Design Guidelines. Updated 1 November 2016

Transcription

1 Design Guidelines Updated 1 November 2016

2 1.0 INTRODUCTION 1.1 Purpose of These Design Guidelines These Design Guidelines are in place to encourage the best possible housing design outcomes and to reflect the project vision at Ariella Private Estate. Every lot purchaser is provided a copy of these Design Guidelines through the sales process. Please forward a copy to your builder/architect to ensure they are addressed in the design of your new home. These Guidelines also reflect Cedar Woods commitment to deliver sustainable communities and will help reduce your home operating costs. 1.2 Relationship to Local Government Planning These Guidelines do not replace or override, but should be read in conjunction with, the statutory planning requirements of the City of Swan, including its town planning scheme, local planning policies, any Detailed Area Plans / Local Development Plan, the Residential Design Codes and such other planning controls which may apply. 2

3 1.3 Design Approval Process In order to ensure the highest standards of housing, landscaping, streetscapes and sustainability, and to qualify for your boundary fencing and front landscaping package, all house designs are to be reviewed and approved by Cedar Woods. The design approval process is outlined below. PREPARE DESIGN DRAWINGS IN ACCORDANCE WITH GUIDELINES SUBMIT TO CEDAR WOODS NOMINATED REPRESENTATIVE APPLICATION ASSESSED BY CEDAR WOODS NOMINATED REPRESENTATIVE HOUSE DESIGN AMENDED APPLICATION APPROVED APPLICATION NOT APPROVED SUBMIT DEVELOPMENT APPROVAL APPLICATION TO SHIRE Step 1 Step 2 Step 3 Step 4 Step 5 Decide on your builder, house type and facade. Ensure the builder has a copy of the Design Guidelines. Complete the Building Design Approval Checklist on page 6 with your builder as you review the house plans to ensure that all of the Design Requirements are addressed. Have your builder compile the documentation required for Design Approval and submit a complete application for approval. Applications need to include all of the Application Requirements on page 5. Cedar Woods will review your application to ensure compliance. If your home design complies with the design standards, your plan will be approved and returned to you. If your house design requires changes in order to comply with the Design Requirements, Cedar Woods will provide written advice detailing the areas of non-compliance and return the application to your builder for amendment and resubmission. Cedar Woods and/or your builder may be able to suggest ways to ensure compliance. Lodge your Cedar Woods approved house design for local government approval(s). 3

4 1.4 Application Requirements The application requirements listed below allow Cedar Woods to thoroughly assess your house design to ensure that it achieves the best possible outcome for you and achieves the vision for Ariella Private Estate. All applications must be sent to: Cedar Woods Properties Ltd PO Box 788 WEST PERTH WA 6872 Or via APPLICATION REQUIREMENTS: 1. Completed Design Approval Application Form 2. Completed Building Design Approval Checklist 3. Site plan (1:200) including: Dimensions and areas of proposed building structures; Setbacks to all boundaries and private open space dimensions; Original and proposed finished ground levels, including changes in level; Lot boundaries, dimensions, areas and north point; Driveways, parking areas, all hardstand surfaces (including paving and pools); Details of proposed retaining walls; and Extent of fencing. 4. Floor plans, electrical plans and elevations (1:100) including: Internal layout including rooms, balconies, verandas, decks, windows, openings and dimensions; Position of any water tanks, TV antennas, air-conditioning units, evaporative cooling units, solar water heaters, solar panels, pool heaters, outbuildings and sheds; Roof form; and All elevations fully dimensioned. 5. Materials and Colour Schedule including: Building materials proposed to be used for external walls, roofing, pathways, fencing, retaining walls; Colour schedule for external walls, roofing, pathways and driveways; and Identification of the brand of bricks or external claddings, paint brands and colour swatches. 6. Completed Sustainability Checklist, including a written statement on sustainability initiatives and features that have been incorporated into the design of the home, as necessary to confirm your point score. IMPORTANT NOTES Cedar Woods Design Guidelines approval process does not constitute a local government planning or building license approval. Applications must contain all the required information as identified in the section Application Requirements. Cedar Woods will not accept incomplete applications. Design approval will only be granted to an application as a whole. Approval will not be granted to part of an application. Design approval will only be granted in relation to the information that is detailed on the plans or otherwise submitted in your application. Any and all changes to an approved plan or additional detail will need to be submitted to Cedar Woods for approval. In the case of a possible conflict between two or more standards, Cedar Woods will assess the outcome of such a conflict on its merits and general consistency with the intent of the Design Standards. The decision to approve or not approve an application is based on compliance with the Design Standards at the sole discretion of Cedar Woods. Prior agreement with the landscape design principles is required as part of your application. Qualification for Cedar Woods free front landscaping package is dependent on Cedar Woods appointed landscape contractors confirming that these principles are complied with in your final landscape package. 4

