Design Guidelines. All applications are to be sent to. PO Box 663, Fortitude Valley QLD 4006 OR

Transcription

1 Design Guidelines All applications are to be sent to 1 PO Box 663, Fortitude Valley QLD 4006 OR jacobam@cfmgcapital.com.au

2 Table of Contents 1. Introduction 3 2. Siting & Orientation 5 3. Building Hight 5 4. Facade Replication 5 5. Site Coverage 5 6. Entry Features 6 7. Corner Allotments 6 8. Vehicle Accommodation 7 9. Materials & Architectural Style Roofing Materials & Pitches Fencing & Retaining Walls Driveway & Paving Landscaping National Broadband Network Ancillary Structures & Buildings Letterboxes During Construction Builders Checklist 10 Application form for design approval 12 Application documents required for submission 12 2

3 1. Introduction 1.1 PURPOSE The principle aim of these Design Guidelines is to create a coherent vision for The Millstone community. Developed to enhance the lifestyle and investment of purchasers, the Guidelines are designed to ensure all homes at The Millstone are built to a high standard whilst encouraging a variety of housing style in harmony with the streetscape. The Guidelines will assist in providing you with peace of mind that your investment will be enhanced in the future, guarding against inappropriate development that may detract from the attractiveness of The Millstone community. 1.2 OPERATION These Design Guidelines form a part of the Contract of Sale and are binding to all purchasers within the estate. These Guidelines are a requirement of the planning permit and accordingly, any dwelling designed must be in accordance with these guidelines. Approval is required under these guidelines by the Design Review Committee ( DRC ) for the construction of new dwellings, garages and fences prior to any commencement of construction. In considering designs, the DRC reserves the right to waive in part or in whole compliance with these guidelines for particular circumstances and approve or refuse any design based on architectural merit, to allow innovative designs to be considered. The Guidelines are subject to change by the developer at any time without notice. All decisions regarding these Guidelines are at the discretion of the DRC. 1.3 BUILDING PERMITS AND OTHER APPROVALS The DRC approved plans are not a building permit. The approved plans will form part of the documents for the owners to obtain a building permit from their nominated building surveyor. The guidelines and any approval by the DRC do not remove obligations under other guidelines and legal requirements such as BCA, ResCode or documents current at time of construction. These guidelines will be effective over the period nominated on the applicable plan of subdivision, after which controls will revert to any applicable legislative requirements at that time. These guidelines are in addition to, not in lieu of, any other Government requirements. 1.4 TIME FOR COMMENCEMENT OF CONSTRUCTION Construction of your home must commence within 18 months of land settlement. Incomplete building works must not be left for more than 3 months without work being carried out and all building works must be completed within twelve months of their commencement. Front yard landscaping must be completed within 3 months of Certificate of Occupancy. 1.5 ALLOWABLE LAND The Design Guidelines prohibits dual occupancy, further subdivision, relocatable homes and the construction of more than one dwelling on each allotment. These are mandatory requirements and will not be varied under any circumstance. 1.6 SUBMISSION Prior to the commencement of construction of your dwelling, approval must be obtained from the DRC, by lodgement of the following items. A copy of the Design Guidelines should be provided to your building designer or architect prior to submission to ensure all aspects of the Design Guidelines have been reviewed and achieved prior to submission. The following information is required to be forwarded to the DRC via Completed Application Form Site plan Identifying the location of your house on the allotment and relevant setbacks from all boundaries, driveway, fencing location and details. Elevations of all sides of the house Floor plans dimensioned, including window and door positions & roof plan External materials and colours proposed Indicative landscape plan All applications made must be sent to Custodian Toolern Syndicate Limited at: jacobam@cfmgcapital.com.au **Applications will be reviewed within 14 business days from receipt of all information. Incomplete applications may be refused until all relevant documentation has been received by the DRC** 3

