Design Guidelines
A message from Brookhaven
Our vision for Brookhaven is to be a place where families thrive. This vision underpins the masterplanning and design work that goes in to making Brookhaven somewhere people will want to live, both today and in the future.
A masterplanned community like Brookhaven brings together and seamlessly coordinates a number of different factors or ingredients to make it successful. Some of these include:
Working with the wonderful natural landscape – to enhance and feature this as part of all residents’ experience of living at Brookhaven. This includes retaining mature trees wherever we can and making waterway and wildlife corridors accessible through multi-use trails.
Working in partnership with Council and other community providers to deliver community parks and activities that provide health, wellbeing and learning opportunities. This work is supported by a dedicated Community Development Manager.
Ensuring that a consistent and enjoyable environment for all is created, maintained and enhanced.
This last point is made possible through the provision of the Brookhaven Design Guidelines and a design approval process for all homes designed and built in Brookhaven. The Design Guidelines encourage a cohesive streetscape while promoting variety in house design that contributes
to creating a neighbourhood that is visually interesting, environmentally conscious and is of a consistent high quality.
There are a number of benefits to having these Brookhaven Design Guidelines in place.
They provide certainty to all future residents and property owners about the standard of housing and environment that is being created.
They will assist in ensuring your home is a comfortable, healthy and environmentally conscious – through simple measures like choosing a different roof colour.
They result in everyone who owns a property in Brookhaven being responsible for and playing a role in ensuring Brookhaven achieves a strong neighbourhood character.
The Brookhaven Design Guidelines form part of the sale contract for land at Brookhaven and are enforceable through this contract. The obligations in the Design Guidelines also pass on to future owners – ensuring a consistent standard is maintained.
We believe these Design Guidelines are an important and essential part of making Brookhaven a success – today and in the future. And that this will ultimately contribute to protecting and enhancing values and ensuring Brookhaven is a place where families can thrive.
Design approval process
This d ocume nt is to be used as a guide for the achi evement of the B rookh aven p roject vision. Design inn ovation over a nd ab ove th e req ui rements outlined within this document is en cou raged, and we wel come the opportunity to discu ss h ow d esig n i nn ovati on c an cor rel ate to quality housing and living ou tcomes
I n orde r to con str uct your hom e, you mu st apply and h ave an applic ation pac kage app roved by the Design Revi ew Panel ( DRP) Design App roval by the DRP does not con stitu te a building app roval or complian ce with building regul ations. Upo n obt ai ni ng D esign App roval f rom the DRP, a building permit mu st be obtained f rom the local Council or a pri vate Buildin g Certi fier b efo re con struction can commen ce
T HE P ROCE S S
The DRP will e nde avour to a sse ss p roposals in the shor te st po ssible tim e, gene rally within ten busine ss d ays of re ceivi ng al l requi red in form ation for the applic ation. App roved pla ns will be stamped app roved, and returned to the applicant or t hei r age nt Th e p rog ress of the home will be moni to red by the DRP to ensu re th at it con forms to the app roved design
A P PLIC AT IO N F O R WA RDE D TO T H E DR P
1 . 4 . 2 . 3 .
A P PLIC AT IO N
R E VIE WE D BY D R P I N 10 BUSIN E S S DAYS
PL A NS A RE A MEND E D O R FU R TH E R IN F OR M ATIO N PR OVID E D
AP P LIC AT IO N
DECLIN E D OR FU R T HE R IN F OR M ATION REQUIRE D
3 . 4 .
A P PR OVA L GRA N T E D
PL ANS TO BE SUBMIT TE D FOR BUILDING APPR OVA L TO LOCAL AUTHORITY FO R BUILDING C ERTIFIE R
Section 1: Built Form Requirements
Duplication of façades will not be permitted side by side Variations of the following elements are necessary:
• Roof form
• Entry design
• Colours and materials
• Window configuration
1 IN C LUS ION OF E AV E S
Eaves are required to be a minimum of 60% of the front façade.
2 WALL L EN G T H
Wall length is not to exceed 6m before it projects or is recessed by a minimum depth of 450mm, accompanied by a change in eave line.
3 HABITABLE ROOM S
Dwellings must provide at least one habitable room facing the street, for example a bedroom or living room
4 COVE R E D E N T RY
Dwellings must incorporate an entry porch with a minimum depth of 1.5m and total area of 4m2 (excl. eaves). For single storey dwellings, the porch must have its own roofline, OR may share a roofline where a verandah projects beyond the front wall of the dwelling by a minimum of 1m.
