Design Guidelines - Amendments & Updates Stages 4-6 Individual Lot Guides - Updated Feb 2016 Primary (Front) Fencing Letter Boxes and Ancillary Structure Garbage Bin Storage, Plant & Equipment
Individual Lot Guidelines
Primary Frontage Lots 42 5 3 204 610m² Allotment Details: Building wall Optional built to boundary wall Entrance delineation by facade treatment and / or protrusion of porches, verandahs, balconies or equivalent Balcony, wall articulation or window treatment mandatory Garage location (Setback measured to the wall) Preferred Locations: Private open space Home entry Letterbox Bin storage / Bin pad 2.4 Control Diagram for Lots 202-205 and 208-212 1 Controls (Two Storey) Lots 202-212 and 3006 require two storey construction which includes: Front Facade articulation or window treatment Must include material variation between upper and lower storeys. The material and proportion must in compliance with Page 16 Building Articulation and Treatment. 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. Balconies to the second storey facing the front street are preferred. Key Plan - Lots 202-212 and 3006 2 storey 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 emphasizing 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. 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.
Primary Frontage Lots 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. Source: Hotondo Source: Plantation Homes A minimum of 450mm eaves must be provided for houses with pitched roofs. Window openings should be well proportioned emphasising the vertical dimension. 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. 43
Corner Lots 327 520m² 5 3 2.4 Controls (Two Storey) 2.4 3 5 1.5 277 485m² 8.7 (11.7) 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 16 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. 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 includsion 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. 50 1.5 1.5 5m² 327 520m² Control Diagram for Lot 201,213,254,277,292 and 327 These control do not apply to single storey dwellings. 277 5 3 2.4 Non-habitable rooms are not allowed on the facades of both street frontages. Allotment Details: Building wall Optional built to boundary wall Entrance delineation by facade treatment and / or protrusion of porches, verandahs, balconies or equivalent Balcony, wall articulation or window treatment mandatory Garage location (Setback measured to the wall) Preferred Locations: Private open space Home entry Letterbox Bin storage / Bin pad Bin collection 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 emphasizing 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.
Corner Lots Roofing Colorbond or a flat profile roof tile are preferred. A minimum of 450mm eaves must be provided for houses with pitched roofs. Eaves must be provided to all sides of a double storey house. Where garages are not built under the 2nd level of a house, eaves are not required to the side of a garage where it is constructed on the boundary. Note: Lot 254,277 and 292 are desirable two storey only and may be single storey construction, but will still be required to address the Building Articulation intent in the Home Design Guidelines for secondary frontage 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 façade. 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. 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 - Lot 201,213,254,277,292 and 327 Non-habitable rooms are not allowed on the facades fronting the street. 51
Primary (Front) Fencing Primary 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.
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 1975. 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.