum Floor Area 441m 2-499m m 2 500m 2-650m m 2 Greater the 650m m 2 Two dwellings of the same or overly similar front façade shall not be built within 5 house lots of the original lot. This would include lots either side, opposite and encompassing other street frontages, where applicable (refer diagram below). The provision does not apply to medium density sites. The final decision will be at the discretion of the DRC. All lots must provide vehicle accommodation in the form of an enclosed garage. Garages must not dominate the façade and must be setback behind the front wall of the dwelling. A sectional or panel lift door must be provided to the street frontage. Additional vehicle storage in the form of a carport may be permitted by the DRC. These will be assessed on their merits. Garages side boundary walls facing the front boundary must contain windows of a size and proportion matching that of the general house façade. Design approval of this elevation will be at the discretion of the DRC. Green Lot: This represents the lot you have purchased. Orange Lot: Your house design cannot have the same façade as any of the houses on these lots if already approved or submitted for approval prior to yours

7 3.0 Design Guidelines - continued 3.0 Design Guidelines - continued 3.6 BUILDING MATERIALS & EXTERNAL COLOURS 3.7 SETBACKS At least 50% of the external walls (excluding windows and doors) must be constructed from brickwork or a rendered finish Dwellings on lots which face a reserve must include a mix of materials to the front facade - one material must not comprise more than 75% of the external walls (excluding windows and doors). Natural, subdued colours must be used. Limited use of strong or bold colours may be used to emphasise a contemporary theme or to highlight a design feature. Examples of permitted base colour selections Examples of base colour selections that are NOT permitted Fascia, trim and exposed metalwork must be colour co-ordinated with the dwelling. Roofs must be constructed from masonry or terracotta tiles or corrugated colorbond or similar. Reflective glazing, excessively tinted, untreated metalwork or unfinished lightweight materials are not permitted. The final decision relating to all external materials and colours will be at the discretion of the DRC. A minimum setback of 4.0m is required from the front boundary. A minimum setback of 2.0m is required from the side street boundary of a corner lot. The front boundary is deemed to be that part of the lot with the street frontage with the smallest dimension (excluding any corner splay). Porches, verandahs and pergolas that have a maximum height of 3 6m above natural ground level may encroach into the minimum front and side street setback by up to 1.0m. Eaves, fascia and gutters may encroach in addition to the 1.0m. A minimum setback of 1.0m is required from side boundaries (excluding garages), unless approved by the DRC. A minimum setback of 2.0m is required from the rear boundary. Porches, verandahs and pergolas that have a maximum height of 3 6m above natural ground level may encroach into the minimum side and rear setbacks by up to 500mm. Eaves, fascia and gutters may encroach into the minimum side and rear setbacks by up to 600mm. Please note: Some lots have a building envelope on the applicable Plan of Subdivision. Setbacks may vary from the requirements noted above if permitted by the building envelope. Lots with an area of 250 m2-300 m2 will be subject to a building envelope on the relevant Plan of Subdivision. Lots with an area of 249m2 or less will require a Planning Permit from Casey Council (subsequent to receiving approval from DRC and prior to obtaining a Building Permit). 3.8 REAR LOADED LOTS Allotments with the front boundary abutting a reserve are rear loaded lots. Dwellings on these lots must be designed to address the reserve, with pedestrian access (the entry) facing this frontage. Garages must be located at the rear of these lots to allow vehicle access from the road. Setbacks on reserve lots may vary from the requirements listed in section 3.7, however, this will be subject to the applicable building envelope. Encroachments will be permitted as per section 3.7. Approval of designs is at the discretion of the DRC. The DRC may request amendments to your submission in order to achieve consistency between neighbouring rear loaded lots