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The facade area facing the primary street frontage or public area is to include su cient glazing to allow for passive surveillance. A minimum of 20% is required (excluding front and garage doors).
1.2 SECONDARY STREET FAÇADE
1.2.1 FAÇ A D E CO N SI D ER AT I O N
A corner lot facing a secondary street or that has a common boundary with any other public land (park, open space or otherwise) must be addressed in the same manner as the front street façade.
1.2.3
Wall length is not to exceed 8m before it projects or is recessed by a minimum depth of 450mm, accompanied by a change in eave line.
1.3 ROOF
MATERIALS
AND FORM
1.3.1 ROOF M ATERIALS A N D FOR M
Roofing must be of a scale and form representing Contemporary Queensland Architecture and Design. Roof materials are to consist of COLORBOND® Custom Orb sheeting or Flat Profile roof tiles
6 ROOF PITCH
HIP ROOF
Maximum of 30 degrees and a minimum of 20 degrees
SKILLION ROO F
Maximum of 15 degrees and a minimum of 5 degrees
7 ROOF FINIS H ES AND CO LOUR S
Unfinished and highly reflective materials and vibrant colours are not acceptable. Light coloured roof materials are recommended to keep your home cooler during summer months. We recommend selecting roof materials with a Solar Reflective Index (SRI) above 50 Refer to Appendix B for examples
1.4 EXTERNAL MATERIALS & FINISHES
1.4.1 CO N TEM P ORA RY QUE E NSLAN D ARCHIT E CTURE AN D D E SIG N
Contemporary design is to be reflected in all homes. Natural earthy tones to reflect the natural surroundings of the community are encouraged (Federation and Heritage design and colours are not permitted)
8 EXTERNAL FINISHES
A minimum of 2 materials and 2 colours is required for the front and secondary street façades, with not more than 70% of any one material or colour (excluding the area of windows and doors). Materials must return a minimum of 1m along the side façades.
Materials and Finishes - Permitted:
• Brickwork (limited to 30% of the façade)
• Rendered or bagged and painted brick
• Natural timber (painted or stained)
• Stone
• Feature lightweight cladding or weatherboard
Materials and Finishes - Not Permitted:
• Double height bricks
• Unfinished commons brick
• Reflective finishes including metal sheeting
• Bright finishes and colours
• Unfinished materials of any kind
Mortar for all brickwork is to be coloured white, o white or blended to match the colour of the brick. Plain and grey mortar is not permitted.
1.4.2 SUSTAINABILITY
Source materials with third-party certifications to ensure the environmental and social impact is minimised. For example, look for FSC certified timber.
The use of Merbau timber is not permitted as it is an endangered species and is at risk of extinction within the next 35 years.
1.4.3
OTHER FAÇADE ITEMS
Diamond grill screens, security bars and external window shutters are not permitted to any front or secondary street façade doors or windows.
Section 2: Street Appeal Requirements
2.1 LANDSCAPING OUTCOMES
Landscaping is an integral part of the environment, and contributes significantly to your street.
It is a requirement of the Design Guidelines that front gardens and fencing is completed in a compliant manner, and in accordance with the Landscaping Requirements in section 7.
2 BIN STORAGE
All bins must be stored behind the front building line and screened from public view, either behind the side fence return or otherwise screened with appropriate landscaping. Bins are not permitted to be stored forward of the building line.
2.2 LETTERBOX
3 LE T TERB OX FINI S H
Letterboxes are to complement the style of the dwelling and have a rendered finish or timber with metal insert. Letterboxes on poles are not permitted.
2.3 FENCING
4 FRON T FENCIN G
Fencing forward of the building line is to be transparent and consist of a maximum of 1.2m high open style coloured metal tube fencing (transparent pool style panels) complemented by stained hardwood timber posts with a minimum size of 100mm x 100mm or rendered masonry piers.
5 SIDE AND REAR FENCIN G
Fencing to the side and rear boundaries is to be a minimum of 1.8m in height.
2.3.1 SIDE FENCE
RETURNS
The side fencing returns and gate must be set back a minimum of 1.0m from the front building line and positioned to provide screening to utilities and rubbish bins. Any
side fence forward of the front façade must comply with the Front Fencing requirements. Retaining walls must comply with Section 3.1.