5 APPLICATION FORM APPLICANT Name of Applicant: Phone: Postal Address: LANDOWNER Full Name: Phone: Mobile: Postal Address: PROPERTY DETAILS Lot/Street Number/Street Name: APPLICATION CHECKLIST 1:200 Site Plan 1:100 Floor and Electrical Plans 1:100 Front Rear and Side Elevations Schedule of Materials, Finishes and Colours (all buildings, including roofing and fences etc) Completed Building Design Approval Checklist (and explanation, where appropriate) Completed Sustainability Checklist (and explanation, where appropriate) DECLARATION By signing this form you declare all information provided to be true and correct. Signed: Date: Print Name: 5

6 1.5 Building Design Approval Checklist Complete the Compliance column in the table on the next page clearly indicating: YES, where the requirement has been met in whole; NO, where the requirement has not been met in whole or part, including reasons; or N/A, where the requirement is not applicable or relevant, including reasons (ie, where no outbuildings, utilities or facilities are proposed to be provided). Applicants must demonstrate compliance with all mandatory design requirements and inclusion of a minimum of 2 out of 5 matters of design guidance, as outlined in the table below. Criteria Summary of Guidelines & Minimum Requirement Compliance Key building design requirements Building appearance/streetscape Dwelling Materials and Colours Element 1 Design Guidance Facade Treatments - Entry Facade Treatments - Windows Roof Design, Colours and Materials The dwelling facade must contain a minimum of two different but complementary construction materials, treatments or colours. The lesser is to occupy not less than 20% of the surface area (excluding garage doors). Front facades should incorporate a mix of materials (eg brickwork stone, timber, rendered masonry, weatherboard, etc) of complementary colour tones to create visual interest (excludes garages, doors, windows and down pipes). An entry portico, porch, verandah, blade wall or other feature treatment to the front facade is to be provided. Front entry door is to be visible from the primary street and include glazing within the door or a sidelight provided adjacent to the door. Dwelling front facade must include a rectangular window / configuration with transparent clear glass for passive surveillance. Roller shutters are not permitted on front facade windows. When a pitched/hip roof is proposed, the front facade must provide a minimum 25 degrees pitch for the main roof. Skillion or alternative roof types may be permitted where they maintain the Design Guideline objectives, are part of light-weight construction or address passive solar design principles. Roof materials shall be corrugated (ie colorbond) or low profile roof tiles in colour tones that complement the dwelling appearance. Element 2 Design Guidance Gable/s and/or gablet/s should be integrated into the roof design. 6

7 Criteria Summary of Guidelines & Minimum Requirement Compliance Corner lots The dwelling shall address both street frontages and at least one major opening from a habitable room must have a clear view of the secondary street not obscured by visually impermeable fencing. Element 3 Design Guidance Garages and Carports Dwellings on corner lots to incorporate verandahs, roof gablets and gables, recessed panels or other features to provide visual interest to both street frontages. A garage must be incorporated into the main building and not forward of the dwelling facade, except on laneway lots. Carports are permitted for laneway lots only and shall have a solid garage door. Garage / carport doors shall be designed so as not to overhang the laneway reserve when open or in the process of opening. Front Fencing No front fencing forward of a point 1.0m behind the building line / front facade is permitted except where it has been / is provided by the estate developer / Cedar Woods. Side and rear boundary fencing will be provided by Cedar Woods in accordance with its rebate package. Side fencing shall return to the house at a minimum of 1.0m behind the building line / front facade. Fencing Modification to uniform fencing installed by the developer on the primary street and corner truncation boundary, including the installation of additional screening materials, is not permitted with the exception of maintenance and repair using materials that match or are otherwise as close as possible to those used in the original construction. 7

