Home Design Guidelines Protecting your investment

Transcription

1 Home Design Guidelines Protecting your investment Stage 19 Release AUG

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3 Contents What is Providence? 2 Landscaping 16 Appendix C 49 Project Vision 4 Approval Procedure 6 Plan of Development 6 Design Vision 7 General Design Guidelines Site planning 8 Planting Design 17 Retaining Walls 18 Side and Rear Boundary Privacy Fencing 19 Primary (Front) Fencing 20 Driveways 22 Letter Boxes and Ancillary Structure 23 Garbage Bin Storage, Plant and Equipment 23 National Broadband Network Appendix D 52 Approved Plan of Development Appendix E 54 Site Planning / Building Orientation 8 Natural Gas 8 National Broadband Network 8 Private Open Space 9 Site Cover and Amenity 10 Setbacks and Height 10 Building Design 12 Garages 12 Roofs 13 Verandahs, Balconies and Porches 13 Building Articulation and Treatment 14 Building Articulation 15 Appendix A 24 Stage 19 Release Plan Appendix B 27 Individual Lot and Housing Guidelines - Stage 19 Release Minimum Documents Checklist DRC Appendix F 56 Execution Appendix G 58 Environmentally Sustainable Design Appendix H 62 Glossary of Terms 1

4 What is Providence? Amex Corporation was established in 1987 as a property development company specialising in residential land subdivision, operating initially in Perth and then expanding into Brisbane (1988) and Melbourne (1993). The company is a family based privately owned organisation with family members actively involved in the executive management of the business. It is Amex s strategy to make long term investments in future residential land and the community that is created from it. World class planning and a collaborative approach to the statutory approval process are key elements to this strategy. Amex Corporation has set a vision to create a master planned community within the heart of Ripley Valley on the urban outskirts of Brisbane - A progressive, vibrant and modern new town, that brings back true neighbourhood living. 2

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6 Project Vision A progressive, vibrant and modern new town, that brings back true neighbourhood living. Providence offers a breath of fresh air: A new address that melds the values of the past with benefits and opportunities of the future. 4

7 A unique and special place built around people and the basic human need to connect with others. To be inspired. To bring out their creative side in ways they may have never thought possible. A town with a focus on the future, that is in tune with the desires of its community, that evolves and adds new layers, always centred around people, to create the most desirable new address choice in the picturesque Ripley Valley. A place that harnesses people s passion. That gives rather than takes. A substantial and prosperous new address that provides all the opportunities of live, learn, work, play and stay, but never loses its soul, being its community heart created around true neighbourhood values. 5

8 Approval Procedure To help assess your new home the Design Review Committee (DRC) require the home designer / builder to provide clear documents to describe the look, layout and material intended to be used and to make sure that all homes are in keeping with the vision for the Providence Community. To ensure the design review and approval process can be finalised as soon as possible please include in the submission a completed Minimum Documents Checklist for DRC - this can be found in Appendix E or requested digitally via the below. Your builder must submit all documents via the DRC address - providencedesignapproval@amexcorp.com.au. Step 1 Step 2 Once you have purchased your site, start your site planning research. Check individual Lot information at Meet with your designer/builder for your home design. Please note individual lot guidelines which may apply to allotments in each release. Refer to Appendices A and B. Prepare Documentation for submission in accordance with POD and Home Design Guidelines. Refer to Appendix E for Minimum Documents checklist for DRC Approval. All documents must be submitted via the DRC address - providencedesignapproval@amexcorp.com.au Plan of Development Appendix D comprises the Plan of Development. This plan contains the minimum design controls to be met in accordance with the relevant Approval Authority at State and Local Government. The Home Design Guidelines provide additional controls so that the preferred neighbourhood outcomes are achieved as part of the design vision for Providence. The Design Review Committee may approve design outcomes that are different to the Home Design Guidelines subject to demonstration of similar outcomes. The DRC cannot approve different solutions to those contained in the Plan of Development. Please note Providence is an NBN Community and each allotment is also supplied with Natural Gas Step 3 Step 4 Respond to any additional information required from DRC. If the requirements are met, building approval will be issued. After settlement owners are responsible to maintain rubbish and waste produced as part of their building process Construction of Approved home must be commenced within 12 months of purchase of the land and completed within a further 9 months. Turf must be laid on the occupation of the home between front boundary and home. Landscaping is to be completed within 6 months after occupation of home. DRC will inspect homes during or after completion to ensure its compliance with the approved drawings. Building works may not commence until DRC has issued formal written approval of the documentation. 6 All documents should be 1:100 scale at A3 and show your contact information and site details including lot and street number.

9 Design Vision The intent of these guidelines is to foster a modern contemporary town feel. They comprise guidelines to assist in the promotion of a consistent and high standard of house and garden design. Contemporary modern homes will be achieved through consistent setback controls, complementary colours and material selection and gardens that enhance the streetscape and the neighbourhood of your home. 7

10 General Design Guidelines Site Planning Site Planning / Building Orientation Site planning and building orientation should consider the following items: Location of built to boundary wall. Location of services / easement. Solar orientation to maximise the environmental benefits, correct orientation assists passive heating and cooling, resulting in improved comfort and decreased energy bills. Natural Gas When designing your home and planning for your homesite, it is important to consider service and energy connections. Providence will provide natural gas as an alternative energy source to electricity that assists in reducing your carbon footprint and making your home and neighbourhood a cleaner place to live. Natural gas is the cleanest burning of all fossil fuels. In Providence, natural gas is the preferred energy source for cooking and hot water. Choosing natural gas is a sure way to reduce your carbon footprint. National Broadband Network Homes to have provision for the NBN Co to be connected immediately or by subsequent home owners, by providing the conduiting and power point as detailed in Appendix C Key information for builders and cablers. 8

11 Private Open Space When private open space is designed and located thoughtfully in site planning for the home, it will dramatically enhance the lifestyle needs of the residents. Private open space should be located to have strong relationships with the internal living areas of the dwelling to maximise entertaining, relaxation and recreation living areas. It is also important for private open space to be functional for day to day needs. Private open space should be located, where possible to maximise Northern & North- Eastern exposure of the allotment. Ensure privacy of the occupants and consider overshadowing impacts on adjacent buildings and open space. Private open space should have a clear relationship to the internal living area of the dwelling. Indoor/outdoor living Privacy created through fencing and vegetation 9