Acceptable styles:
• horizontal or vertical hardwood palings, stained
• horizontal or vertical pine palings, painted to match the dwelling or painted dark grey/ black to minimise the visual impact to the street
• aluminium battens
2.3.2
CORNER LOT FENCING
Feature corner fencing to the secondary street frontage is required on corner lots, as identified in the land sales contract. The feature corner fence is a ship-lapped timber paling fence with capping rail and 100 x 100mm hardwood timber feature posts, painted black where visible from the road.
Refer to Appendix D for the fence detail.
2.3.3
MATERIALS
Coloured metal sheeting, COLORBOND®, and/or highly reflective materials and colours are not acceptable to any boundary or side fence return.
Any timber fencing visible from the street or public area must be either painted to match the dwelling or painted dark grey/ black to minimise its visual impact. If hardwood is used, it may be stained.
2.3.4 BRACKETS
Brackets have been provided on all developer installed retaining walls for ease of fence installation where appropriate. Developer installed retaining walls are located wholly within the downside lot in accordance with Council requirements.
2.3.5
DEVELOPER FENCING
Developer installed fencing is to be maintained to the standard by which it was constructed and not altered or damaged in any way.
All house and landscape designs must take into account the alignment and levels of developer installed fencing.
2.4 DRIVEWAYS
& GARAGES
2.4.1 DESI G N CON S I S T E N C Y
Garages and carports must include roof design features consistent with the form and materials of the main dwelling
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GARAGES - PERMISSABLE TYPE
Lots between 10m and 12.49m wide are to be designed with a single or tandem garage or in accordance with Specific Development Controls A. Double garages are permitted on double storey dwellings where the second storey projects 1m forward of the garage wall.
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DR I V E WAY M AT E R I AL S
Driveway Materials - Permitted:
• Exposed aggregate
• Coloured concrete (except light grey)
• stamped concrete
• stencilled concrete
• grid pave with turf infill
Driveway Materials - Not Permitted:
• plain concrete
• asphalt
All driveways are to be sealed and treated in accordance with manufacturers's instructions to avoid deterioration.
2.4.2 DRIV E WAY S TA N DA R D
Driveways and crossovers are to be in accordance with Logan City Council requirements.
Driveways must be o set a minimum of 500mm from the side boundary to allow for bu er planting.
2.4.3 DRIV E WAY CO M PLE T IO N
Driveways and crossovers are to be completed prior to occupation of the dwelling
Driveways must be designed to accomodate the level of the verge and road, including any infrastructure within.
Bins stored behind house
Section 3: Construction,Walls and Utilities
3.1 RETAINING WALLS AND EMBANKMENTS
Any retaining wall within a front yard, or fronting a public road or land must be:
w Limi ted to a maximum of 1.5m in heig ht b efo re use of a 0 5m wide la ndsc ape ter ra ce is requi red
w Be built from materials consisting of ston e or masonry.
w Mu st n ot b e con st ruc ted f rom concrete “I-beam”, timb er sleep ers , un finis hed m as on ry bl ock , or comm ons brick
Please discuss 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 blocks
Appropriate approvals are to be obtained where required from the Local Council or regulatory body
3.2 SHEDS, OUTBUILDINGS, RECREATIONAL VEHICLES AND CRAFT
w Must not be visible from the street or public space.
w Any sh ed or o utb uilding mu st not be atta ched to t he main dwelling. They must be constructed of similar colours, materials and finishes as the main dwelling, and must not exceed 2.7m in height to the ridgeline.
w Sheds greater than 9m2 are considered an extension of the main dwelling and must satisfy the building setbacks, external colours and finish of the main dwelling.
w Caravans, boats, jetskis and trailers (and other vehicles and craft) must not be stored forward of the front building line, and must be appropriately screened from the street. Any screening or pads must be submitted for approval.
w No shade sails are permitted forward of the front building line.
3.3 SCREENING OF UTILITIES AND STORAGE SPACES
An cill ary i tems, g rou nd m oun ted eq uipm ent and se rvi ces are to b e sc reen ed w he re visible f rom t he st re et o r publi c sp ace, including but not limi ted to :
w He ati ng a nd co oling units
w G a rbage a nd ref us e bi ns
w Cl ot hes and was hing li nes
w Po ol, spa and pumps
w Satelli te dish es and aeri als
w Any spaces under the dwelling which exceed 600mm in height.