8 4.0 Vehicle Access 5.0 Landscaping 4.1 DRIVEWAYS 5.1 FRONT GARDEN Driveways must be fully constructed prior occupancy. The driveway must be setback from the closest side boundary by at least 400mm to allow for landscaping strip. The driveway may match the width of the garage and must taper as it approaches the front boundary so that it generally matches the width of the crossover. Excessive concreting in the front yard will not be permitted. Permitted finishes for driveways include exposed aggregate pavers stamped or stencilled surfacing coloured concrete 4.2 PARKING OF HEAVY VEHICLES No commercial vehicle with a carrying capacity of over 1 tonne or any boat, caravan or trailer will be allowed to be parked where they are visible from the street. Front landscaping must be completed within 90 days from the issue of the Certificate of Occupancy. The Developer considers satisfactory landscaping to include: The minimum front landscaping to be included is to be either instant turf or seeded front yard and nature strip featuring garden beds with shrubs. At least one semi-advanced tree and 15% planted garden beds (excluding the driveway); Fine grading and shaping of the garden bed and lawn areas; Cultivation of existing soil in the garden beds to a 200mm depth, the addition of imported topsoil and fertiliser to the garden bed and the covering of the garden beds with pine bark or similar mulch. Nature strips to be attended to where required to achieve neat and even grass coverage (damage caused during construction of the dwelling to be rectified) Plant species should be selected that minimise the need for watering. This is usually achieved by selecting indigenous and drought tolerant plants/ shrubs and groundcovers. Examples of permitted driveway finishes Examples of preferred landscape treatments 14 15

9 5.0 Landscaping - continued 6.0 Fencing 5.2 LETTERBOXES 6.1 GENERAL Letter boxes must be designed to complement and match the dwelling. Boundary fencing must be fully constructed prior occupancy. No front fences will be permitted. Side and rear boundary fences shall: Not exceed 1.95m in height Be constructed from capped timber palings with exposed timber posts (75mm X 125mm). Finish a minimum of 1m behind each side of the front facade (not including the entry feature/porch), Side boundary fencing along the secondary street frontage of a corner lot must finish at least 3m behind the front façade and behind the corner treatment, whichever is greater. Fencing must return from the side boundary at 90 degrees to abut the dwelling. Return fences must be constructed to match the boundary fencing or from timber slats and must be setback to allow access to meter boxes. 6.2 FENCING TEMPLATE The location and design of all fences is to be included on your plans and submitted to DRC for approval along with the signed fencing template (section 10.0) The owner is solely responsible for the maintenance The corner and standard lot fencing plan can be and/or replacement of fencing between a lot adopted by the owner by signing and attaching and any adjoining screening reserve or recreation Examples of permitted letterbox designs the fencing diagrams with the submission to the DRC. reserve. If a lot already has a fence or wall This will be endorsement that the fencing will erected by the Developer to enhance the domain, be carried out as per Highgrove fencing requirements. the owner must not remove nor damage or disfigure it and must maintain it in good condition. Note: Some allotments may not be considered as Any alteration of part of the wall or fence shall corner or standard allotments as shown on not be made without the Developer s written the fencing template diagram, due to their layout or permission. shape. For allotments such as these, the location of fencing must be specifically approved by the DRC