12 Site Cover and Amenity Site cover for each lot is varied and is shown on the Plan of Development (refer Appendix D). Setbacks and Height The location of the built to boundary walls are indicated on the Plan of Development included in your Sales Package. Where built to boundary walls are not adopted or shown on the Plan of Development, side setbacks shall be in accordance with the Plan of Development (refer Appendix D). Built to boundary walls on the low side of the lot must be founded deep enough to allow an adjoining lot to be cut to an appropriate depth. Boundary setbacks are measured to the wall of the building or edge of balcony. Eaves (except on a wall that is built to the boundary) should not encroach within 450mm of the side or rear boundaries. Gutters may not extend beyond the boundaries of the lot. First floor setbacks must not encroach within the minimum ground floor setbacks. Garages must not project forward of the front building setback and must be setback a minimum of 4.5m from the front property boundary. The rear or side setback maybe 0m to verandah/balcony where adjoining park. Max. Site Cover Front Front Landscape Landscape Area Area Built to Boundary Wall Rear Setback Front Setback - Garage Front Setback Side Setback Side Setback 9m STREET STREET Site Cover Setbacks Maximum Building Height 10

13 Boundary Setbacks for Sloping Sites Zero Lot Line Construction Details Options Built Example Boundary setback specified in POD* 300mm min Boundary setback specified in POD* 300mm min 300mm min PROPERTY BOUNDARY PROPERTY BOUNDARY PROPERTY BOUNDARY PROPERTY BOUNDARY 1m max indicative fall across site Gutter detail Fascia built to boundary Gutter detail Setback built to boundary * Refer to Appendix D for Plan of Development (POD) Concealed Gutter Built to Boundary Recessed Gutter Built to Boundary Conventional Fascia Gutter Built to Boundary Build to boundary 1st floor setback as per POD* Not to boundary setback 900mm min as per POD* PROPERTY BOUNDARY Build to boundary 1st floor setback as per POD* Not to boundary setback as per POD* PROPERTY BOUNDARY Build to boundary 1st Floor Setback as per POD* Not to boundary setback as per POD* PROPERTY BOUNDARY Face brickwork or Face brickwork or Face brickwork or 1000mm max indicative fall across site indicative fall across site 100mm min 100mm min 1000mm max indicative fall across site 100mm min 1000mm max * Refer to Appendix D for Plan of Development (POD) * Refer to Appendix D for Plan of Development (POD) * Refer to Appendix D for Plan of Development (POD) NOTE: Drawings based on Practice note No. 7 - Designing for Small Lots published by Economic Development Queensland. 11

14 Building Design The following guidelines aim to protect your investment by maintaining the overall quality of the neighbourhood through building design and an appreciation of the local environment and lifestyle. Garages The design of your home must provide accommodation for your vehicles on-site with minimal visual obtrusiveness and adequate provision for vehicle manoeuvring. The location and treatment of garages and garage doors is to contribute positively to the streetscape and be in accordance with the following requirements: Garages are to be constructed simultaneously with the dwelling and be compatible with the main building in terms of height, walls, windows, roof forms, colours and materials. Additional car parking spaces may be provided in tandem within the property boundary. No carports are permitted. There is a maximum of one driveway per dwelling, unless it is a corner lot. A third garage is to be recessed an additional 500mm from the main garage wall. 12

15 Roofs Roof design should address the following: Roof designs that are a simple composition of shapes will aid in reducing their visual prominence. The use of verandahs, balconies and other architectural elements are encouraged to create interest in the roof design A break in length shall be provided for fascias longer than 15m, where fronting a street. The shape of the roof material shall be either of a corrugated profile or a flat roof tile profile. Highly reflective and unfinished materials are not accepted. Roofs should conform to the following types: Pitched roofs at a minimum of 22.5 (hip or gable). Skillion roofs at a minimum of 5. Flat parapeted roofs. Natural earthy colours are encouraged. Verandahs, Balconies and Porches The inclusion of verandahs, balconies and porches in the design of your home will contribute to your enjoyment, safety and comfort. The following should be addressed: Where verandahs, balconies or porches are included, they should complement the dwelling style, materials and colours and should not dominate or be out of scale with the front elevation of the dwelling. Front verandahs, balconies or porches should be designed so as to identify and emphasise the entrance to the dwelling. The entrance / porch should be setback from the front setback and have its own roofline. The edge of verandahs, balconies and porches shall not encroach within the front setback. 13

16 Building Articulation and Treatment External colours used in the design of your home should be an expression of natural finishes that will complement the colours of the surrounding natural environment. External materials should be of a harmonious design, selected to enhance features of the dwelling and be respectful of the character of nearby dwellings. The building should conform to the following: Front Facade Materials and Colours Minimum of 2 complementary materials and colours to facade facing street and no more than 4 different materials and colours. A limit of 80% total wall coverage (excluding windows/openings) applies to the use of any one material or colour. Face Brickwork may be used as a feature to the front facade to a maximum of 50% of total wall coverage (excluding windows/openings). Acceptable Render Face brick Feature tile Linear bond / matrix cladding Not Acceptable Natural or grey mortar will not be acceptable as feature brick Materials and colours that are clashed should not be used Double height bricks Corrugated profile wall cladding Shingles Hardyplank 14

17 Building Articulation Primary Frontage Treatment - Street Address Each street or park frontage must be addressed with inclusion of three or more of the following design elements in the related facade: - balconies, porches or verandahs; - awning and shade structures; - variation to roof and building lines; - inclusion of window openings; and - use of varying building materials. Windows on the front facade need to provide passive surveillance to the street. Secondary Frontage Treatment All buildings with a facade of more than 10m that are visible from a street or park are articulated to reduce the mass of the building by two or more of the following: - windows recessed into the facade; - balconies, porches or verandahs; - window hoods; - shadow lines are created on the building through minor changes in the facade (100mm minimum); and - use of varying building materials. 15