3.4 CONSTRUCTION OBLIGATIONS
w Con st ru cti on of t he d welling a nd ex te rnal wo rks mu st b e co ntin uous and compl eted within the tim e p rovid ed i n th e land sales co nt ra ct
w Provid e a bi n o r en cl osu re for the du ratio n o f co nstr ucti on and ensu re it is empti ed regul arly to avoi d overfl ow of rubbis h to si te a nd su rrou nding a reas
w Maintain si te cl ea nlin ess at all times
w Dumping of soil and rubbish on any si tes will not b e tole rated a nd will b e repor ted to the l ocal authorit y
3.5 TELECOMMUNICATIONS AGREEMENT
w An agreement has been entered into with OptiComm Co Pty Ltd to supply the project with a broadband fibre optic cable network.
w To enable connection to the OptiComm network you must wire your home in accordance with the Brookhaven OptiComm Cable Entry Guide.
w A choice of retail service providers utilise the OptiComm network. Further details are available on the OptiComm website.
www.opticomm.net.au
w A connection fee may be required prior to connection which will be paid by the developer.
w The OptiComm network at Brookhaven does not have provision for free to air TV. Builders will need to install and connect a traditional aerial during construction of the property.
3.6 NATURAL GAS
w An ag reeme nt has bee n en te red in to with A PA to s uppl y th e p roj ect with natu ral gas
w A rang e of ret ail s ervi ce p roviders utilis e th e A PA nat ural g as net work, with n o re stricti ons on your choi ce of p rovide r
w Nat ural g as applia nce and hot water system sel ectio ns are to b e mad e with your build er
3.7 WATER METERS
w A water meter application is to be made to Logan Water for installation of the water meters by the home owner/builder.
Section 4: Site Coverage and Setbacks
The following information is provided as a guide to assist with locating a home on the lot, and provides a summary of the key residential design and siting requirements in relation to the range of lot types proposed within Brookhaven. The Plan of Development for your stage provides the exact allowance setback and coverage details for your lot.
ALLOTMENT SETBACKS TABLE
Allotment
BUILDING ENVELOPE
FRONT SETBACKS
Setback (Primary Frontage) To Habital Room
REAR SETBACKS
Rear Setback (to Habital Room)
SIDE SETBACKS Side
(Nominated)
Side Setback Non Built to Boundary Walls
Side Setback on Corner Lots Secondary Frontage or Adjacent Park Space
Corner Lot Building Envelope Truncation Design
GARAGES, SITE COVER, POS, WALL LENGTHS
Preferred Garage Location
Mandatory Garage Type
Please refer to diagram (1) below
Along built to boundary wall or otherwise indicated on the Plan of Development
Single, Tandem Double will only be permitted where;
• Double Storey Dwelling; or • Complying with Specific Development Controls A.
Maximum Building Height 2 Storeys
Site Cover
Private Open Space (POS)
Maximum Length of Built to Boundary Wall
Site coverage does not exceed 60% of the total site area except where covered private open space is proposed. The total site coverage does not exceed 70% of the total site area.
Minimum 16m2 at ground level (min. dimension 4m.
Up to 15m in length or 50% of the property boundary, whichever the greater.
* MP1.1 is applicable to lots < 450m2 and MP1.2 is applicable to lots > 450m2
* For corner lots the front boundary is determined to be the boundary with the shortest length.
Section 5: Mandatory Development Controls
1. Setbacks are as per the Allotment Setbacks Table unless dimensioned otherwise on the Plan of Development.
2. Where nominated built to boundary walls are not adopted side boundary setbacks shall be in accordance with the Allotment Setbacks Table for non-built to boundary walls.
3. Setbacks (including Rear and Side Setbacks in the Allotment Setback Table) are to be measured to the wall of the building/structure, which overrides the requirements of Queensland Development Code. Eaves should not encroach closer than 450mm to the lot boundary.
4. For the calculation of Rear and Side Setbacks as per the Allotments Setback Table for irregular shaped lots, the road frontage is to be calculated as the lot width at the garage limit (5.0m offset from the boundary), which overrides the requirements of QDC.
