Building approval. Upon receipt of your approval from the Developer, an application can be made to the Local Government Authority or a registered building certifier for assessment to receive approval for building. DRAFT THE DESIGN GUIDELINES Site Planning and Building Location • Homes are sited in accordance with the approved setbacks in as per local authority approval. • Only one (1) dwelling is permitted per lot. Front Elevation and Facade • Homes are designed to face the street and deliver a strong street address to primary streets and secondary streets. • Architectural features such as verandahs, porticos, feature windows, façade detailing, roof features and articulated building form are required • The primary entry is to incorporate a covered roof area of at least 4m2 with a minimum depth of 1.5m • Homes must avoid long blank walls with small windows facing the street Primary and Secondary Facade Articulation • Walls exceeding 8m in length are to be stepped a minimum of 450mm. Minimum Floor Area • The home must have a minimum internal floor area of 180m2. • This includes garages and alfresco outdoor living areas (under roof) and excludes verandahs and any outbuildings Height of Buildings • The height must not exceed 8.5m above the natural ground level • A maximum of 2 storeys is permitted Minimise Overlooking • Screening must be provided to upper floor windows that overlook windows of adjacent dwellings Glazing to the Street • Entries must incorporate an element of glazing in the form of a side light, glazing above the door or glazing elements in the door itself • A minimum of 10% of the façade area (excluding the garage door) facing a street or public areas is to be glazed. Design for Slope • Homes should be designed to prevent unsightly earthworks and retaining walls and be sympathetic to the topography and landscape • Homes developed on sloping sites should consider suspended floor construction methods which minimise the need for significant earthworks • Undercroft areas must be suitably screened and designed to minimise viewing from the street and neighbouring properties. • Where earthworks do not permit traditional single plane ‘slab on ground’ construction, homes shall be constructed as ‘Hillside Homes’. Nominated Level Change • Works associated with any building construction shall limit earthworks (e.g. building platforms) to a maximum level change of 400mm to the main dwelling and a maximum of 1.0 metre level change to garages from the finished surface levels approved by any Operational Work Development Permit. • Where earthworks detailed in above do not permit traditional single plan ‘slab –on- ground’ construction techniques, dwellings shall be constructed utilising alternative construction techniques that minimise the need for any surface disturbance and the need for earth works by incorporating split levels or elevated construction techniques Exterior Wall Finishes • The finish of external walls must comprise a minimum of three (3) building materials inclusive of: • Rendered masonry • Face brick (where used as a feature material and comprising no more than 80% of the total façade area) • Timber battening as a feature element on the front elevation (e.g. timber posts on a portico or a ▇▇▇▇▇ infill feature detail) • Weatherboard (or similar profiled claddings), plywood or fibre cement wall sheeting with timber battened joins, all with a paint or stained finish to a maximum of 30% of the facade area • Stone facing • The use of more extensive lightweight claddings (in excess of the above requirements) which provide a quality architectural finish will be considered on slope sites where the design of the home responds sympathetically to sites slope conditions (e.g. pole frame or other designs built with a suspended floor). • It is advised that such design proposals are discussed with the developer prior to proceeding to detailed design. DRAFT Exterior Colours • The exterior wall, roof, window and trim colour of the home must complement the natural environment. Earthy, natural, muted hues and tones are to be used in conjunction with complementary trim colours and materials or feature elements. Bold bright colours or materials are not acceptable. • All building materials and colours are required to be identified on the plans submitted to the Developer for Design Approval Housing Diversity • Identical or similar designs within the same streetscape (assessed as within 4-5 dwellings either side of the proposed dwelling) will not be approved with the same front elevation design or colour scheme. • Variation in colour scheme, landscaping and façade treatments may be incorporated into the design to ensure significant variance in front elevation design and streetscape address • In any given streetscape, no two (2) houses with the same street elevation are permitted to be established, unless otherwise approved in writing by the Development Planning Manager. • Heritage replica, federation adaptations and a themed approach to building design is not acceptable, such as Mediterranean, French Provincial or Tuscan Roof Pitch • The minimum pitch for conventional hipped roofs will be 22.5 degrees • Modern and contemporary roof forms with reduced roof pitches are encouraged Roof Overhang (▇▇▇▇▇) • ▇▇▇▇▇ or roof overhang is provided on all elevations to habitable rooms at a minimum of 450mm projected from the face of external walls to provide shading over windows and maintain high visual amenity • Dwellings without ▇▇▇▇▇ or overhang are not an acceptable design solution unless outstanding architectural merit and sufficient climate comfort can be demonstrated. Roof Materials • Metal corrugated roof sheeting with matt finish colourbond non-reflective or • Concrete roof tiles • Copper and zinc roof sheeting is not an acceptable design solution DRAFT Garages • Garages are not a dominant feature in the streetscape • Enclosed garage accommodation is provided for a minimum of two (2) cars • Enclosed garage accommodation is provided for a maximum of three (3) cars • As the driveway grade can dictate the level of the home and result in excessive earthworks, consideration should be given to splitting the level of the garage from the home itself. This may even include detaching the garage. Driveways • Driveways are not a dominant feature in the streetscape • Driveways are no wider than 5.5m • Appropriate materials may include pavers, exposed aggregate and stamped, stencilled and coloured concrete • Driveway colour is to complement the building and landscape design • Undecorated grey, broom finished concrete driveways are not an acceptable design solution Landscaping The minimum landscaping that must be provided in the front yard includes: • Three (3) trees of 45 litre stock (2.0 m high at planting) • Six (6) plants of 15 litre stock (1.0m high at planting) • Mulched, mounded and edged garden beds are a feature of the front yard area • Good quality turf to the remainder of the landscaped area including the road verge • All trees retain on the lot must be removed unless a Development Permit of Vegetation Clearing is granted by the Local Council, this is the responsibility of the Purchaser • Any street tree planting provided by the Council or the developer must be retained and maintained. • Landscaping works are completed prior to the occupancy of the house • Privately owned landscaping and vacant lots are maintained to a good standard and at no cost to the Developer • All letterboxes must be of an architectural style. Fencing to Front Streets • Fencing to the primary street frontages is no higher than 1.2m and at least 30% transparent • Front fencing is designed as modern adaptation of the picket fence incorporating masonry piers with timber or tubular metal infill panels • Fibro-sheeting, metal or colourbond sheeting products are not acceptable design solutions unless outstanding DRAFT architectural merit can be demonstrated • Fencing constructed by the Developer must be retained in its original form and maintained to present a high-quality finish Fencing to Side and Rear Boundaries • Side and rear fencing between adjoining lots is a maximum of 1.8m high and of timber paling construction • Side boundary fencing does not extend beyond the front face of the building into the front yard • Any fences extending beyond the front of the building line are a maximum of 1.2m high and must meet the requirements specified for a front fence • Where no front fence is installed, the side boundary fence must return to the house a minimum of 1.0 mt behind the front fence Fencing to Corner Lots • Fencing to the primary street frontages is limited to 1.2m and maintains at least 30% transparent • Fencing to secondary street frontages is a maximum of 1.8m high and constructed as quality fencing that complements the dwelling design • Acceptable designs include: • Lapped and capped timber paling fences with expressed posts and painted finish; • High quality designs incorporating masonry piers with timber or tubular metal infill panels; and • Painted timber paling fencing Retaining Walls • Retaining walls constructed by the Developer must be retained in original form and maintained to present a high- quality finish • It is your responsibility to comply with and obtain any statutory requirements and approvals from Local Council for any retaining wall to be constructed • Retaining walls are terraced and landscaped to not appear overbearing • Retaining walls visible from the street or public areas are to be constructed from: stacked masonry (linked blocks), boulders or painted blockwork masonry. Timber sleepers are permitted where less than 300mm in height is proposed. • Retaining walls constructed in the front yard of any lot are to be constructed from: stone boulders or painted blockwork masonry. Timber sleepers are permitted where less than 300mm in height is proposed. • It is your responsibility to discuss any proposed retaining walls with your adjoining neighbour prior to construction to ensure that the height of the retaining is appropriate to suit the finished ground levels on adjacent lots. DRAFT DRAFT These general requirements apply to all lots within Pinnacle Holmview: Use of Dwelling and land No dwelling house may be used as a display home without the developer’s written consent. Existing or Temporary Structures The Purchaser shall not erect, bring upon or permit to remain upon the Lot any structure previously erected on another lot or any caravan, tent or living shelter of any kind. Completion of Works Dwelling construction is to commence within 12 months of settlement of the purchase and is to be completed within 12 months of commencement of construction Ancillary Structures Bins, storage areas, garden sheds, rainwater tanks, clothesline, hot water and gas systems, air conditioners, satellite dishes and antenna should not be visible from the street frontage. Where possible it is requested designs be submitted for approval show locations and treatment for these various elements Signage Signs and hoarding advertising products and businesses will not be permitted on residential allotments with the exception of approved display homes. Builder tradesperson’s identification signs are permitted (up to 0.06m2 – for example 100cm x 60cm) where they are required on allotments during construction. These signs must be removed at completion of construction. It is not intended to prevent placement of signage on completed and occupied dwellings for the purpose of a home-based business, and carried out in accordance with Council requirements. Letter Boxes The design of letter boxes must be complementary to the dwelling and located adjacent to the pedestrian entry and are to be constructed of rendered masonry or hardwood timber. Letter boxes are to be installed prior to occupation of the main dwelling. Prior to lodging your application for Design Approval, please take the time to fill in the Application Form including contact details and compliance checklist and post or e-mail (PDF) together with a full set of A3 Proposal Plans (Site Plan, Floor Plan, Elevations and Landscaping and Fencing Plans) to the Covenant Administrator. • Specifications of setbacks, site cover, landscaping, proposed fencing, all external building materials colours and finishes • Location of all proposed ancillary structures e.g. rainwater tank, antennae, solar panels; • ▇▇▇▇▇ • Roof pitch and material • Driveway location and materials • Letter box • Proposed cut and fill • Retaining walls (location, extent and height) Where any item is missing, the Developer may withhold commencement of the review process until all requested information is supplied. DRAFT
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Building approval. Upon receipt of your approval from the Developer, an application can be made to the Local Government Authority or a registered building certifier for assessment to receive approval for building. DRAFT THE DESIGN GUIDELINES Site Planning and Building Location • Homes are sited in accordance with the approved setbacks in as per local authority approval. • Only one (1) dwelling is permitted per lot. Front Elevation and Facade • Homes are designed to face the street and deliver a strong street address to primary streets and secondary streets. • Architectural features such as verandahs, porticos, feature windows, façade detailing, roof features and articulated building form are required • The primary entry is to incorporate a covered roof area of at least 4m2 with a minimum depth of 1.5m • Homes must avoid long blank walls with small windows facing the street Primary and Secondary Facade Articulation • Walls exceeding 8m in length are to be stepped a minimum of 450mm. Minimum Floor Area • The home must have a minimum internal floor area of 180m2. • This includes garages and alfresco outdoor living areas (under roof) and excludes verandahs and any outbuildings Height of Buildings • The height must not exceed 8.5m above the natural ground level • A maximum of 2 storeys is permitted Minimise Overlooking • Screening must be provided to upper floor windows that overlook windows of adjacent dwellings Glazing to the Street • Entries must incorporate an element of glazing in the form of a side light, glazing above the door or glazing elements in the door itself • A minimum of 10% of the façade area (excluding the garage door) facing a street or public areas is to be glazed. Design for Slope • Homes should be designed to prevent unsightly earthworks and retaining walls and be sympathetic to the topography and landscape • Homes developed on sloping sites should consider suspended floor construction methods which minimise the need for significant earthworks • Undercroft areas must be suitably screened and designed to minimise viewing from the street and neighbouring properties. • Where earthworks do not permit traditional single plane ‘slab on ground’ construction, homes shall be constructed as ‘Hillside Homes’. Nominated Level Change • Works associated with any building construction shall limit earthworks (e.g. building platforms) to a maximum level change of 400mm to the main dwelling and a maximum of 1.0 metre level change to garages from the finished surface levels approved by any Operational Work Development Permit. • Where earthworks detailed in above do not permit traditional single plan ‘slab –on- ground’ construction techniques, dwellings shall be constructed utilising alternative construction techniques that minimise the need for any surface disturbance and the need for earth works by incorporating split levels or elevated construction techniques Exterior Wall Finishes • The finish of external walls must comprise a minimum of three (3) building materials inclusive of: • Rendered masonry • Face brick (where used as a feature material and comprising no more than 80% of the total façade area) • Timber battening as a feature element on the front elevation (e.g. timber posts on a portico or a ▇▇▇▇▇ infill feature detail) • Weatherboard (or similar profiled claddings), plywood or fibre cement wall sheeting with timber battened joins, all with a paint or stained finish to a maximum of 30% of the facade area • Stone facing • The use of more extensive lightweight claddings (in excess of the above requirements) which provide a quality architectural finish will be considered on slope sites where the design of the home responds sympathetically to sites slope conditions (e.g. pole frame or other designs built with a suspended floor). • It is advised that such design proposals are discussed with the developer prior to proceeding to detailed design. DRAFT Exterior Colours • The exterior wall, roof, window and trim colour of the home must complement the natural environment. Earthy, natural, muted hues and tones are to be used in conjunction with complementary trim colours and materials or feature elements. Bold bright colours or materials are not acceptable. • All building materials and colours are required to be identified on the plans submitted to the Developer for Design Approval Housing Diversity • Identical or similar designs within the same streetscape (assessed as within 4-5 dwellings either side of the proposed dwelling) will not be approved with the same front elevation design or colour scheme. • Variation in colour scheme, landscaping and façade treatments may be incorporated into the design to ensure significant variance in front elevation design and streetscape address • In any given streetscape, no two (2) houses with the same street elevation are permitted to be established, unless otherwise approved in writing by the Development Planning Manager. • Heritage replica, federation adaptations and a themed approach to building design is not acceptable, such as Mediterranean, French Provincial or Tuscan Roof Pitch • The minimum pitch for conventional hipped roofs will be 22.5 degrees • Modern and contemporary roof forms with reduced roof pitches are encouraged Roof Overhang (▇▇▇▇▇) • ▇▇▇▇▇ or roof overhang is provided on all elevations to habitable rooms at a minimum of 450mm projected from the face of external walls to provide shading over windows and maintain high visual amenity • Dwellings without ▇▇▇▇▇ or overhang are not an acceptable design solution unless outstanding architectural merit and sufficient climate comfort can be demonstrated. Roof Materials • Metal corrugated roof sheeting with matt finish colourbond non-reflective or • Concrete roof tiles • Copper and zinc roof sheeting is not an acceptable design solution DRAFT Garages • Garages are not a dominant feature in the streetscape • Enclosed garage accommodation is provided for a minimum of two (2) cars • Enclosed garage accommodation is provided for a maximum of three (3) cars • As the driveway grade can dictate the level of the home and result in excessive earthworks, consideration should be given to splitting the level of the garage from the home itself. This may even include detaching the garage. Driveways • Driveways are not a dominant feature in the streetscape • Driveways are no wider than 5.5m • Appropriate materials may include pavers, exposed aggregate and stamped, stencilled and coloured concrete • Driveway colour is to complement the building and landscape design • Undecorated grey, broom finished concrete driveways are not an acceptable design solution Landscaping The minimum landscaping that must be provided in the front yard includes: • Three (3) trees of 45 litre stock (2.0 m high at planting) • Six (6) plants of 15 litre stock (1.0m high at planting) • Mulched, mounded and edged garden beds are a feature of the front yard area • Good quality turf to the remainder of the landscaped area including the road verge • All trees retain on the lot must be removed unless a Development Permit of Vegetation Clearing is granted by the Local Council, this is the responsibility of the Purchaser • Any street tree planting provided by the Council or the developer must be retained and maintained. • Landscaping works are completed prior to the occupancy of the house • Privately owned landscaping and vacant lots are maintained to a good standard and at no cost to the Developer • All letterboxes must be of an architectural style. Fencing to Front Streets • Fencing to the primary street frontages is no higher than 1.2m and at least 30% transparent • Front fencing is designed as modern adaptation of the picket fence incorporating masonry piers with timber or tubular metal infill panels • Fibro-sheeting, metal or colourbond sheeting products are not acceptable design solutions unless outstanding DRAFT architectural merit can be demonstrated • Fencing constructed by the Developer must be retained in its original form and maintained to present a high-quality finish Fencing to Side and Rear Boundaries • Side and rear fencing between adjoining lots is a maximum of 1.8m high and of timber paling construction • Side boundary fencing does not extend beyond the front face of the building into the front yard • Any fences extending beyond the front of the building line are a maximum of 1.2m high and must meet the requirements specified for a front fence • Where no front fence is installed, the side boundary fence must return to the house a minimum of 1.0 mt behind the front fence Fencing to Corner Lots • Fencing to the primary street frontages is limited to 1.2m and maintains at least 30% transparent • Fencing to secondary street frontages is a maximum of 1.8m high and constructed as quality fencing that complements the dwelling design • Acceptable designs include: • Lapped and capped timber paling fences with expressed posts and painted finish; • High quality designs incorporating masonry piers with timber or tubular metal infill panels; and • Painted timber paling fencing Retaining Walls • Retaining walls constructed by the Developer must be retained in original form and maintained to present a high- quality finish • It is your responsibility to comply with and obtain any statutory requirements and approvals from Local Council for any retaining wall to be constructed • Retaining walls are terraced and landscaped to not appear overbearing • Retaining walls visible from the street or public areas are to be constructed from: stacked masonry (linked blocks), boulders or painted blockwork masonry. Timber sleepers are permitted where less than 300mm in height is proposed. • Retaining walls constructed in the front yard of any lot are to be constructed from: stone boulders or painted blockwork masonry. Timber sleepers are permitted where less than 300mm in height is proposed. • It is your responsibility to discuss any proposed retaining walls with your adjoining neighbour prior to construction to ensure that the height of the retaining is appropriate to suit the finished ground levels on adjacent lots. DRAFT DRAFT These general requirements apply to all lots within Pinnacle Holmview: Use of Dwelling and land No dwelling house may be used as a display home without the developer’s written consent. Existing or Temporary Structures The Purchaser shall not erect, bring upon or permit to remain upon the Lot any structure previously erected on another lot or any caravan, tent or living shelter of any kind. Completion of Works Dwelling construction is to commence within 12 months of settlement of the purchase and is to be completed within 12 months of commencement of construction Ancillary Structures Bins, storage areas, garden sheds, rainwater tanks, clothesline, hot water and gas systems, air conditioners, satellite dishes and antenna should not be visible from the street frontage. Where possible it is requested designs be submitted for approval show locations and treatment for these various elements Signage Signs and hoarding advertising products and businesses will not be permitted on residential allotments with the exception of approved display homes. Builder tradesperson’s identification signs are permitted (up to 0.06m2 – for example 100cm x 60cm) where they are required on allotments during construction. These signs must be removed at completion of construction. It is not intended to prevent placement of signage on completed and occupied dwellings for the purpose of a home-based business, and carried out in accordance with Council requirements. Letter Boxes The design of letter boxes must be complementary to the dwelling and located adjacent to the pedestrian entry and are to be constructed of rendered masonry or hardwood timber. Letter boxes are to be installed prior to occupation of the main dwelling. Prior to lodging your application for Design Approval, please take the time to fill in the Application Form including contact details and compliance checklist and post or e-mail (PDF) together with a full set of A3 Proposal Plans (Site Plan, Floor Plan, Elevations and Landscaping and Fencing Plans) to the Covenant Administrator. • Specifications of setbacks, site cover, landscaping, proposed fencing, all external building materials colours and finishes • Location of all proposed ancillary structures e.g. rainwater tank, antennae, solar panels; • ▇▇▇▇▇ • Roof pitch and material • Driveway location and materials • Letter box • Proposed cut and fill • Retaining walls (location, extent and height) DRAFT Where any item is missing, the Developer may withhold commencement of the review process until all requested information is supplied. DRAFT.
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