Encumbrance Requirements

Transcription

1 SPRINGWOOD ENCUMBRANCE The Springwood Encumbrance provides building guidelines designed to create an attractive living environment with a variety of housing types, architectural style and materials. Although every house will be personalised, they will sit comfortably side by side in a single street through an emphasis on quality homes and street appeal. All purchasers of land at Springwood commit to the Encumbrance which provides peace of mind and investment protection. The Encumbrance is a legally binding document registered on your Certificate of Title. Prior to any work starting on site, Encumbrance approval must be received in writing from Lend Lease. Once approval is received your stamped plans can be lodged with the Town of Gawler to check compliance with Local Government and State Building Requirements. Receiving Encumbrance approval for your home is as easy as complying with the following: Section A - Section B - Section C - Encumbrance Requirements Building Setback and Attributes Plan Building Guidelines Some lots may be required to meet a set of Special Requirements. If your lot is affected, the details will be attached to your land contract as: Section D - Special Requirement Sheet The Springwood Design Support Team will be available to assist you through every step of the process. From early meetings to discuss sketch plans and photo ideas until the final inspection of your home undertaken 6 months after you move in. We recommend that you contact the Springwood Sales & Information Suite to schedule a free design review service with a member of the Design Support Team prior to formal lodgement of your plans. This early review, before you sign with your builder, can allow us to make suggestions to improve your home design, save time through the assessment process and help avoid last minute costly design revisions to your drawings. BUILDING TIME FRAMES Build times are enforced to ensure that Springwood develops into an attractive and quality neighbourhood that all residents can be proud to call home. Construction of your home should commence within 18 months following settlement on your land with your home completed without any undue delay. Your front yard and verge landscaping should be completed within 6 months of moving into your new home. The resale of your vacant land or any subdivision of your land will not be permitted without Lend Lease approval. Section A Page PAGE 1 1 Where any conflict exists between the documents the Special Requirement Sheet will take precedence. The interpretation of these documents will be at the discretion of Lend Lease. Typically only one dwelling should be built on each allotment. Diverse, innovative and sustainable housing designs are encouraged at Springwood. Any application which is not strictly in accordance with the Encumbrance but is high quality and meets the vision of Springwood may still be granted approval if the home has design merit.

2 LOCATING YOUR HOME ON YOUR BLOCK How you place your home on your block should be in accordance with Section B - Building Setback and Attribute Plan. This plan details the minimum front, side and rear setbacks for your home and will identify if your lot has a build to boundary opportunity to allow the carport or garage wall to be built on the neighbouring boundary. Section A Page PAGE 2 2 WORKING WITH NATURE We suggest you take advantage of the natural landform of Springwood when designing your home. This landscape provides an opportunity to build a home which capitalises on views, gains access to natural light and cooling breezes. Choosing an appropriate construction style that suits the slope of your block will reduce the cost of earthworks and retaining walls while improving your homes appearance from the street. The Springwood Encumbrance requires that all homes; Provide details of proposed earthworks and the height and material of all retaining walls on your plans lodged for Encumbrance Approval. Earthworks on your block should typically result in an equal level of cut and fill, minimising the amount of soil that needs to be brought in or removed from the site. Special consideration may be given for soil to be brought in or removed from the site to support construction methods such as split slab, elevated construction or brick build up. On some allotments, regardless of your home design, retaining walls will be required to stabilise soil embankments; Retaining walls visible from a public street or reserve should be constructed of rock, stone, outdoor grade timber, brick or interlocking feature material. Retaining walls should typically be designed to the minimum height possible, softened with landscaping and be built as part of the construction of the dwelling. Retaining walls visible in the front or side yard should be a maximum of 1 metre, drop in height through terraces or be tapered to meet the profile of the finished ground level. In rear yards, retaining walls can increase to a maximum of 1.5 metres. Typically retaining walls should be located the same distance away from any adjacent retaining wall or structure as the height of your proposed wall to not undermine the existing structure. Alternative retaining wall designs may be considered on their individual merit. Split level designs can provide a strong sense of entry and limit the height of retaining walls and create a flatter driveway. Split level homes works with the natural slope creating a home that captures views and has a strong presence to the street.