5. Built to boundary walls:
a. Are to only be built where indicated on the approved Plan of Development, regardless of QDC provisions.
b. Comply with the building design and construction requirements under the Building Code of Australia (whether two or more dwellings are constructed at the same time they may share a common boundary wall); and
c. Contain no windows or openings to the side boundary.
6. Built to boundary walls can be up to 15m in length or 50% of the property boundary, whichever is greater.
7. Private open space is provided at ground level, that:
a. Is at least 16m2 in size (excluding rainwater tanks),
b. Has no dimension less than 3.0m, and
c. Enables access from a living area of the house.
8. Each dwelling sited on an allotment is to provide sufficient distinction in design and materials, such as to be clearly distinguishable from a neighbouring dwelling and thereby create an individual and recognisable street address.
9. A minimum 2 car spaces is to be provided per dwelling, with at least 1 space capable of being covered (parking spaces may be provided in tandem).
10. Any dwelling proposed on a 10m to 12.49m width site frontage, that is a single storey and proposes a side by side double car accommodation must comply with Specific Development Controls A.
11. Driveways are to have a maximum setback of 0.5m from the site boundary.
12. Where a dwelling is located within 2.0m of ground floor level of another dwelling, the windows of habitable rooms with an outlook to the windows of habitable rooms in an adjacent dwelling provide suitable screening such as:
a. Fixed obscure glazing in any part of the window below 1.5m above floor level; or
b. Fixed external screens; or
c. Sill heights of 1.5m above floor level; or
d. In the case of screening for a ground floor level, fencing to a height of 1.5m above ground floor level.
13. Dual occupancy dwellings will not be supported.
Section 6: Specific Development Controls A
6.1 APPLICATION
These development controls apply to all dwellings proposed on a site frontage of 10 to 12.49m width, which is a single storey and proposes a side by side double car accommodation.
Please note these requirements are Council Planning Requirements and cannot be relaxed by the Design Review Panel.
6.2 PERFORMANCE OUTCOMES
• To provide an activated streetscape.
• To provide an articulated streetscape with diversity of built form outcomes.
• To provide a clearly identifiable sense of entry to all dwellings which is perceived as the dominant element in the streetscape hierarchy.
• Adopts sub-tropical design principles.
6.3 ACCEPTABLE SOLUTIONS
1. The dwelling shall address the road frontage with:
i. A habitable space with glazed windows and/or doors orientated towards the road frontage providing outlook from the habitable room; or
ii. A defined (be fencing and/or landscape) private open space area orientated towards the road frontage with a minimal area of 10m2 and a minimum dimension of 3m.
2. The form and streetscape elevation of the dwelling shall be planned to ensure the car accommodation (garage and/ or carport) is setback further than the line of the habitable space or the defined private open space.
3. The form and streetscape elevation of the dwelling shall include varying built elements, roof profiles, eave heights and materials to assist in articulation.
4. Opening to the garage and/or carport shall be no greater than 5.5m in width.
5. The entry to the dwelling shall be clearly identifiable from the road frontage by one or more of the following:
i. Entry door being visible from the road frontage
ii. Gatehouse type element addressing the streetscape
iii. Landscape treatment.
6. A gatehouse shall read as an integrated part of the built form of the dwelling and shall be planned forward of the garage/ carport.
7. Gates and fences addressing the road alignment shall generally be 1500mm in height and no less than 50% transparency.
8. Where two garage and/or carport doors are introduced to articulate the elevation, the door closest to the entry and/ or gatehouse may have a road alignment setback of 4.5m. In this instance, the entry and/or the gatehouse structure shall incorporate the garage/carport opening as an integrated built form element.
9. Carport spaces openable to the private open space may provide opportunity for extending private open space. In this instance, a batten type screen to the carport door is encouraged to promote street activation, cross ventilation and increase diversity of the streetscape elevation.
10. The dwelling shall include the following landscape outcomes:
i. Generous landscaping between the road alignment and the entry/defined private open space including a minimum of 5m2 of low planting (with a minimum dimension of 1.50m) plus minimum of one 200lt tree as part of this approach; and
ii An identifiable and separated pedestrian path with an alternative material to the driveway with ground cover surround.