10 7.0 Outbuildings and Other Structures 8.0 Signs 9.0 Maintenance All additions and extensions to the dwelling, Clothes lines must be screened from view from No signs including For Sale signs may be erected The Purchaser shall not allow any rubbish including outbuildings, and other structures including public areas. by the Purchaser prior to the commencement of a site excavations and building materials to verandahs, pergolas, garden structures and building works and on completion of the works no accumulate on a lot (unless the rubbish is neatly swimming pools must be approved by the Vendor in Solar panels must be integrated with the roof design more than one sign may be erected without the stored in a suitably sized industrial bin or skip) or the same manner as the building application. and should be of low visibility from the street. approval of the Vendor. allow excessive growth of grass or weeds upon the lots. Sheds must have maximum dimensions of 2.5m high Evaporative coolers must be located below the ridge Builders and trade signs may be permitted (up to x 3.0m wide x 4.0m deep and be co-ordinated line, be of low profile and coloured to match the 600mm2) during construction only and must be The Purchaser shall not place any rubbish, including with the other buildings on the lot. roof colour and be screened from public view. removed on completion of building works or may site excavations and building material on adjoining remain with the Vendor s written permission. land. The Vendor or its Agent may enter upon and The design, appearance, external colours and All other air conditioning units are to be screened access over a lot at any time without creating any material of all outbuildings should be aesthetically from public view. The Purchaser authorizes the Vendor or its Agents to liability for trespass or otherwise to remove rubbish, integrated with the dwelling. The final decision will enter and have access across a lot for the purpose of maintain, slash or mow a lot and the Purchaser be at the discretion of the Design Review Externally mounted spa equipment attached to side removing any sign erected without written consent. agrees to meet the Vendor s reasonable costs for Committee. boundary walls of any dwelling must endeavour to Such entry and access shall not constitute trespass doing so. be positioned out of public view and be painted in a and the Purchaser shall not make any claim against Galvanised iron or zinc/aluminium uncoloured colour matching the adjoining wall surface. the Vendor arising from such entry or access. THE TIMING OF WORKS finishes must not be used Un-rendered fibre-cement sheeting or blue board sheeting must not be used. The construction of the dwelling must commence within 12 months of settlement and must to be completed within 12months from the start of works. External plumbing (excluding downpipes) must be out of public view. Front landscaping must be completed within 90 days from the issue of the Certificate of Occupancy. External TV antennae and other aerials must be located towards the rear of the dwelling. Please note that if a lot is the subject of a landscape incentive from the developer, the timing of works for both commencement and Satellite dishes may be permitted at the discretion of the DRC. Large dishes which are visible from completion of construction of the dwelling and the front landscaping must be met to be eligible. the street or impact on views from neighbouring allotments will not be permitted

11 10.0 Fencing Template Design Approval Form & Checklist 11.0 Application Form & Checklist Fencing Template: Fencing locations for standard and corner lots Lot No. & Street: Owners name: Contact number: address: Postal address: Builder: Contact name Contact number: address: Postal Address: Applicant details (if different from above): Documentation required to be submitted for approval to the Highgrove Design Review Committee. Site 1:200 min scale, including all boundary setback dimensions, total site coverage and floor areas, site contours, north point, easements, vehicle crossover, driveway and other non permeable surfaces, fencing details, ancillary items and services, any proposed outbuildings and details of any proposed earthworks, retaining walls or similar. Fencing Diagram: Side and rear fence construction details Timber capping Exposed posts 125mm X 75mm Floor 1:100 min scale, including north point, dwelling area calculation indicating all rooms, windows, external doors and key dimensions, eaves, nominated floor levels and any proposed ancillary items and services 1:100 min scale indicating all wall and building heights, external materials and finishes, ancillary items and services, and any proposed earthworks, retaining walls or similar. Colour and material selection detailing all external items, including brand names, profiles, colour names and swatches (where possible). Timber plinth Lapped timber palings I/we, being the property owners of lot, hereby confirm that I/we will construct all fencing in accordance with the Highgrove Design Guidelines, including the fence height, location, style and materials. Name Signed Name Signed Date Date NOTE: 20 See page 4 for details of where to send your completed Design Approval Fom and supporting documentation 21 Detach and add to your supporting documentation. Signed fencing template (Please copy and attach, keeping the original) If sent via , all documents must be in pdf format. If submitted via the post, all plans are to be provided in A3 format. Applications cannot be assessed until all of the above information is available. No facsimile submissions will be accepted. The DRC also reserves the right to request further information. It is the responsibility of the owner to ensure that the proposed building works comply with all of the Local Council and State Government requirements i.e. Rescode, including but not limited to overshadowing and overlooking provisions.

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13 Cnr Berwick-Cranbourne Rd & Newbridge Blvd, Clyde North