18 Landscaping The landscape in any home is an important part of the lifestyle of the owners and character of the lot. Landscapes also form an important part of the streetscape, neighbourhood and its links to the community and character of the local area. It provides basic needs such as shading, colour, texture and privacy. It also helps to soften the hard elements of the buildings in the neighbourhood and provide us with a link to nature that is too often lost in urban areas. The design of your landscape should look to utilise plants, materials and finishes that complement your lifestyle and your house. It is also a great opportunity to contribute to the appearance and quality of your neighbourhood. Submission of a landscape plan as part of your covenant application is mandatory. 16

19 When submitting a landscape plan for approval the following must be considered: Suggested Native Tree Species Select plants should be suited to the local climate and rainfall. Native species that have evolved in your region are best adapted to cope with local conditions. As the Ripley Valley area is in Sub-Tropical South East Queensland, there are a number of local native species as well as appropriate exotic plants that grow well in the local soil types. Some of the benefits of native plant species are: Encourage local/native fauna and insect species. Often require less watering to thrive. Require less fertiliser and additives to thrive. Wide range of forms, flowers and colours available. Acmena smithii (Lilly Pilly) Brachychiton discolour (Lacebark) Buckinghamia celsissima (Ivory Curl) The design and presentation of your front yard can not only improve the presentation and value of your home but can help to improve the quality and appearance of the street in which you live. A well designed and maintained front yard helps to promote community pride and create awareness of the importance of the landscape in people s homes and lives. When designing your front yard the following must be considered in maximising presentation, access and amenity aspects: Design planting and paths to address the different levels of access into your home. Eucalyptus curtisii Harpulia pendula Hymenosporum Place trees to provide shade and screening to rooms at the front of the house. (Plunkett Malee) (Tulipwood) flavum Ensure planting selection and garden bed location offer clear views and surveillance opportunities to the street. (Native Frangipani) Look to maximise colour and texture opportunities to highlight the architectural form and features of your home. Landscaping must be completed within 6 months of occupation and your landscaping plan must be submitted to the DRC for approval. 17

20 Retaining Walls Retaining walls can help to enhance your house in the following ways: Maximise usable areas in your garden especially where there is a change of level between your house and the footpath. Complement your home and garden areas through the selection of complementary wall materials, colours and locations. Some of the permissible materials for retaining walls are: Split face masonry. Rendered and painted smooth face masonry. Landscape key stone walls. A Grade sandstone blocks. The following materials will not be permitted for front yard retaining walls: Timber sleeper (treated or untreated). Concrete sleeper walls with galvanised posts. 18

21 Side and Rear Boundary Privacy Fencing Side and rear boundary fencing should consider the need for privacy, security and amenity. Materials and colours should complement your home and garden areas. For the benefit of any doubt - any fencing that is forward of the front setback must be submitted to the DRC for approval. 19

22 Primary (Front) Fencing Primary Street fencing is supported by the Design Review Committee to promote individuality and this guideline has been prepared to help inform your design should you wish to construct fencing now or in the future. Primary (Front) Fencing is any fence that is forward of the main building line or garage. Front fencing must be approved by the Design Review Committee. In submitting your plans for approval please ensure: they are at a scale of 1:100; have consideration to proposed or as constructed services and be sited on a plan to include the same; include a full length elevation (nominating all dimensions, materials, finishes and colours/ textures); typical details of decorative elements, trims or capping in elevation(s); and any other information that the DRC considers relevant at the time of assessment. Please note that it is the applicant s responsibility to ensure the fence complies with all relevant engineering, local, state and other legislation and standards including pool safety standards. An approval by the Design Review Committee is an approval only against the guideline. Should the design change following the approval, this will need to be resubmitted for approval. Specifications for Primary fencing: Height - maximum 1.2m unless dictated by slope, in which case the fencing must be integrated into the retaining wall design allowing for stepped planting if the height being retained is greater than 1m in height. 1.5m high fencing can be submitted and will be assesed based on architectural merit; Materials Timber Paling (refer note below), timber batten, powder coated metal (open aluminium / steel) are acceptable. Fibrous cement (or variations thereof) and metal / plywood sheeting of any kind is not considered decorative fencing or fencing of architectural merit - these materials are not accepted to be used in front fencing; Finishes Colour and style to compliment the house materials; Permeability - minimum 30% permeable fence. For those parts of the fence that are permeable, planting should be provided behind the fence and noted on the plan submitted for approval; Addressing Levels or Gradients Compliment sloping grades of land without creating large gaps between panels and ground line, raking panels preferred; and Retaining Walls coordinate with existing lot retaining, setback for planting where possible. NOTE: Timber paling fences will only be accepted if they are painted in a colour which compliments the design of the home. Timber paling fences must have pronounced posts and include decorative trims or capping. NOTE: Letter boxes must comply with the relevant section of the guideline and be incorporated into the fence design and not attached to, or placed on top of the proposed fence. This element is to be included in the application. 20

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24 Driveways The driveway can often dominate the frontage of the home and detract from the streetscape appeal. Only one driveway is permitted for each allotment and it is the intention to soften the visual impact of the driveway by designing it to address the following: Not greater than 3m for a single garage and no greater than 4.8m wide for a double garage at the street boundary. Extend from the kerb edge to the garage/carport. Allow for at least 1m of screen planting between driveway and side boundaries (where possible) to be included in your landscape plan for approval. Require minimal earthworks and disturbance to existing surface features by crossing slope and have a maximum gradient to comply with the relevant Australian Standard. Be completed prior to the occupation of the home. Ensure that the finished surface level of the driveway is consistent with any existing footpaths it may cross. Driveway surface materials and colours are to complement the dwelling and landscape. Some of the permissible material are: Concrete or clay pavers laid over reinforced concrete base. Exposed aggregate. Coloured concrete. The use of other products or materials must be approved. Under coated grey, broomfinished concrete and stamped driveways are NOT acceptable. Car track driveways are NOT acceptable. 22