8 Criteria Summary of Guidelines & Minimum Requirement Compliance Other Building Considerations Streetscape and Amenity Letterboxes Letterbox shall be designed and finished in materials and natural colour tones to complement the dwelling appearance. Where front fencing is provided, the letterbox design is to be integrated into fence design. Element 4 Design Guidance Driveways Element 5 Design Guidance Outbuildings, utilities and facilities Natural face brick pier format letterboxes. Driveway and crossover shall be finished in materials and colour tones to complement the dwelling appearance (not grey concrete). Driveways and crossovers are encouraged to be natural face brick paved (ie not concrete blocks). Outbuildings, meter boxes, bin storage areas, drying areas, rainwater tanks, air conditioning units, solar hot water systems, satellite dishes, TV antennae and radio masts are not to be visible from the street unless designed to complement the dwelling or concealed from view through use of appropriate screening. Bin Pad A bin pad measuring 1.5m wide x 1.0m deep shall be provided abutting the laneway (rear) boundary of each lot. The bin pad areas are to be designated as per City of Swan requirements and shall be sited so as not to obstruct the laneway of any lot. 8

9 1.6 Sustainability Checklist Complete the points list in the table below by circling the appropriate box in the Compliance column. If you achieve the point totals outlined below and, if agreed to by Cedar Woods, your house design will be approved. Total points requirements: All traditional lots (regardless of orientation) and narrow lots (with frontages less than 12m) where the narrow lot has road (not laneway) frontage to the south - 2 are required; and Narrow lots (with frontages 12m or less) where the narrow lot has road (not laneway) frontage to the north, east or west - 15 points are required. If you would like to know more on any of the criteria, please refer to the Sustainable Design Criteria from page 12 of these Design Guidelines. Cedar Woods has also provided a Sustainable Living Guide, on which provides more detail and links to technical support information. Criteria Summary of Guidelines & Minimum Requirement Compliance Climate responsive Solar Passive Design Living Areas Are living areas (living, family, games) located on the north side of the home? More than 2 living areas. 2 living areas. 1 living area. 3 points Bedrooms Are bedrooms located on the south side of the home? More than 2 rooms. 2 rooms. 1 room. 3 points Utility Rooms Are utility rooms (garage, bathrooms, laundry) and outdoor living (patios or pergolas) to the east or west sides to reduce the impact of summer sun? Glazing Are windows maximised on the north facing walls? Is there beneficial shading to east, west and northern windows to limit summer sun (wide eaves width / angled louvered horizontal awnings)? Are windows minimized on the east, west and south facing walls? (ie not to the floor) Natural Ventilation Are floor plans and windows & door locations optimized for cross-flow ventilation? (ie east/west flow) Renewable Energy Photovoltaic (PV) System Will a photovoltaic (PV) system be installed? (indicate on site plan) Model # More than 2.5kW kw kw. 6 points 5 points 4 point Hot Water System Will a solar hot water or heat pump system be installed? (indicate on site plan) Model # Gas booster. Heat pump. Electric booster. 4 points 3 point 9

10 Criteria Summary of Guidelines & Minimum Requirement Compliance In Home Energy Efficiency Heating and Cooling Will mechanical heating or cooling (air-conditioning or air cooler) be installed? Model # No, 3.5+ stars, inverter & peak smart ready. 6 points 3 points Can the air conditioner be zoned and turned off in unused parts of the house?, stars. Is gas heating provided in place of electric (locate connection on floorplan)? Are ceiling fans to be installed in living areas and bedrooms? Living or bedrooms only. Is preference given to exposed flooring or tiling in living areas facing north, instead of carpet, to improve thermal mass in winter? Insulation Is the use of insulation maximised to reduce heating and cooling? Roof and walls. Roof only. Effective Appliances Is energy efficient lighting (LED or CFL) provided?, 75%+ of rooms., 50%-75% of rooms. Are automatic lighting sensors installed in 2 or more locations (e.g. front entry path, garage, pantry)? Change Behaviour Is an energy monitoring system provided, such as a smart meter, to provide information on energy use and costs? Are guides or manuals being provided to occupants on how to reduce energy consumption? Alternative Water Rainwater Is a rainwater tank provided and plumbed to laundry and/or toilets?(indicate on site plan) Greater than 3000L L L 6 points 5 points 4 points Water Reuse Greywater Is a grey water system being installed? (show on plans) Greywater treatment for reuse. Diverter from laundry or shower to garden. 6 points 5 points 10