4 1.7 THE APPROVAL PROCESS Step 1: House Design Once you have purchased your property, decide upon your builder, house and façade design. If you are an owner-builder, consult with your building designer/architect to ensure that they are aware of the requirements of The Millstone Design Guidelines. Step 2: Submit Plans for Application Refer to the Design Guidelines and ensure the house design complies with Guidelines, ResCode, BCA You must submit your Design Approval Submission Package in PDF format to Step 3: Application Reviewed by Design Review Committee The Design Review Committee will assess your application within 14 days. If amendments are required, non-conforming aspects of the design must be addressed and resubmitted for approval. Application Approved Application Not Approved Application Design Amended Step 4: Obtain Building Permit While the Design Review Committee has the authority to approve the house design application, the property owner is to obtain a building permit prior to construction. Step 5: Commence Construction Commence construction of your home within 18 months of settling the land and complete construction within 12 months of commencement. Landscaping of front gardens must be completed within 90 days of obtaining a Certificate of Occupancy. 4

5 2. Siting & Orientation The siting of your home will be integral in developing the neighbourhood theme within the estate. Accordingly, to ensure that a level of cohesion occurs within the estate the following siting requirements will be required to be satisfied by each dwelling constructed. Your home must be designed and sited to front the primary frontage of your land. Where land is located with frontage to two roads, the frontage is determined as the narrower boundary of the road frontages. The Image below shows an example of a corner lot and the boundary that will be deemed as your front boundary. 2.5 On an allotment with an overall width of 12.5 metres or greater, a minimum of at least 1 metre side setback is required from at least one side boundary. 2.6 A Garage or dwelling may be built on or within 200mm of the side boundary. Wall heights and lengths within 200mm of a side boundary, must be in accordance with Part 4 of the Victorian Building Regulations. 3. Building Hight 3.1 The height of a dwelling must be in accordance with Part 4 of the Victorian Building Regulations. Side Road Setback Narrow street frontage will be deed your lot frontage 3.2 A maximum of two storeys is permitted for a dwelling. 4. Facade Replication 4.1 Houses with identical facades must be separated by a minimum of 5 house lots in any direction of the original lot. Only once a full set of plans has been approved will the restriction commence on the neighbouring 5 house lots. Figure 1 - Primary frontage & side street frontage The appearance of dwellings should provide a degree of richness and variety ensuring the creation of pleasant, interesting streetscapes. 2.1 The minimum setback from the primary street frontage to the front wall or Outer Most Projection (OMP) of a dwelling is 4 metres. A porch, portico or verandah under the height of 3.6 metres, may encroach into the front setback by a maximum of 1.5 metres. 2.2 On allotments with more than one street frontage (i.e.corner allotment) dwellings must be setback a minimum of 2 metres from the secondary street frontage. 2.3 A garage must be setback from the primary street frontage a minimum of 5.5 metres. 2.4 Both single and double storey dwellings must be setback from a side and rear boundary in accordance with Part 4 of the Victorian Building Regulations. 5. Site Coverage 5.1 The site coverage for your home, including all outbuildings, must not exceed 60% of the total area of the allotment, unless approved by Council. 5.2 At least 20% of the remaining area of your lot must not be covered by hard impervious surfaces. This will enable a level of infiltration of rainwater into the soil and provide water to your garden. 5

6 6. Entry Features 6.1 An entry structure/feature such as a portico, porch or balcony is required to clearly identify the main entry to the house. 6.2 An entry is required to have an opening no less than 1.5 metres wide and 1.5 metres in depth. 6.3 Entries must be typically located on the front façade. Other options i.e. to the secondary frontage on a corner lot must address the parameters outlined above and will be assessed on architectural merit. 7.3 In addition to articulation, side street elevations must include feature window(s) matching the style of the window(s) on the main façade. Windows alone will not be a satisfactory solution for corner treatment. Highlight windows are discouraged and may be refused. 7.4 Materials used on the façade are required to return along the side street/reserve elevation to meet the fence line. This includes eaves. 7.5 Blank walls facing the side street is not permitted 7.6 Sliding windows should not be used on side street elevations where they will be visible to the street. Figure 2: Appropriate Entry Feature 7. Corner Allotments The presentation of dwellings to side roads will have a significant influence on the character of the estate. Accordingly to maintain appropriate standards of design within the estate the walls of your home must be setback appropriately from side road boundaries to minimise the dominance of your home on side roads. 7.1 Consideration should be given to side street elevation visible to the public. Both single and double storey dwellings on corners are to be designed incorporating feature elements that address both street frontages. 7.2 Elevations facing the side street must incorporate a verandah, porch/portico, pergola structure or a similar architectural element that defines the side street elevation Figure 3: Appropriate Corner Treatment 6