25 Letter Boxes and Ancillary Structure Letter boxes must be clearly visible and identifiable from the street or lane as relevant and are to be designed and constructed to be consistent in material and colours with the dwelling. It is preferred that letter boxes are constructed of brick or similar material and incorporated into the landscaping. Letter boxes on poles are NOT acceptable. Should you wish to install a garden shed/ancillary structure or the like that is above 1.8m in height or more than 10m² then this design must be submitted to the Design Review Committee for approval. The structure must compliment your house design and colour selection and not be intrusive to neighbours or surroundings. Note if the area is more than 10m² you may require building approval under the Queensland Building Act Garbage Bin Storage, Plant and Equipment Garbage bins, plant and equipment (eg. air conditioner condensers) must not be visible from a street or park. Appropriate site design or screening measures with fences or enclosures that complement the material and colours of the house, should be adopted. 23

26 Appendix A - Stage 19 Release Plan 24

27 Amex Corporation Pty Ltd and Daleswan Pty Ltd, their related bodies corporate and associated entities, their directors and officers, employees and agents (Amex) give no warranty that the information contained in this document is, or will remain accurate, complete and current. Images are given as a visual aid, and are indicative only. Plans are subject to final design and council approval, and are not necessarily to scale. Street names are subject to council approval. To the extent permitted by law, Amex excludes all liability for any loss which arises as a result of any reliance on the information contained in this document or otherwise in connection with it m² m² m² m² m² m² m² m² m² m² m² m² m² m² 350m² m² m² 310m² 413m² m² m² m² 448m² m² m² 392m² 350m² 294m² m² m² 369m² m² 350m² m² m² m² 294m² 369m² m² 350m² m² m² m² 350m² m² m² 472m² m² 369m² STAGE m² 495m² 392m² 495m² m² 471m² m² m² PARK 25

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29 Appendix B - Individual Lot & Housing Guidelines Stage 19 Release Protecting your investment 27

30 Contents Page INDIVIDUAL LOT AND HOUSING GUIDELINES 30 Individual Lot Classification Two Storey Dwellings Primary Frontage Lots Corner Lots Multiple Residential Lots LANDSCAPE GUIDELINES 46 Primary Frontage Lots Corner Lot 28

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32 30 Individual Lot and Housing Guidelines

33 Individual Lot and Housing Guidelines These guidelines are to be read in conjunction with the Plan of Development and the General Design Guidelines. This document provides guidelines to homes that are visually prominent. They are aimed at achieving a quality housing and landscape outcome that will protect your investment in the neighbourhood. All individual home designs and landscaping treatments will be reviewed by the Design Review Committee. It is understood that particular building and on-site conditions may vary which will require different design solutions that may not be contained in this document. Therefore alternative treatments may be considered, provided they demonstrate similar outcomes to the General Design Guidelines. Building Commencement: To ensure neighbourhoods are completed in a timely manner, building is to commence within 12 months of purchase of your home allotment. Plan of Development Appendix D comprises the Plan of Development. This plan contains the minimum design controls to be met in accordance with the relevant Approval Authority at State and Local Government. The Home Design Guidelines provide additional controls so that the preferred neighbourhood outcomes are achieved as part of the design vision for Providence. The Design Review Committee may approve design outcomes that are different to the Home Design Guidelines subject to demonstration of similar outcomes. The DRC cannot approve different solutions to those contained in the Plan of Development.

34 Individual Lot Classification Primary Frontage Lots Corner Lots Multiple Residential Lots Lots refer to General Design Guidelines STAGE 19 32

35 Two Storey Dwellings There are no allotments classified as mandatory two storey dwelling construction or desirable two storey dwelling construction for this Stage. STAGE 19 Mandatory Two Storey Dwellings Desirable Two Storey Dwellings 33

36 Primary Frontage Lots (Two Storey) Allotment Details: Maximum building location envelope(excluding eaves) Optional built to boundary wall Entrance delineation by facade treatment and / or protrusion of porches, verandahs, balconies or equivalent Wall atriculation and either window or balcony treatments are mandatory Garage location Controls (Two Storey) Front Facade articulation or window treatment Must include material variation between upper and lower storeys. The material and proportion must in compliance with Page 14 Building Articulation and Treatment Preferred Locations: Private open space Home entry Letterbox Bin storage / Bin pad Window openings should be well proportioned emphasising the vertical dimension. Walls over 8m in length facing either the primary or secondary street without windows or articulation are not permitted. Face brick to be used as feature only. Maximum setback to non built to boundary is 4m to wall. Minimum setback is as per the Approved Plan of Development. Control Diagram Balconies to the second storey facing the front street are preferred. Where balconies are provided: Balcony design and wall articulation emphasises the height of the ground storey. Consider balcony treatment for privacy with regard to balustrade finish and balcony size with regard to adjoining internal room. 34

37 Primary Frontage Lots (Two Storey) Where balconies are not provided: Upper storey of front building wall must be stepped at a minimum of 200mm and no more than 1m from the lower ground building wall. Upper storey must have windows emphasising the vertical dimension. Wall articulation can include building wall stepped forward or back to a minimum of 200mm. No more than 3 windows of the same dimension on the same plane of wall. Roofing A minimum of 450mm eaves must be provided for houses with pitched roofs. Eaves must be provided to all sides of a two storey house. Garage Garage door profiles must reflect the style of the facade. No historical decorative treatment is permitted. Alternative decorative treatments such as timber finishes are permitted and will be assessed on their merits. The colour of garage doors must complement the palette used on the house facade. Panel lift or tilt type doors are encouraged. Roller type doors are not permitted. Landscape Entry path to be constructed separately to driveway from entry to front boundary. Where garages are not built under the second storey of a house, eaves are not required to the side of a garage where it is constructed on the boundary. 35

38 Primary Frontage Lots (Two Storey) A minimum of 450mm eaves must be provided for houses with pitched roofs. Window openings should be well proportioned emphasising the vertical dimension. Source: Hotondo Source: Plantation Homes Must include material variation between upper and lower storeys through the use of building projection, pergolas and other similar elements. Balconies are preferred and are also a good way to achieve articulation. Preferred balcony design and wall articulation emphasises the height of the ground storey. Face brick to be used as feature only. 36

39 Primary Frontage Lots (Two Storey) Acceptable Facade Treatments (Source: Stylemaster/Alliance; Plantation Homes; Metricon) 37