3 FIBRE TO THE HOME At Springwood, fibre optic cable will be installed into every street to provide access to high speed internet, free to air television and telecommunication services. This service is called Fibre to the Home and allows your home to be connected by optical fibre; meeting the requirements of the Federal Government National Broadband Network for all new suburbs, Opticom is the likely operator of the network at Springwood, with agreements under negotiation. Fibre to the Home will also provide access to free to air television and land line phone connections removing the need for roof mounted television antennas and separate telephone cables. Beyond the standard services you can also choose to further connect your home to high speed internet and cable television through a select range of providers that operate on the Opticom Fibre to the Home network. To take advantage of the range of current and future technology Fibre to the Home provides it is essential that your home is pre-wired during construction. The Springwood Encumbrance requires; FIBRE TO THE HOME TECHNICAL SPECIFICATION A Technical Specification for the Opticom Fibre to the Home system, outlining technical and cable installation requirements including a Fibre to the Home Information Brochure containing general information and advantages of living in a Fibre opticconnected community are available upon request. Both of these guides can be collected from the Springwood Sales & Information Suite. SERVICE DELIVERY Lend Lease has worked with the service authorities and builders to develop a simplified way to provide service connections to every home through a single shared meter box and service trench. The common service trench connects all the services to your meter box. This makes identification of your services easier and avoids the potential for accidental damage during future landscaping or repairs. To comply with the Springwood Encumbrance all homes should have; Section A Page PAGE 3 3 Your builder to install a lead in conduit from the telecommunications pit in the street to your home that will allow the fibre optic cable to be connected by the Fibre to the Home contractor. From the single entry point in your house separate cable should be run to every location in the house where you may have need of a telephone, television or internet service. We suggest that the wiring of most homes should include wiring for a telephone, television and internet service in every living room, study and bedroom. With a small amount of planning during construction you can ensure that your home is able to adjust to future technologies at minimal cost and enjoy the full range of services available through the Fibre to the Home Network. A common service meter box containing gas and electricity installed to the side wall of the house typically located to limit the visual impact of the meter box from the street. All of these services are required to be connected from the street to your meter box in a common service trench. Your builder should be familiar with the common service requirements of the Springwood Encumbrance and will provide them as standard on your construction drawings. COMMON SERVICE TECHNICAL SPECIFICATION A copy of the Common Service Technical Specification sheet is available upon request from the Springwood Sales & Information Suite should you builder require additional information. Fibre to the Home has the data speed capacity that provides instant connection to all homes and businesses at Springwood Common Meter Box located on the side of the house in a colour that blends with the adjacent wall or complements the trim of the house.

4 FENCING Fencing contributes significantly to the presentation of your home and the overall character of streets within Springwood. As such, the Springwood Encumbrance controls the material and position of fences on your block. Side and rear boundary fencing between neighbours should be 1.8 metres high Colorbond fencing constructed in Corrugated Iron CGI or equivalent profile, good neighbour style with no exposed structural posts in Grey Ridge or a colour matched to the satisfaction of Lend Lease. Side fencing is required to finish 1 metre back from the front wall of your home and not extend into your front yard. Side boundary fencing between neighbours should not be used to retain soil. Front fencing is not mandatory on the majority of lots unless otherwise specified in Section C - Building Requirements or Section D - Special Requirements included in your contract of sale. Should your property be located on a corner of two streets the Springwood Encumbrance controls the style and form of the side boundary fence. Corner fencing should be constructed from either painted or treated timber in natural tones, brick, rendered finish or Colorbond sheet metal in Grey Ridge or equivalent colour in a decorative mini orb profile with expressed feature posts. Other decorative corner fence materials will be considered on merit. Plain Colorbond, unfinished timber or zincalume will not be supported. The section of solid corner fence should finish back from your front wall to expose the corner address of your home. The use of feature landscaping is encouraged along the side verge of a height that assists in screening the side fence. Section A Page PAGE 4 4 However, if you wish to install a front fence it should be open in style to ensure views are maintained into the street and of a design which complements the style of the dwelling with a maximum height of 1.5 metres. Colorbond or solid fencing should not be used forward of the front wall of your home. Side fencing options include painted timber paling, decorative mini-orb colorbond with expressed posts or rendered finish. Lend Lease typically constructs fencing where a lot directly abuts a reserve, this fencing is designed to provide a consistent look along the edge of the park. Front fencing can be used to add to the character of the street and home to deliver a pleasant streetscape. Fencing installed by Lend Lease, will be shown on Section B - Building Setback & Attributes Plan and should not be altered, removed or modified without the prior approval of Lend Lease. Colorbond or solid fencing should not extend forward of the front wall of your home to maintain an open, attractive street. An example of reserve fencing installed by Lend Lease that provides a consistent look across the reserve.