7 8. Vehicle Accommodation Vehicle accommodation should not dominate the streetscape. All vehicle accommodation must be designed to meet the following requirements: 8.1 Garages must be located a minimum of 840mm behind the main building alignment. The main building alignment is defined as the front wall of your dwelling excluding the porch/portico/balcony. 8.2 Garages must be setback a minimum of 5.5 metres from the primary street frontage. 8.3 Garages must be designed to be located to the same side of your lot that has the vehicle crossover. Only one garage and crossover is permitted per lot. 8.4 The Garage door must not have an opening that exceeds 6.5m wide. 8.5 Garage doors facing a street frontage must be Panel style/sectional Overhead and colour coordinated with the dwelling. Roller Doors are not permitted. 9. Materials & Architectural Style 9.1 To ensure that dwellings constructed within the estate are designed to high quality contemporary standard, dwellings should be designed with a high degree of façade articulation. Period reproduction such as Victorian or Georgian is not permitted. 9.2 A variety of external façade materials is required. Full face brick is not permitted. An additional material such as render, lightweight cladding, timber cladding, and stacked stone is required to be incorporated into the façade. 9.3 The external colour scheme of your home should be neutral tones that blend in with the surrounding environment. 9.4 Unpainted metalwork is not permitted. 9.5 Downpipes, Gutters and Fascia should be colour coordinated with the remainder of the façade. 8.6 Carports are strictly prohibited. Figure 5 - Appropriate Material Variation Figure 4: Appropriate Garage Doors 7

8 10. Roofing Materials & Pitches 10.1 Appropriate form of development requires dwellings to have a variety of roof forms, through a combination of hip and gable elements. Single element roofs are not permitted. Pitched roofs with eaves are preferred particularly for a dwellings presentation to the street Flat roofs will be acceptable for garages and porticos provided that these features visually integrate with the design of the development. Flat roofs for an entire dwelling will generally be discouraged unless a high quality architectural design is achieved Dwellings that propose a roof pitch of less than 22.5 degrees must include eaves with a minimum eave depth of 450mm Roofs must be constructed from Terracotta, slate or concrete tiles Colorbond roofing is permitted. Zincalume corrugated iron sheeting is prohibited Roof colours are to be of neutral tones. 11. Fencing & Retaining Walls 11.1 Side and rear boundary fencing should be constructed from capped timber palings with a plinth and exposed posts (125mm x 75mm) 11.2 Side and rear boundary fencing must be to a height of 1.8m high from ground level. Side Boundary fencing must be setback a minimum of 1 metre behind the front façade of the dwelling. Return fencing/gates must be constructed of material to complement the dwelling In accordance with planning permit condition 2a) any dwelling fronting Renaissance Drive must have a front fence, which is to be a maximum height of 1m high from ground level. Fencing should be constructed from timber post and rail with wire mesh as depicted below: 11.4 Fencing to side streets (corners) and reserves must be no greater than 60% of the allotment depth (measured from the longer boundary). This will expose the corner treatment to the side street Retaining walls should not exceed the height of 1 metre. Retaining walls should complement the dwelling constructed from timber sleepers, stone, brick or other complementary materials 12. Driveway & Paving 12.1 Driveways must be completely constructed prior to the occupation of the dwelling Driveways must be constructed from: coloured concrete, exposed aggregate, slate or stone pavers Uncoloured or plain concrete driveways and paths are not permitted Only one driveway is permitted per allotment Crossovers relocations are not encouraged. Purchasers should contact Melton council at their earliest to determine eligibility and price of such works. All approvals, costs and works associated with the relocation of a crossover will be the responsibility of the purchaser. 13. Landscaping 13.1 Landscaping to your front yard is integral to presentation of your home and the visual quality of your street and must be completed within three (3) months of the occupation of the dwelling 13.2 A landscape plan for your dwelling must be submitted to the DRC for approval. Landscaping should be designed to provide a low maintenance style garden that is designed with plants that are appropriate to local soil and hydrological conditions. Accordingly drought tolerant native plants will generally be supported Impermeable areas (hard surfaces) should not dominate front yard designs and should be limited to essential areas such as driveways and pathways Use of synthetic or fake turf is not permitted Feature retaining walls must not be greater than 800mm in height and must complement the landscape and home siting requirements. 8