40 Primary Frontage Lots (Single Storey) Control Diagram for Lots 820, 821 & Controls (Single Storey) Lots 820, 821 & 822 can be of single or Garage two storey construction (for two storey Garage door profiles must reflect the style construction refer to page 34 controls) which of the facade. No historical decorative includes: treatment is permitted. Alternative Wall articulation and window treatment decorative treatments such as timber finishes are permitted and will be assessed on their Front facade should emphasise the vertical merits. dimension through use of verandah columns or porticos. The colour of garage doors must complement the palette used on the house Entry to front door and window openings facade. should be well proportioned emphasising the vertical dimension. Panel lift or tilt type doors are encouraged. Roller type doors are not permitted. Window openings may not be placed against the soffit. Minimum 300mm separation Landscape distance. Entry path to be constructed separately to Face brick to be used as feature only. driveway from entry to front boundary. Allotment Details: Maximum building location envelope (excluding eaves) Optional built to boundary wall Entrance delineation by facade treatment and / or protrusion of porches, verandahs or equivalent Wall articulation or window treatment mandatory Garage location Preferred Locations: Private open space Home entry Letterbox Bin storage / Bin pad Maximum setback to non built to boundary is 4m to wall. Roofing A minimum of 450mm eaves must be provided for houses with pitched roofs. Eaves are not required to the front or side of a garage where it is constructed on the boundary. Front door entry porch must have its own roof line. Key Plan - Lots 820, 821 &

41 Primary Frontage Lots (Single Storey) Windows not placed against soffit. Source: Ausbuild Source: Ausbuild Front facade should emphasise the vertical dimension through use of verandah columns or porticos. Skillion roofs are acceptable. Entry to front door and window openings should be well proportioned emphasising the vertical dimension. Panel lift or tilt type doors are encouraged. 39

42 Corner Lots Control Diagram for Lots 798, 829, 839 & 840 Allotment Details: Maximum building location envelope (excluding eaves) Optional built to boundary wall Entrance delineation by facade treatment and / or protrusion of porches, verandahs, balconies or equivalent Wall articulation and either window or balcony treatments are mandatory Garage location Preferred Locations: Private open space Home entry Letterbox Bin storage / Bin pad Bin collection Street Controls (Two Storey) Lots 798, 829, 839 & 840 require two storey construction which includes: Front / side facade articulation or window treatment Must include material variation between upper and lower storeys. The material and proportion must in compliance with Page 14 Building Articulation and Treatment. Windows on the front and side facades are of similar proportions and materials, and must emphasise the vertical dimension. Walls over 8m in length facing either the primary or secondary street without windows or articulation are not permitted. Face brick to be used as feature only. Maximum setback to non built to boundary is 4m to wall. Minimum setback is as per the Approved Plan of Development. Non-habitable rooms are not allowed on the facades of both street frontages. Windows are required within 3m of the front corner of the side facade to address the side street on ground and second level. Windows which wrap around the corner of the facade are encouraged. The inclusion of windows or a balcony within 3m of the front corner of the side facade is mandatory. Balconies to the second storey facing the front or secondary street are preferred. Where balconies are provided: Balcony design and wall articulation emphasises the height of the ground storey. Consider balcony treatment for privacy with regard to balustrade finish and balcony size with regard to adjoining internal room. Where balconies are not provided: Upper storey of front building wall must be stepped at a minimum of 200mm and no more than 1m from the lower ground building wall. Upper storey must have windows emphasising the vertical dimension. Wall articulation can include building wall stepped forward or back to a minimum of 200mm. No more than 3 windows of the same dimension on the same plane of wall. 40

43 Corner Lots Roofing A minimum of 450mm eaves must be provided for houses with pitched roofs. Eaves must be provided to all sides of a second storey house. Where garages are not built under the second storey of a house, eaves are not required to the side of a garage where it is constructed on the boundary. Note: Lot 798, 829, 839 & 840 are desirable two storey only and may be single storey construction, but will still be required to address the Building Articulation intent in the General Design Guidelines for secondary frontage. For two storey construction controls refer to page 38. Garage Garage door profiles must reflect the style of the facade. No historical decorative treatment is permitted. Alternative decorative treatments such as timber finishes are permitted and will be assessed on their merits. The colour of garage doors must complement the palette used on the house facade. Panel lift or tilt type doors are encouraged. Roller type doors are not permitted. Bin Storage Bins must not be visible from the street and are either screened behind fencing or within an enclosure integrated within the fencing and landscape design. Landscape Entry path to be constructed separately to driveway from entry to front boundary. Window articulation to secondary street facade. Balconies encouraged on secondary frontage. Windows are required within 3m of the front corner of the side facade to address the street. Windows which wrap around the corner of the facade are encouraged. Key Plan - Lots 798, 829, 839 & 840 Non-habitable rooms are not allowed on the facades fronting the street. 41

44 Side Fencing on Corner Lots To create a neighbourhood streetscape it is important for side fencing on corner lots to not only provide a dwelling with privacy but also to present well to a public street. The adjacent plan is an example of locations where side fencing is required to provide fence types in accordance with Types A and B as shown on the following diagrams. These fence types will be required on similar lots throughout the Providence Community. If visible from a street or park, the tops of fences on sloping lots must be horizontal and not follow the line of slope. Steps in the fence will be required in gradual increments. Site conditions are likely to differ depending on landform, so alternative solutions will be considered by the Design Review Committee. LEGEND 1500mm High permeable fencing 1800mm High fencing Side Fencing Locations 42

45 HARDWOOD POST AND RAILS INSIDE OF ALLOTMENT STREET VIEW HARDWOOD POST AND RAILS TREATED PINE PALINGS TO BE PAINTED A COLOUR THAT IS SIMILAR TO BUSHLAND OR JASPER Fence Type A 1800mm HARDWOOD POST AND RAILS INSIDE OF ALLOTMENT STREET VIEW HARDWOOD POST AND RAILS TREATED PINE PALINGS TO BE PAINTED A COLOUR THAT IS SIMILAR TO BUSHLAND OR JASPER Fence Type B 1500mm Fence Types A and B would need to be constructed out of hardwood post and rail with treated pine palings. The pine palings will need to be painted in a colour that is similar to Jasper or Bushland. The hardwood posts and rails that are visible from the street would need to be coated with a `tanacoat finish or similar. The top transparent detail (Fence Type A) should be constructed using hardwood with a tanacoat or similar finish. 43