11. Dwelling design is to be generally consistent with the Specific Development Controls A ‘Design Outcomes’.
12. Two of the same design Specific Development Controls A ‘Design Outcomes’ are not located next to each other.
Section 7: Landscaping Requirements
This section details the mandatory landscaping requirements for each home. The mandatory requirements must be shown in each covenant approval application to the DRP. Recommended outcomes are strongly encouraged to promote increased levels of livability.
Sheds greater than 9m2 are considered an extension of the main dwelling and must satisfy the building setbacks, external colours and finish of the main dwelling.
2 SHADE TRE E S
Position trees around private open space to provide shade during Summer
3
Construct to a maximum height of 1 8 metres on or near the boundary in agreement with your neighbours.
4 S CR EE N I N G P L ANTIN G
Utilise native plant species
B U FF E R PLA N T ING TO SIDE BOU N DA R IE S
Landscaping of at least 0.5m in width must be installed between the driveway and side boundary.
5 6 BOU N DA RY F E NC E
Landscaping areas to be maintained to an acceptable standard. Yards are to be clean, tidy and well maintained
L A N D S C APE FI N I S H E S
Alternative materials and products may be used upon review and consideration by the DRP.
SPE C IE S S E L E C TI O N
All landscaping (other than turf ) is to consist of recommended species – Refer to Acceptable Plant Species, Appendix C
I RR IG AT I O N
Irrigation will assist in water e ciency – appropriate systems are to be installed e.g drip irrigation
L A R GE T R E E S
Two shade trees of minimum 45 litre pot size are to be planted in the front yard to enhance the front façade appeal. Planting to the front façade should integrate with the architectural theme and integrate into the streetscape canopy where possible.
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Artificial turf is not permitted to any front or secondary façade. Turf is to be laid between the front of the building and the kerb prior to occupation to avoid soil erosion and run o
9 B U FFER PL A NTING TO RE A R BOUN DA RY
Landscaping to the rear boundary is encouraged
10 POOL TO RE A R YAR D
Provide appropriate compliance with pool safety codes
11 POOL F E NCIN G
Ensure code compliance.
12 CO N NEC T ED S PACE S
Provide connection to private open space to maximise useablilty
13 PR I VATE O P E N S PAC E
Maximise useable private open space where possible.
14 SE RVICE S A N D UT I LIT I E S Locate away from recreational neighbours living areas SIDE FENCE RETURNS AND FRONT FENCING LA N D S CAP E FRON TAG E
Fencing to the side boundary is to return a minimum distance of 1m behind the front building line and must be finished in accordance with 2.3. Any fencing forward of the building line must comply with the front fencing requirements in section 2.3 (Solid timber fencing is not permitted, except where feature corner fences are required).
Install a landscaped garden bed that covers a minimum 50% of the width of the front property boundary. A minimum 40% of the front yard must be garden beds (excluding bu er planting to side boundaries).
1 7 WE LCOME HOM E
Visual interest at entry. A green entry contributing to contemprary architectural design.
US E FUL INFORM ATIO N
We encourage you to look at http://www yourhome gov au/ for much more useful information on building a sustainable home that will save you money and is good for the environment
AFTERNOO N SUMM E R SU N
Section 8: Climate Responsive Design Recommendations
1 LAN D SC A P E
Position trees with large canopies to provide shade in summer and reduce glare from surrounding environment. Ensure tree locations and species optimise summer breezes
2 ORIE N TATIO N
Position service areas and limit living areas to western aspect where possible to reduce exposure to heat in summer and cold southwesterly winter winds
PR OT ECT FROM COL D
Optimise cross ventilation and natural light to keep the house cool and dry to moderate humidity
4 OV ERH AN G S
Provide shelter to outdoor spaces and generous reduced glare and protect from driving rain
AR TI CUL ATI O N :
The rece ss and /or p rojection of a wall
B UI L DI N G L INE :
The f ro nt wall line of the hous e
B UI L DI N G HEIGH T :
The ve rtic al di stan ce bet ween th e n at ural g ro und l evel and the peak o f t he ro of of th e d welling (not includin g a nte nn ae, o r ot her Ancillary i tem s)
DRP:
Design Review Panel.