11 Criteria Summary of Guidelines & Minimum Requirement Compliance Liveability - Safe and Accessible Homes Dwelling Access and Entry Is there a main entry with a wide level threshold for wheel chair accessibility? - Go to next question No - Go to Innovation 0 points Internal Access and Movement Are doorways, 850mm or wider? Are hallways 1000mm wide or greater? Accessible Facilities Is the ground level toilet wheel chair accessible, with internal flooring dimensions of at least 1600mm x 1000mm)? Is the ground level bathroom wheelchair accessible, with internal flooring dimensions of at least 2300mm x 2000mm? Is the hand basin semi-recessed? Is the shower hobless-step-free? Innovation There is provision to be awarded up to 6 additional points for other sustainable building initiatives which are not recognised in this checklist. To qualify, the applicant must detail the additional initiatives in writing, together with any supporting documentation as may be required by Cedar Woods. Refer to Cedar Woods Sustainable Living Guide for ideas. Some examples of additional initiatives include: thermal performance exceeding the BCA minimum 6 star requirement; use of framed construction with light weight cladding (less embodied energy, better thermal performance, higher recyclable content and reduced footings compared with brick construction); or inclusion of ancillary accommodation to increase the design life of the building and make it more adaptable to the changing needs and circumstances of the occupants. Up to 6 points 11

12 2.0 SUSTAINABILITY Cedar Woods encourages you, the home owner, to build a home that is efficient in energy and water use, liveable, naturally comfortable all year round and cheaper to run. These design standards work together with Cedar Woods Sustainable Living Guide to encourage you to make smart choices to future-proof your home and ensure that it holds its value into the future. The Sustainable Living Guide is found at The following summarises the main sustainable design criteria which apply across Cedar Woods estates. 2.1 Energy Efficiency and Conservation CLIMATE RESPONSIVE DESIGN Smart environmental design, or climate responsive design, is all about taking advantage of climate to help warm your home in winter and keep it cool in summer. A well designed home will go a long way to ensure your home is energy efficient and naturally comfortable all year round. Key Climate Responsive Design elements for your home include: Living areas (living, family, games) located on the north side. Bedrooms located on the south side. Optimise large window area on the north facing walls. Minimising windows to the east, west and south facing walls. Floor plans and window locations optimised for cross-flow ventilation. Place alfresco areas on the east or west of the home. Ensure roof insulation extends to the eaves. Use wall insulation RENEWABLE ENERGY Renewable Energy takes advantage of nature systems, most commonly the sun, for the production of electrical energy and water heating. Incorporating an appropriately sized photovoltaic PV system and solar water heater to match you home and family s needs can go a long way to offsetting much of your energy demand over the year. Key Renewable Energy elements include: Photovoltaic (PV) system. Solar (with gas or electric booster) or Heat Pump hot water system IN-HOME ENERGY EFFICIENCY In-home energy is a significant part of your total energy consumption. Choosing efficient appliances such as fridges and washing machines, and fixtures (such as ceiling fans and air-conditioners) can significantly reduce your energy bills. Peak load is the increased demand for electricity mainly during summer between 3pm and 9pm. This occurs when most people are at home using multiple appliances such as TVs, computers and air conditioners. You can reduce your peak load demand by including smart meters and having peak load control devices fitted to fixtures and fittings. Key Energy Efficiency elements include: Energy efficient, peak smart air conditioners Ceiling fans to living areas and bedrooms Energy efficient lights LED or fluorescent (CFL s) Automatic lighting sensors. 12

13 2.2 Water Use and Efficiency ALTERNATIVE WATER AND WATER REUSE The installation of alternative water systems can significantly reduce your water bill as well as preserve water availability for the future. Harvesting and the reuse of rainwater can greatly reduce scheme water use. The best use of rainwater is to have the tank plumbed directly to toilet flushing and for cold water to the washing machine. Greywater systems reuse laundry and shower water for garden irrigation. Key Alternative Water and Water Reuse elements include: Rainwater tank plumbed to laundry and toilets Grey water system to irrigate garden areas 2.3 Liveability Liveable or safe and accessible homes are designed and fitted-out to allow ease of access and use for all people, including those with limited mobility, the aged and children. Key Liveability elements include: Level, well illuminated entry Accessible, well illuminated car parking and pathways Wide doorways and passages Accessible toilet and bathroom with semirecessed hand basin and hobless (step-free) shower 13