46 Multiple Residential Lots Street Street Allotment Details: Maximum building location envelope (excluding eaves) Optional built to boundary wall Mandatory built to boundary wall Entrance delineation by facade treatment and / or protrusion of porches, verandahs or equivalent Wall articulation or window treatment mandatory Garage location Preferred Locations: Private open space Home entry Letterbox Bin storage / Bin pad Controls (Single and Two Storey) Lot 799 requires construction which includes: Balcony, wall articulation or window treatment Balconies to the second storey are mandatory. Must include material variation between upper and lower storeys. The secondary street frontage may use forms of articulation other than balcony treatments such as window hoods, second storey delineation, wall articulation and height variation. Balcony design and wall articulation emphasises the height of the ground storey. Control Diagram for Lot 799 The above control diagram demonstrates one solution to a multiple residential lot. Designs not in accordance with the above will be considered provided they demonstrate the intent of the controls. Windows on the front and side facades are of similar proportions and materials and must emphasise the vertical dimension. Nonhabitable rooms are to be avoided on the facades fronting the street. Windows are required within 3m of the front corner of the side facade to address the side street. Windows which wrap around the corner of the facade are encouraged. Key Plan - Lot

47 Multiple Residential Lots Walls over 8m in length on any elevation without windows or articulation are not permitted. Face brick to be used as feature only. Roofing A minimum of 450mm eaves must be provided for houses with pitched roofs. Eaves must be provided to all sides of a two storey house. Bin Storage Bins must not be visible from the street and are either screened behind fencing or within an enclosure integrated within the fencing and landscape design. Landscape Entry path to be constructed separately to driveway from entry to front boundary. Where garages are not built under the second storey of a house, eaves are not required to the side of a garage where it is constructed on the boundary. Garage Garage door profiles must reflect the style of the facade. No historical decorative treatment is permitted. Alternative decorative treatments such as timber finishes are permitted and will be assessed on its merits. The colour of garage doors must complement the palette used on the house facade. Panel lift or tilt type doors are encouraged. Roller type doors are not permitted. 45

48 Landscape Guidelines As contained in the Home Design Guidelines selected plants should be suited to the local climate and rainfall. Preferred native species include: Suggested Native Tree Species Native Plant Species Preferred Acmena smithii (Lilly Pilly) Brachychiton discolour (Lacebark) Buckinghamia celsissima (Ivory Curl) Eucalyptus curtisii (Plunkett Malee) Harpulia pendula (Tulipwood) Hymenosporum flavum (Native Frangipani) 46

49 ACCEPTABLE FRONT LANDSCAPE TREATMENT Primary Frontage Lots Native Plant Species Preferred Property Boundary Section side fence 1m set back Small trees provide shade to front garden and amenity to streetscape. Shrubs and groundcovers extend to property boundary alignment. Minimum width of planting bed 2m. 2m min Fence set back min. 500mm. 1 fence panel Front Elevation Letterbox design integrated into fence design. Provide 2 trees to front garden min. height at time of installation to be 2m. Pathway from footpath to front door with letterbox at path edge. Plan 1.8m high fence 0.9m low fence Key Plan A landscape plan for lots outlined in the Individual Lot Classification must be submitted for approval and take into consideration the acceptable landscape treatments mentioned in this document. 47

50 ACCEPTABLE FRONT LANDSCAPE TREATMENT Corner Lots Native Plant Species Property Boundary Front Elevation Preferred 2m min Shrubs and groundcovers extend to property boundary alignment. Minimum width of planting bed 2m. Pathway from footpath to front door with letterbox at path edge. A section Fence set back min. 500mm. 1 fence panel Small trees provides shade to front garden and amenity to streetscape. Letterbox design integrated into fence design. Provide 2 trees to front garden min. height at time of installation to be 2m. Screen for rubbish bins. Tree to corner of the lot. low fence set back 5m min from front of house at corner Section A A Plan 1.8m high fence 0.9m low fence 48 Key Plan

51 Appendix C - National Broadband Network 49

52 Key information for builders and cablers PSU NTD GPO Min. 300mm Internal Conduit Min. 100mm radius bends ALL CONDUIT FITTINGS MUST BE GLUED ORANGE CONDUIT MUST NOT BE USED Min. 100mm radius bend 1 x P23 Conduit (builder to supply) 1 x P23 Conduit (builder to supply) PCD 100mm 140mm horizontal separation Min. 410mm height from finished ground level Supply internal and external conduit paths: Use rigid white P23 telecommunications conduits (23mm Internal Diameter) in the trench (connecting to the service drop conduit) and within the house. Glue all joints using solvent cement Ensure the conduits run as straight as possible Install drawstrings in both conduits Fix all conduits securely using conduit saddles or similar Provide a power point (GPO) within 1500mm of the Network Termination Device (NTD) location Each bend radius of the street conduit must be no less than 300mm Each bend radius of the internal conduit must be no less than 100mm Use no more than 3 x 90º (max) bends between draw points Internal P23 Conduit Electricity Enclosure PCD Floor Slab Min. 300mm set back from building corner Wall Cavity Refer to the diagram above for the Internal P23 and Lead-in Conduit configurations Min. 300mm radius bend FGL Street Conduit Internal P23 Conduit Electricity Enclosure PCD NBN Co minimum Premises Connection Device (PCD) separations: Minimum 250mm from services including: Electricity, gas* or water meter enclosures Water taps or downpipes Minimum 1.5m side clearance from gas cylinders* *Check with your local Authorities for their separations NTD Enclosure Ventilation Alert: If the NTD is to be enclosed, then ventilation is required for safety reasons. Refer to NBN Co Residential Preparation and Installation Guide: SDUs and MDUs for specifications. Street Pit (typical) P23 Lead-in Conduit Property Entry Point Property Boundary Figure 1. Electricity enclosure on the same side of the building to the property entry point Street Pit (typical) Property Entry Point P23 Lead-in Conduit Property Boundary Figure 2. Electricity enclosure on the opposite side of the building to the property entry point NBN Co to supply: The P23 service drop conduit from pit to 1 meter inside the property The service drop cable to the PCD location The PCD The internal fibre optic cable from the PCD to the NTD The NTD NTD Enclosure with Standard Power Supply (Battery Backup Unit if required during pre-installation) All the fibre optic cables Unmaintained copy. For most recent version, refer to: For more details and installation options refer to: NBN Co Residential Preparation and Installation Guide: SDUs and MDUs 50