9 14. National Broadband Network Dwellings being constructed to ensure they meet the requirements of the current guidelines for NBN telecommunications wiring. Please note that the Vendor only provides infrastructure to your lot boundary, and wiring from the lot boundary to your home and connection is your cost. To ensure your home is compatible with the network please refer to; NBN Co Residential Preparation and Installation Guide: DSUs and MDUs preparation-and-installation-guide-for-sdus-and-mdus.pdf 15. Ancillary Structures & Buildings 15.1 The following structures are not permitted to be visible from the primary street frontage, or side Street of corner/reserve allotments: External Hot Water Services Ducted Heating Units Rainwater Tanks Fuel Storage tanks Clotheslines Sheds 15.2 Any roof mounted satellite dishes and TV aerials are to be located to the rear of the house and be as low as possible on the roof Boats, caravans, trailers, commercial vehicles or other recreational vehicles are not permitted to be parked on your property unless they are screened from public view Air conditioning units are to be located away from public view. Any roof-mounted air conditioners evaporative coolers etc are to be located to the rear of the house, be of low profile and installed below the ridgeline. They should be coloured to match the roof All outbuildings are required to be approved by the DRC. Outbuildings are to be positioned in the rear yard, so they are not visible from the street, including corner allotments, or reserves. The maximum floor are of a shed is 15m². Sheds are to have a maximum wall height of 2 metres, with an overall height no more than 2.4 metres External roller shutters are not permitted. 16. Letterboxes 16.1 Temporary and ornamental letterboxes are not permitted Letterboxes should be constructed to complement the dwelling. They should be constructed where they are clearly visible and with a number clearly displayed Letterboxes are to be installed prior to Certificate of Occupancy being issued. 17. During Construction 17.1 Signage Signage and hoarding boards advertising businesses and products are not permitted. Builders signs of maximum size 600mm x 600mm are permitted as required on allotments during the course of construction, and must be removed upon completion of construction Temporary Structures Builders structures such as site sheds, site toilets and power generators are permitted as necessary on allotments during the course of construction, and must be removed upon completion of construction Rubbish Disposal and Allotment Maintenance The purchaser is to ensure rubbish (including building materials and site excavation material) is to be stored in the correct bins and collected promptly. Dumping of rubbish (including building materials and site excavation material) on vacant allotments is illegal. Grass and weed growth on vacant allotments and natural strips is to be slashed or mowed at regular intervals Exposed plumbing, waste pipes and vents are not encouraged and should be avoided (including spa equipment). This does not apply to downpipes. 9

10 18. Builders Checklist Item Description N Y NA 1.6 Only one dwelling proposed for the allotment? 1.7 All relevant documentation been provided to the DRC for assessment? 2 Has your dwelling been correctly sited facing the primary frontage? 2.1 Is a minimum 4m front setback. Are the encroachments under 3.6m and encroaching by a maximum of 1.5m? 2.2 On a corner allotment is the minimum 2m side setback from the side street achieved? 2.3 Is your garage setback a minimum 5.5m from the primary frontage? 2.4 Are your side and rear setbacks in accordance with the Victorian Building Regulations? 2.5 If your allotment is 12.5m or greater, do you have a minimum 1m side setback to at least 1 side boundary? 2.6 If you dwelling/garage is located on the boundary is it in accordance with the Victorian Building Regulations? 3.1 Is the height of your dwelling in accordance with the Victorian Building Regulations? 3.2 Have you ensured no more than 2 storeys? 4.1 The proposed façade of your dwelling is not the same as the façade of the dwelling on any lot within 5 lots? 5.1 Is the site coverage no more than 60% of your allotment? 5.2 Is 20% of your site not covered by impervious surface? 6.1 Does your façade include a Porch, portico or Balcony that clearly identifies the entry? 6.2 Is the entry a minimum of 1.5m wide and 1.5m deep? 6.3 Is your entry located on your primary street façade? 7.1 Does the side street elevation incorporate features that address both street frontages? 7.2 Does the side street elevation incorporate a verandah/porch/portico or architectural element that defines the side street? 7.3 Doe the windows to the side street match the façade windows? 7.4 Are the materials used on the primary façade returned to the side street? 7.5 No blank walls have been used along the side street elevation? 7.6 No sliding windows have been used on the side street elevation? 8.1 The garage has been located a minimum 840mm behind the main building alignment? 8.2 The garage is located a minimum 5.5m from the main street frontage? 8.3 Is your garage located on the same side as your vehicle crossover? 8.4 Is the garage door less than 6.5 m wide? 8.5 Have you provided a minimum of 2 car spots? 8.6 Have you included a panel lift/sectional overhead garage door? 8.7 Have you ensured you are not proposing a carport? 9.1 Is your home a modern design? No period reproduction? 9.2 Have you used a variety of materials? No full face brickwork? 9.3 Is your external colour palette neutral tones? 9.4 No metalwork has been left unpainted? 9.5 Downpipes, gutters and fascia are colour coordinated with the façade? 10