5 DRIVEWAYS & VEHICLE CROSSOVERS The Springwood Encumbrance controls the material, location and timing of construction for your driveway and crossover. Your crossover is the section of your driveway from the front boundary of your property to the kerb. Your driveway is required to be completed prior to moving into your home and should be constructed from decorative material such as brick pavers, exposed aggregate or decorative concrete that complements the style of your home. Section A Page PAGE 5 5 When positioning your driveway your builder should avoid fixed service locations in the street such as light poles, drainage pits and street trees. Generally only one driveway will be permitted on each block and the width of the driveways should not exceed 3.0 metres for a single garage or 5.0 metres for a double garage which can taper to 6.0 metres at the entrance to the garage/carport. At Springwood the crossover is required to be built in the same material as the footpath Typically the driveway should be positioned on the low side of the allotment to support a flatter driveway with limited retaining walls. Driveways should be constructed with a gradient that enables safe vehicle movement. Typically a driveway should be no steeper than 1:6 (vertically rising 1 metre over a length of 6 metres) with flatter transitions at the garage entrance and kerb to ensure ease of use. To ensure that the footpath remains unbroken along its length your driveway material should stop at the footpath with a vehicle crossover constructed in the same material and colour as the footpath out to the kerb. The driveway crossover above should have been constructed from the same material as the footpath not in the driveway paver DRIVEWAY CROSSOVER TECHNICAL SPECIFICATION A Driveway Crossover technical specification can be collected from the Springwood Sales & Information Suite to provide to your builder or driveway contractor. Driveway in a decorative material of your choice Footpath to be unbroken across the driveway Driveway positioned to avoid street tree Driveway crossover to match footpath At Springwood the garage is typically required to be built on the low side of the allotment to limit the driveway grade.

6 LANDSCAPING The early establishment of landscaping within public reserves, private properties and street verges, along with the extensive street tree planting program undertaken by Lend Lease will enhance the natural character and beauty of Springwood and add value to your home. The Springwood Encumbrance controls the timing and establishment of landscaping areas visible from a public street; Section A Page PAGE 6 6 Landscaping works should be completed within 6 months of moving into your home. Your front yard and verge should be planted with either native or exotic plants including turf. Street Tree planting program to be delivered by Lend Lease throughout Springwood will deliver an attractive street environment Plain mulch or gravel without supplementary plantings or artificial turf will typically not be accepted where visible from a public street or reserve. All properties at Springwood are required to plant a tree of a minimum height at time of planting of 1.5 metres. The tree can be located within either the front or rear yard of the property. You should discuss your preferred location with your builder to ensure the trees do not cause any issues with your home s construction. At Springwood each home is required to plant an additional tree within either the front or back yard to add to landscape character of the suburb Some properties at Springwood may have existing trees located either within the property or immediately adjacent and construction of your home should not damage any existing trees. Any impacts from construction likely to affect an existing tree should be discussed with the Springwood Design Support Team prior to work commencing. To allow your verge area to be easily maintained to the same standard as your front yard a PVC pipe is provided by Lend Lease to every allotment under the footpath to enable easy connection of your verge to your irrigation system. On smaller lots a verge planting can be selected that will limit maintenance, a number of groundcovers can provide a green carpet affect, example above is myoporum parvifolium DESIGNING YOUR GARDEN A landscape handbook Designing Your Garden has been developed for Springwood that provides garden layout ideas and plant lists to help you plan your new garden. This guide includes a full list of both native and exotic trees split into a range of allotment types that will suit the Gawler environment, ask for a copy of this guide from the Springwood Sales & Information Suite. The verge above has plain pebble mulch, additional planting should have been installed to provide a landscaped verge to improve the presentation of the house to the street.