53 NBN equipment installed within the home wall space reservations 565 mm Layout example only for other configurations refer to NBN Co Residential Preparation and Installation Guide: SDUs and MDUs Power Supply with Battery Backup (PS/B) Network Termination Device (NTD) Premises Connection Device (PCD) 325 mm Space reserved for Power Supply with Battery Backup* * For indoor installation only, NBN equipment is not installed in prohibited location, such as bathroom, laundry etc. as per NBN-NO-GDE-0011 Guides. * Builders should always provision space and environment for PS/B. It may be pre-installed or requested by the end user during the life of the building. Inside Your Premises Outside Your Premises Preparing new developments for the NBN It s important that builders and cablers talk to new homeowners about the telecommunications services they may want to access in their homes and provide guidance on where NBN equipment, phone and data outlets should be located. Both fixed line internet and telephone services will be delivered over the NBN. The NBN Co equipment should be located in a safe location, where it is convenient to connect telephone as well as computers and internet TV. It s important to remember that if customers want to utilise applications like IPTV via Smart TVs in their living room and telework via HD video conferencing in their office they should consider fixed cabling in the home to connect these devices. Requesting equipment pre-installation To enable a smooth and efficient connection to the National Broadband Network, builders/developers may request a pre-installation of the in-home equipment supporting NBN access on behalf of all owners/occupiers of the premises. Pre-installation of the NBN in-home equipment should be arranged to take place at least 20 days ahead of the estimated home completion date. To request a Pre-Installation of the NBN Equipment, visit: The following information will be required when submitting a request: Date by which the premises will be at secure lock up stage Estimated completion or handover date Confirmation that you have authority of all owners and occupiers to make this request An onsite contact and confirmation that you have their permission to submit their contact details Confirmation that an Internal and Lead-in Conduit has been installed in accordance with NBN Co guidelines Confirmation that you have the agreement of all owners and occupiers to waive their right to be given notice by NBN Co of the pre-installation under Schedule 3 of the Telecommunications Act 1997 Confirmation whether Power Supply with Battery Backup will or will not be required Preferred installation date Premises address or addresses Developer estate name and stage number Confirmation that power is available For more information: Phone 1800 OUR NBN ( ) Visit our website at: us at: newdevelopments@nbnco.com.au This document is subject to copyright and must not be used except as permitted below or under the Copyright Act 1968 (Cth). You must not reproduce or publish this document in whole or in part for commercial gain without the prior written consent of NBN Co. You may reproduce and publish this document in whole or in part for educational or non-commercial purposes as approved by NBN Co in writing. This document is intended as an informational guide only. NBN Co does not warrant that the processes and information outlined in this document comply with all (or any) applicable laws, codes of practice or standards. The recipient must exercise its own judgement as to how best to perform the activities described in this document in a safe way, and so as to meet the requirements of all applicable laws, codes of practice and standards. The contents of this document should not be relied upon as representing any NBN Co s final position on the subject matter of this document, except where stated otherwise. NBN-NEWDV-BCA4-JULY14 51

54 Appendix D - Approved Plan of Development 52

55 53

56 Appendix E - Minimum Documents Checklist DRC 54

57 PROVIDENCE SOUTH Rl PLEY

58 Appendix F - Execution 56

59 Providence Home Design Guidelines Appendix F: Execution The Buyer acknowledges having read and understood and agrees to comply with the Providence Home Design Guidelines in accordance with the terms of the Contract for the purchase of the Lot. The Buyer acknowledges and agrees that the Lot is part of a master planned community the object of which is to establish a modern and well-designed residential community and it is desirable that supervision and control be exercised by Daleswan Pty Ltd ACN (the Seller) for the protection and in the interests of the Buyer and other residents of the estate in relation to the nature and type of construction to be erected and in recognition of the desirability of the construction of a sound, modern and attractive development. Lot Number: Stage: Buyers Name: Address: Signed: Dated: Buyers Name: Address: Signed: Dated:

60 Appendix G - Environmentally Sustainable Design The information in this section is provided for consideration only. Cost efficient homes, smart homes and sustainable homes are all terms used to describe homes that are designed to save money, increase the value of your investment, feel safer, move around more easily and help the environment. When designing a home, it is important that it is environmentally sustainable and responds to the needs of your family as it grows with reduced maintenance and running costs over time. Principles worth considering and discussing with your builder are comprised below. 1. Glazing and Frame Materials a. Consider passive solar design - window placement, size and shading. b. Controlling heat flow through glazing and window frame material. c. Use WERS to determine glazing requirements. 2. Insulation for Ceilings and Walls a. Combine insulation with design for climate considerations. b. Consider insulation type and material to suit local climatic conditions and external wall exposure. 3. Indoor Air Quality relating to Materials, Finishes and Ventilation a. Consider the types of paints, glues, plastics, and some manufactured wood products These can release chemical substances at room temperature, called VOC s (Volatile Organic Compounds). Consider toxicity, quantity and proximity of materials. b. Ensure cross-ventilation through passive solar design techniques and ceiling fans as well as mechanical ventilation in bathrooms. 58