11 10.1 Roof designs are simple pitched roof? 10.2 Flat roof has been limited to garage/porticos? 10.3 If your roof pitch is less than 22.5 degrees, eaves have been provided? 10.4 Roof has been constructed of Terracotta, slate or concrete tiles? 10.5 No Zincalume roofing has been proposed? 10.6 Roof colour is neutral tone Side boundary fencing proposed to be constructed of timber palings with expose posts? 11.2 Side boundary fencing proposed to be no higher than 1.8m? 11.2 Side boundary fencing is setback a minimum of 1m behind the front façade? Return fence is complimentary to the façade? 11.3 Dwelling fronting Renaissance Drive have a front fence at a maximum height of 1m? 11.4 Side street boundary fencing to be no more than 60% of allotment depth? 11.5 Retaining walls provided are not higher than 1m? 12.1 Your driveway will be constructed prior to occupation? 12.2 Driveway is no wider than the garage and tapers to match crossover width? 12.3 Driveway constructed from appropriate material? 12.4 Driveway is not uncoloured or plain concrete? 12.5 Only 1 driveway is proposed for your lot? 12.6 Appropriate works have been completed for crossover relocation? 13.1 Landscaping will be completed within 3 months of CofO? 13.2 Landscape design is low maintenance style with drought tolerant native plants? 13.3 Impermeable areas do not dominate your front yard design? 13.4 Synthetic and fake turf has not been used? 13.5 Feature retaining walls are no greater than 800mm and complement the landscape? 13.6 Gardens, turf and permeable surface areas will be established and maintained? 14 Your dwelling will be connected to recycled water? 15 Your dwelling will be capable of connecting to NBN infrastructure? 16.1 Ancillary structures will not be visible from the primary frontage? 16.2 Roof mounted satellite dishes and aerials will be located to the rear of the roof? 16.3 Boats, caravans, trailers commercial vehicles are screened from view? 16.4 Air conditioning units (including evaporative cooling) will be located away from public view? 16.5 External plumbing is not within public view? 16.6 Outbuildings have been positioned away from public view, maximum of 15m², maximum wall height of 2m, and overall height of 2.4m? 16.7 No external Roller shutters are being provided? 17 Letterboxes will be in accordance with Australia Post and Estate requirements. 11

12 Application form for design approval Please detach this form and complete the details for the submission to the Design Control Group for plan approval. Property Details: Lot Number: Street Address: Owner(s) Details: Name: Name: Current Address: Telephone: Applicant Details: Name: Company: Address: Telephone: Allow a minimum of 14 working days for processing and assessment on the provision all required documentation is submitted. Include the following documents (tick box): Application documents required for submission FF Site plan for the lot and proposed structure(s) showing setbacks from all boundaries, eaves overhang, fence details, outbuildings, driveway access and path details. Fence details are to show material and height. Minimum scale 1:200. FF Floor plans, including roof plan. Minimum scale 1:100. FF Elevations from all sides of the structure(s), including building heights, roof forms and roof pitch. Minimum scale 1:100. FF Schedule of external materials, colours and finishes, including driveway. This is to be in the form of a colour board with samples attached. FF Application Form for Design Approval 12

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