E AVE L INE :
The edge of th e roof or pa rapet
Definitions
FAÇ A D E :
Face of th e building – Fa çade A re a is cal cul ated as a squ are me te r m easu rem ent of t he e nti re ve rtic al s ur fa ce of the house visible f rom t he St reet or P ublic A rea
GLA Z I N G :
A ny fi xed or op ening gl ass pane l
H A B I TA BL E ROOM :
A room used for living activities, e g a family room, living ro om , me als or b ed ro oms
PRI VAT E OP E N S PACE :
The ex te rn al open a re as a round th d welling th at a re in tended exc fo r th e rec re ational purpose of the resid ents
SE T B ACK :
The minimum distance between the dwelling and the property line.
S T REE T FRON TAGE :
The f ront bound ary of a l ot t hat f ront s the road – on a cor ne r lot th e prim ar y st reet f rontage is deemed th e shor ter sid e
SI T E COV E R AG E :
The a rea of the si te cove red by the building
Recommended Roof Colours
Th e ro of colo urs bel ow have b ee n ch os en for t hei r ability to reflect up to 70 pe r ce nt of summer he at gain Light col ou re d CO LORBO ND ® s heeting or ro of til es keep co ol er t ha n da rke r colou rs. This coole r tempe ratu re can me an redu ced en ergy co st s for co oli ng a h ome or b uildi ng . These are recommendations only and design approval is not contingent on the use of one the colours below.
(The lowest Solar Absorbance value in the COLORBOND steel range )
DOVER WHITE
SA = 0 2 8
BC A = L
SRI = 95
PA PERBAR K
SA = 0 43
BC A = M
SRI = 6 8
CLASSIC CREAM
SA = 0 33
BC A = L
DUNE
SA = 0 48
BCA = M
SH A LE G R E Y ™
SA = 04 4
BC A = M
SRI = 6 6
BC A = L SRI = 8 2 ™
SA = 0 40
SRI = 8 2 SOUTHERLY ®
W I N D S P R AY
SA = 0 60
BC A = M
BLUEGUM
SA = 0 57
BCA = M
G U L LY ™
SA = 0 64
BC A = D SRI = 39
SURFMIST
SA = 0 33
BC A = L
SRI = 73
SRI = 4 6 ® EVENING HAZE
WALLABY
SA = 0 64
BC A = M
SRI = 61
SA = 0 43
BCA = M
Recommended Plant Species
The plant species selection should take into consideration the specific local climatic and soil conditions of the site, to ensure suitability. Planting design should utilise plant hierarchies to optimise shade, screening, ventilation and security.
Planting locations are to be determined with solar access and prevailing wind direction in mind and is recommended to make use of the broad planting palette of nominated species in the following table:
Flame Tree
Brachychiton acerifolius
Golden Penda Xanthostemon chrysanthus
Tuckeroo Cupaniopsis anacardioides
Tulipwood Harpullia pendula
Lilly Pilly Acmena smithii
Crow’s Ash Flindersia australis
Queensland Maple Flindersia brayleyana
White Oak Grevillea baileyana
Native Frangipani Hymenosporum flavum Wheel of Fire Stenocarpus sinuatus
Lilly Pilly Syzygium australe
Weeping lilly pilly Waterhousea floribunda
Callistemon species
Hop Bush Dodonaea triquetra
Grevillea Species
Hovea Hovea acutifolia
Dogwood Jacksonia scoparia
Blue Tongue
Hairy Bush Pea Pultenaea villosa
Maidens Wattle Acacia maidenii
Spider Lily Hymenocallis littoralis
Creek Matt Rush Lomandra hystrix
Native Ginger Alpinia caerulea
Blue Flax Lily Dianella caerulea
Spoon Lily Alocasia brisbanensis
Swamp Lily Crinum pedunculatum
Fruited Palm Lily Corydline congesta
Yellow Buttons Chrysocephalum apiculatum
Lacy Tree Fern Cyathea cooperi
Spear Lily Doryanthes excelsa
Rough Tree Fern Cyathea australis
Cabbage Palm Livistona australis
Bangalow Palm Archontophoenix cunninghamiana
Foxtail Palm Wodyetia bifurcate
Grass Tree Xanthorrhoea johnsonii
Bird of Paradise Strelitzia reginae
Native Passionfruit Passiflora herbertiana
Sweet Sarsparilla
Bower of Beauty Pandorea jasminoides
Star Jasmine Trachelospermum jasminoides
Feature Corner Fence
Feature corner fencing is a ship-lapped timber paling fence with capping rail and 100 x 100mm hardwood timber feature posts, painted black where visible from the road. Fences must be installed behind boulder retaining walls, in the provided post sleeves, and must not be strapped or otherwise mounted to any retaining wall faces.