61 4. Hot Water Systems a. Review types of hot water systems to meet your expected usage, operating cost and available energy sources from solar, gas or electricity. 5. Lighting and Energy Consumption a. Consider the range of energy available from solar, gas and electrical. b. Maximise daylight where most required. c. Install multiple switches to control lighting. d. Use compact florescent lights and LED lighting as the most efficient and cost-saving lighting over longer periods, despite the initial up front cost. e. Spend time with your builder designing the location of lighting and switches to make your home safe and efficient. 6. Water Usage and Harvesting a. Conserving water saves you money. Install water efficient taps, shower heads, toilets and appliances. Use drought resistant plants and groundcovers where grass is not needed. Wash cars, caravan and boats on the grass where possible. b. Whilst rainwater tanks are not mandatory, it makes sense to use free water from the sky for external use, rather than pay for it. 7. Promote resource efficiency a. When considering your bench tops, splashbacks, doors, shelves and cabinetry, and floors, use products such as natural stone, reconstituted stone, natural timber, recycled wood products and some glued-wood products such as composite products, finger-jointed timber, laminated timber, fibreboard, hardboard and plywood. 8. Universal Design a. Consider the longevity of your home which spans age, gender and ability. b. Provide easy access to your home from your street and your garage. c. Have a room on the ground floor that could be adapted as an additional bathroom and bedroom. e. Consider kitchens that are safe for all people to use. f. Consider handles and tapware within easy reach by all people. 9. Construction types a. Heavyweight and lightweight materials used in construction differ in mass content. Heavyweight construction systems are usually masonry and include brick, concrete, concrete block, tiles, rammed earth, mud brick, etc. Lightweight construction uses timber or light gauge steel framing as the structural support system for non-structural cladding and linings (eg. fibre cement, plywood and colorbond steel). b. Consider construction types and a combination of both according to such things as site conditions (such as slope), optimising climatic outcomes, and external or internal usage. 10. Passive Heating and Cooling Summer Objective: Design to reduce heat gain to internal and external areas Solar Access & Shading The following principles should be applied: design to provide shading to all walls, openings, outdoor living areas and hardstand paving to minimise heat absorption and reflection through: wide eaves designed to shade summer sun. design shading devices to suit the orientation (east and west require different shading to north); screening structures; and screening vegetation such as vines on trellises to shade walls. design glazing size and location to minimise heat gain in summer and heat loss in winter. 15% glazing ratio (window to floor area ratio). Too much glass leads to overheating. provide fewer windows on the east and west elevations. where applicable consider glazing tint to allow light and minimise heat transfer. d. Incorporate doors and corridors that allow for easy access and movement consider corridor width.

62 Insulation The following principles should be applied: external lightweight skin insulates the mass in walls from solar gain allowing it to act as a heat sink during the day to maintain interior cool. provide insulation to roofs and walls to prevent heat gain from the exterior in summer. reduce heat gain issues of colours selected for facade and roof. Thermal Mass The following principles should be applied: provide shading to internal thermal mass in walls and floors for cooling effect of heat sink in summer. thermal mass may require access to night ventilation for purging of any heat gained during the day to avoid excess internal heat gain. Natural Ventilation The following principles should be applied: use open planning to enhance cross ventilation. locate openings in buildings and courtyards between buildings to catch the prevailing breezes (north east or south east). use vegetation plantings to channel cooling breezes into buildings. Winter Objective: Design to enable heat gain to internal and external areas. Solar Access & Shading The following principle should be applied: Design of shading to enable solar access to internal and external living areas particularly in the morning and afternoon through: - eaves designed to allow winter sun; - window shading designed to allow winter sun; and - deciduous vegetation (trees and vines on trellises). Insulation The following principles should be applied: provide insulation to walls and roofs to prevent heat loss from the exterior in winter. provide curtains to windows / doors to retain heat during night. Thermal Mass Provide thermal mass in walls and floors (interior and exterior) and expose to radiant heat (sun). The mass in walls and floors is used to store and release heat energy to stabilise internal temperatures. Natural Ventilation Locate buildings and vegetation plantings to screen outdoor areas from winter westerly winds. The above material has been sourced from the Housing Industry Association and the Greensmart program. For more information refer to the link below: 60

63

64 Appendix H - Glossary of Terms Rear Setback Rear Setback Max. Site Cover Front Front Landscape Landscape Area Area STREET Built to Boundary Wall Front Setback - Garage STREET Front Setback Side Setback Side Setback Built to Boundary Wall Front Setback - Garage Front Setback STREET Secondary Frontage Setback STREET 4 site boundary Image Source: Plantation Homes Site Cover Setbacks Corner Lot Setbacks Balcony Building Wall Built to Boundary Wall Driveways Front Setback - Garage Porch 9m 62 Maximum Building Height Pitched roofs Skillion roofs Flat parapet roofs

65 Balcony A balcony occurs at the second level of your home providing outdoor living access. It may be covered or uncovered. Building Wall The building wall is defined as the main wall of your home and excludes eaves, awnings, shade structures, porches, verandahs and balconies. Built to Boundary Wall Front Facade The front facade is the building wall on the primary frontage facing the street. Front Setback The front setback is measured to wall of the building or edge of balcony and verandah. Front Setback - Garage The garage setback refers to the wall supporting the garage door or opening to your Rear or Side Setback adjoining a Park If your rear or side boundary fronts a park, then balconies or verandahs may be built to the boundary, provided eaves and gutters do not extend beyond the boundary. Roof Material Shape The shape of roof materials include: Corrugated profile Site Cover Site cover is defined as the proportion of the site covered by buildings including roof overhangs (eaves). Street Frontage Primary Frontage is the street to which your address and house number is allocated, where the Primary Frontage is not specifically identified on the approved Plan of Development or in Appendix D. Refers to a wall that is built up to the boundary garage. Flat roof tile profile Secondary Frontage occurs on a corner of an adjoining lot. Typically an allowance is made for construction tolerance and roof gutters to ensure no part of the building and/ or footings extend over the side boundary. Corner Lot Secondary Frontage Setback The secondary frontage setback is measured to the building wall, edge of balcony and verandah. Driveways Driveway width is defined as the width of the driveway as it crosses the allotment boundary. Maximum Building Height The maximum building height of your home is in the order of 9m from the allotment ground surface level excluding projections such as an antenna aerial, chimney, flagpole or the like. This level is defined as the as-constructed finished level of the lot provided by the developer. Porch A porch delineates the entry to your home and may extend forward of the front building wall. With Primary frontage lots and lots within the key plan, the porch must have its own roof Roof Types There are 3 preferred roof types defined as follows: Pitched roofs Skillion roofs Flat parapet roofs Side and Rear Setback The side and rear setback is measured to the building wall, edge of balcony and verandah. Eaves (except on a built to boundary wall), should not encroach within 450mm of the side or rear boundaries. Gutters may not extend beyond the boundary of the allotment. allotment where the side elevation of your home also fronts the street (excluding a laneway). Verandah A verandah is a covered area at ground level that extends beyond the normal width of eaves. Verandah form that emphasises the entry. 63