7 OUTDOOR STRUCTURES Any outdoor structures and services including solar hot water tanks, solar panels, air-conditioning units, rainwater tanks, verandahs and garages are required to be approved as part of the Springwood Encumbrance prior to installation. Sheds Section A Page PAGE 7 7 As a minimum standard all sheds should be constructed from Colorbond sheet metal or similar in a colour to match the main house or adjacent fencing and be screened with landscaping where visible from a street or reserve. Typically sheds should not exceed 36m 2 in total size with a maximum wall height of 2.4m and be located in your rear yard in a location that meets your setbacks as outlined in Section B - Building Setback & Attributes Plan. On allotments larger than 420m 2 where the impact of the shed on views and adjacent neighbours is reduced, larger structures may be considered on merit. Consideration should be given to cutting larger structures into the natural land form to further reduce the bulk. Galvanised iron or plain zincalume finish will not be permitted for any outdoor structure. Rainwater Tanks To comply with State Government requirements you must install a minimum 1kL rainwater tank plumbed into your home, you should identify the location of your rainwater tank on your drawings. Bushfire Protection All homes within Springwood are located in a Bushfire Protection Area, there may be construction and material selection requirements required to be incorporated into your construction drawings. This is assessed by the Town of Gawler to meet the South Australian Building Code requirements. Give consideration to locating any solar panels you wish to install on the side or back roof to limit visibility from the street. Service Courts On allotments smaller than 250m 2 your builder should detail the location of your bin storage area on the plans provided for Encumbrance Approval. Solar Panels Should you wish to install solar panels on your home, the location should be identified on your elevation drawings lodged with Lend Lease for approval. Typically, solar panels should be located on the rear or side of your home, avoiding the installation of panels on the front elevation to protect the appearance of your home. The Springwood Design Support Team can help you identify the most appropriate location for solar panel installation that will maximise the efficiency of your panels while also protecting the appearance of your home from the street. Service Locations Typically air-conditioning units or solar hot water tanks should not be installed on your roof unless they can be appropriately screened to minimise the visual impact. On flat roof homes, air-conditioning units should be mounted to the wall, not located on the top of the roof structure. Colour matched evaporative air-conditioning units will be approved on your roof if located on the back of your house to reduce the visual appearance. Give consideration in designing you home as to the location of services and create a service area screened from the rest of your entertaining area and the public street. An evaporative air-conditioner colour matched to the roof and located to the back of the house to limit view.

8 SEEKING APPROVAL An application form is attached to these guidelines that details the documents and plans required to be submitted for Lend Lease to approve your home under the Springwood Encumbrance. Your builder will typically organise for your plans to be submitted to Lend Lease prior to submission to the Town of Gawler. Section A Page PAGE 8 8 Plans should preferably be ed to: myspringwooddesign@lendlease.com Alternatively, plans can be mailed to the Springwood Project Office PO Box 2509, Gawler SA 5118 or dropped into the Springwood Sales & Information Suite at Shop 5, Murray Street, Gawler during office hours. Once assessment has been completed and any required amendments to the drawings made, Lend Lease will provide written approval along with a stamped set of plans confirming approval against the Springwood Encumbrance to both you and your builder. If all information is provided, the assessment of your home plans should typically be completed within 10 business days from the date of lodgement. This stamped set of plans can then be lodged with the Town of Gawler for Planning and Building Approval. The Town of Gawler will typically not issue Development Approval without the Springwood Encumbrance Approval Stamp.

9 Application Form Lot Number: Street Address: Village: Date of Submission: Owner s Details Builder s Details Name: Address: Name: Address: Contact Number Home: Business: Mobile: Office Contact Name: Business: Site Supervisor Name: Checklist Mobile: Are the following attached to your application? Incomplete information may delay the assessment of your application. 1. Site Plan drawn to a scale not less than 1:200 that shows; Approximate North Point The boundaries of the site including any easements which affect your block The position of the house with setback dimensions Location of existing trees and other services Position and dimension, including total area of Private Open Space 2. Floor Plans drawn to a scale not less than 1:100 including an area schedule 3. Elevations and sections drawn to a scale not less than 1: Level & Earthworks Plan showing existing site levels to AHD (Australian Height Datum) and proposed bench and floor levels including all proposed retaining wall locations, heights and materials 5. Schedule of external colours and finishes 6. Fencing location, material, design and height 7. Driveway levels 9. Location of solar panels and rainwater tanks Signature: Date: Copyright Lend Lease - Version B 31/10/11