FEATURE CORNER FENCE TYPE A
Feature corner fence Type A must be constructed in accordance with the detail below. This fence is to be installed in instances where retaining walls are absent or they are less than 1.0m high (on average). In these instances the fence is 1.8m high. the Fence is to be stepped to suit changes in level. Raked fences are not permitted.
FEATURE CORNER FENCE TYPE B
Feature corner fence Type B must be constructed in accordance with the detail below. This Fence is to be installed in instances where retaining walls are equal to or greater than 1.0m high (on average). In these instances the fence is 1.5m high to reduce the visual impact to the street. Fences are to be stepped to suit changes in level. Raked fences are not permitted.
Builder/Owner Design Application Checklist
Ple as e p rovid e the foll owing details for the submi ssion of plans to the Design Revi ew Commit te e S ubmit to: brookhaven-drp@frasersproperty.com.au
S ubje ct lin e: Brookhaven Lot XX Street Name
P RO PE RTY D E TAIL S
Lot numb er:
St re et n am e:
St age:
OWN E RS D E TA IL S
N am e:
C urrent add re ss:
Tel:
Email:
BUILDER D E TA IL S
Builder:
Contact Person:
Tel:
Email:
Pl eas e all ow for 10 working d ays for p ro ce ssing and a sse ssment on the p rovision th at all requi red document ation is s ubmit ted and ensu re you h ave chec ked and included the foll owing
D ES IG N SUBMI S S IO N R E Q U IRE M E N T S (TIC K B OX )
¨ Si te pla n (mi n. s cale 1:200) including: setbacks f rom all boundaries, si te l evels (con tour s), ex tent of eart hworks, finish ed floor l evel to house and ga rag e, dri veway a cce ss and p ath details, all fencing m aterials, loc ation and heights
¨ Dim ension ed fl oorplans (min. scale 1:100) including: wind ow p ositions and roof plan
¨ All el evations (min. scale 1:100) including: building and wall heights, roof pi tches, e ave si ze, ex ternal fixtu res, and ex tern al s urface fi nish es
¨ Sched ule of ex ternal m aterials including: colours, finis hes and dri veway
¨ L ands cape pla n i ncluding: let terb ox, landscaping g ard en b eds, sc reened ancillary i tems and dri veway
BUY E R ACKN OWLED G E M E N T
We a ck nowledge we h ave read and under stand and ag ree to comply with the B rookh aven Design Guidelines
B uyers Name:
C urrent add ress:
Sig ned:
Dated:
Design Covenant Rebate - Rebate Request Form
SUBMISSION DETAILS
Submit to: brookhaven-drp@frasersproperty.com.au ___________________________________________________________________
Subject line: Brookhaven Lot XX Street Name Covenant Rebate
Attachments: Include a minimum of three photos of your completed house, completed landscaping, and completed fencing. A copy of your certificate of occupancy must be included.
PROPERTY AND BUILD DETAILS
Lot number: _____________________________________________________________________________________________________
Property address:
Builder: _______________________________________________________________________________________________________
Date of occupation certificate:
OWNERS DETAILS
Full name: _____________________________________________________________________________________________________
Phone: ______________________________________________ Mobile: ___________________________________________________
Email:
REBATE TRANSFER DETAILS
Account Name: ___________________________________________________________________________________________________
BSB: Account: Branch: _________________________________________________________________________________________________________
SUBMISSION REQUIREMENTS (TICK BOX)
The house has been completed in accordance with the Covenant Approved Plans and conditions, with no omissions or changes made.
Fencing has been completed in accordance with the Covenant Approved Plans and conditions.
Colourbond fencing has not been installed, and any Developer Installed Fencing or retaining has not been removed or altered.
Landscaping has been completed in accordance with the Covenant Approved Plans and conditions.
BUYER ACKNOWLEDGEMENT
I acknowledge that non-conformance with Submission Requirements may invalidate the Covenant Rebate in its entirety, and confirm that I have constructed my house, landscaping and fencing in accordance with the Covenant Approved Plans without variation. I understand that further detail may be requested in order to confirm my eligibility for the Design Covenant Rebate.
Buyers name:
Postal address (if different from property address):
Signed:
Dated:
