Darwin Tropical Retrofitting

TROPICAL RETROFITTING RAAF Darwin. Northern Territory. Australia

RobertsDay

planning. design. place

URBAN DESIGN REPORT Prepared for:

CONTENTS 1. T ROPICAL RETROFITTING A DARWIN LEGACY.......................................................................................2 2. THE EXISTING NEIGHBOURHOOD..................................................4 2.1 Climate................................................................................................................6 3. HOW TO RETROFIT..........................................................................................8 3.1 Backyards to Linear Parks........................................................................10 3.2 Streets to Mews Courts...........................................................................12 3.3 Create a Sense of Arrival .......................................................................14 3.4 New Parklands and Pedestrian Links................................................15 3.5 Retain Infrastructure...................................................................................16 3.6 Retain Trees......................................................................................................17 3.7 Climate Responsive.....................................................................................18 3.8 Human Scaled.................................................................................................19 4. THE MASTER PLAN............................................................................................20 5. MODERN TROPICAL ARCHITECTURE...............................................22 5.1 House Type 1..................................................................................................24 5.2 House Type 1..................................................................................................26 5.3 House Type 2..................................................................................................28 5.4 House Type 3..................................................................................................30 6. ENHANCED TROPICAL LANDSCAPE................................................32 6.1 Master plan.......................................................................................................34 6.2 Central Open Space...................................................................................36 6.3 Linear Parks......................................................................................................39 6.4 Water Management Strategy.................................................................40 6.5 Planting Palette...............................................................................................41 6.6 Materials and Lighting.................................................................................46 APPENDIX A - Documentation of Housing Types.................................49

Urban Design Report

1. TROPICAL RETROFITTING - A DARWIN LEGACY Located within one of Australiaâ&#x20AC;&#x2122;s most dynamic and modern cities, RAAF Darwin can respond to Defence housing needs on a site in close proximity to major services by optimising and retrofitting existing infrastructure and celebrating the unique tropical setting.

RAAF Darwin

In recent years there has been much commentary surrounding housing shortages in Darwin; the most efficient use of existing Defence housing and infrastructure; and how to ensure the best value return on investments. The costs, energy and resources required to deliver new greenfield developments, including land acquisition, the extension of new infrastructure and the delivery of new community facilities has collectively impacted on the economic, social and environmental viability of this form of development.

Retrofitting, in contrast, capitalises on the existing housing, infrastructure and facilities. Many existing roads, pipes and power can be retained and re-used, and much of the existing vegetation and landscape character can be preserved. Non-compliant houses can be either upgraded or relocated and re-used rather than demolished. Having undergone major city-wide renewal twice from historic events, the city of Darwin is testament to the transformative power of retrofitting existing neighbourhoods.

With significant assets in the form of on-base land supply and non-compliant housing that could be utilised more efficiently, the retrofitting of existing neighbourhoods is the most sustainable and preferred approach for Defence to fulfil its housing requirements. At RAAF Darwin 78 non-compliant houses have been identified for replacement with 97 new houses. This Urban Design Report outlines how the existing neighbourhood can be retrofitted in the most sustainable manner: site sensitive, climatically appropriate and cost effective.

Urban Design Report

2. THE EXISTING NEIGHBOURHOOD The 10ha site being considered for retrofit is part of a broader on-base residential neighbourhood characterised by small compact two-storey houses set in a lush tropical landscape. The existing houses are not compliant with current Defence housing specifications in terms of size and facilities, therefore have been identified for replacement. Houses cannot be constructed within the central northern section of the subject area due to noise exposure from the airport exceeding 20 ANEF. The tall, thick tropical vegetation to the side and rear of houses is an asset to the neighbourhood with the aborist assessment identifying most as worthy of retention. Every effort should be made to retain the

mature landscape through the process of removing the existing houses and constructing of new ones. However the large front lawns do not appear well used and their maintenance requirement combined with the lack of private outdoor space suggests these areas could be used more efficiently.

20 A NEF

surface upgrades, saving resources and costs. The neighbourhood lacks footpaths and the roads are not designed well for pedestrians and cyclists to share the streets as the excessive widths and long straight stretches are conducive to speeding. Either the roads require re-design as shared spaces and/ or footpaths should be provided.

The existing street pattern forms a logical grid and the gentle slope towards the south west corner currently conveys stormwater adequately. Therefore retaining the existing street layout will enable existing road pavements to be re-used with only minor

Site survey (source: Craig and Rhodes)

RAAF Darwin

Darwin Airport

Site

Bagot Rd

Site

Residential

Shops

y Hw t r a Stu

RAAF Darwin

rt ua St wy H Industrial/ commercial

Darwin CBD

Existing streetscape

RAAF Darwin

Location Plans (aerial photographs source: Google Maps)

Urban Design Report

Australia

DARWIN

Weipa Katherine

Wyndham

Cooktown

Cairns Broome

2.1 CLIMATE typically 10-20km/hr and rarely above 30km/hr. This establishes a light diagonal cross-flow breeze pattern across the site year-round.

Key characteristics include: 1. Annual mean maximum temperature ranges between 30 and 33 degrees celsius all year round; 2. Prevailing north-west winds in the wet season and a mix of north-west and east-south-east winds in the dry season,

South Latitude 20

Townsville

3. The majority of rain occurs during a wet season lasting between November and March.

Mount Isa

Alice Springs

Newman

Broome

Longreach

Rockhampton

Carnarvon

Warburton

Exmouth BRISBANE

Bourke Kalgoorlie-Boulder

Eucla

Broken Hill

Ceduna

Esperance

Bunbury

ADELAIDE

Ballarat

PERTH

MELBOURNE

10%

120

125

RAAF Darwin

130

135

140

145

High humid summer, warm winter Warm humid summer, mild winter Hot dry summer, warm winter Hot dry summer, cool winter Warm temperate Mild temperate Cool temperate Alpine

20%

150

155

such as tropical (zone 1) and sub-tropical (zone 2). Climatic zone

zone

500 400 300 200

Description

High humid warmwarm winter 1 Highsummer, humid summer, winter

Warm humid mild winter 2 Warm summer, humid summer, mild winter

Hot warmwarm winter 3 dry summer, Hot dry summer, winter

Hot cool winter 4 dry summer, Hot dry summer, cool winter

Warm temperate 5 Warm temperate

Cool temperate 6 Mild temperate

Mild 7 temperate Cool temperate

Alpine 8

Alpine

100

40%

Mean wind 3pm Wet season (Nov - Mar)

Esperan

Note: The Building Code of Australia descriptions have been used throughout the Technical Manual for consistency. Individual jurisdictions may also use their own nomenclature to describe climate zones

40%

Mean wind 9am Wet season (Nov - Mar)

HOBART

20% 30%

115

Description

2 3 4 5 6 7 8

20%

Kalgoorlie-

Bunbury

Launceston

zone

30%

Albany

>30

20%

Wollongong CANBERRA

Albury-Wodonga

10%

Newman

Newcastle Yalgoo Geraldton SYDNEY

Mildura

Albany

Passive design elements have been integrated into the project both at the scale of the master plan and through to individual buildings and landscaping in

10%

Whyalla

PERTH

110 20-30

Carnarvon

Coffs Harbour Tamworth

Source: Your Home Technical Manual, Commonwealth of Australia

10-20

South

Maryborough

Coober Pedy

Yalgoo

Geraldton

*Source: Bureau of Meteorology averages 1985 - 2010

Charleville

0-10km/hr

Latitude 20

order to gain maximum benefit from the climate in terms of lifestyle and resource consumption.

Mackay Exmouth

For most of the year Darwin experiences a pleasant tropical climate perfect for outdoor living. Darwin is within the Tropical (Zone 1) climate zone, distinguished by high humid summers and warm winters.

Tennant Creek

Mean wind 9am Dry season (Apr - Oct)

Mean wind 3pm Dry season (Apr - Oct)

Mean maximum / minimum temperature (OC)

0 J

Mean rainfall (mm)

2.THE EXISTING NEIGHBOURHOOD â&#x20AC;˘ Urban Design Report

3. HOW TO RETROFIT

Existing

Retrofit Convert backyards into public linear parklands Convert wide streets into shaded mews courts Create a defined entry space Create new parklands and pedestrian links 97 DHA compliant houses

Backyards with high landscape amenity Streets with wide verges Poorly defined entry Insufficient public open space 78 non-DHA compliant houses

N 0 metres

RAAF 40 0 metresDarwin 20

100

0 metres 20

100

150

3. HOW TO RETROFIT â&#x20AC;˘ Urban Design Report

200

3.1 BACKYARDS TO LINEAR PARKS

The lush green landscapes of the backyards are a key asset to the amenity and character of the existing neighbourhood. With a need for increased density and more public open space it is proposed that these high amenity spaces be transformed into public linear parks which houses will front onto instead of a traditional street.

Each linear park will contain shaded footpaths, natural swales for stormwater conveyance and turf for recreation. The parks form continuous green pedestrian passages through the neighbourhood which are enticing spaces to walk through and naturally cooling for the surrounding houses. They will become the everyday social spaces, the locally shared outdoor living rooms that provide physical and social connections for the families clustered around them.

Existing backyards

3. HOW TO RETROFIT â&#x20AC;˘ Urban Design Report

3.2 STREETS TO MEWS COURTS

The existing wide streets carry very low volumes of traffic and are proposed to be re-scaled to reflect to their functional needs. The new Mews Courts are designed as very slow speed, multipurpose environments suitable for not only vehicular transport but also walking, cycling, skating and playing.

The Mews courts are designed with tight corners, and the intersections and footpath crossovers are paved differently to indicate a shared vehicle/pedestrian space. Trafficable surfaces are used strategically at corners to ensure vehicle tracking paths will accommodate the turning requirements of garbage and removal trucks. All mews courts typically divert stormwater ‘low-flows’ for water quality treatment within the POS. Flows in excess of this ‘first-flush’ are conveyed within the underground network.

Existing wide streets

3. HOW TO RETROFIT • Urban Design Report

Proposed central park

Example of landscaped entry road

Example pedestrian passage

3.3 CREATE A SENSE OF ARRIVAL

3.4 NEW PARKLANDS AND PEDESTRIAN LINKS

The Entry Avenue into the project area (Bellara Street) will be lined with ornamental trees and terminate on an entry green to create a memorable entrance into the neighbourhood.

A new central open space will provide a larger area for active recreation with a turf kick about space and basketball court. It will also become the primary focal point for community gatherings with barbeques, sheltered tables and a community garden.

The entry green, combined with different road paving, will offer a shared space that calms traffic entering the slow-zone Mews Courts and will also manage traffic at this the three-way intersection.

The walkability of the retrofitted neighbourhood will be much improved with a comprehensive network of footpaths running east-west through the linear parks and north-south through more intimate passages between houses.

Bellara St

0 metres 20

RAAF Darwin

100

3. HOW TO RETROFIT â&#x20AC;˘ Urban Design Report

Low voltage overhead powerlines to be replaced underground and poles re-used

High voltage powerlines to be retained

75% of existing trees to be retained

3.5 RETAIN INFRASTRUCTURE

3.6 RETAIN TREES

Underground and overhead high voltage lines traverse the site as does a main trunk drain. These are expensive infrastructure items which can be retained and re-used in situ, saving significant costs and resources. The master plan has been designed to accommodate this infrastructure.

Significant stands of mature trees exist predominantly to the sides and rear of existing houses. An aborist has inspected the trees and based on age and condition has identified trees to either be retained or removed. A tree protection zone has been identified to ensure survival of the retained trees through construction.

Main trunk drain Underground high voltage line Overhead high voltage line

0 metres 20

RAAF Darwin

100

The lower voltage overhead power lines will be relocated underground to improve reliability of service, however the steel power poles could be reused, for example to construct the shade structures in the new parks. The existing street drainage and water/ sewer services require upgrading and will be replaced.

The conversion of backyards to parks, together with the careful positioning of houses, will enable 75% of existing trees identified as worthy of retention to be retained. This will provide a mature, tropical and cooling landscape from day one and retain the amenity and character of the existing neighbourhood.

Legend Retained Trees : 779 Trees not Retained: 262 Retained % : 75%

Trees to be retained Trees to be removed

0 metres 20

100

3. HOW TO RETROFIT â&#x20AC;˘ Urban Design Report

3.7 CLIMATE RESPONSIVE In order to create a sustainable settlement, the design is closely attuned to reflect Darwinâ&#x20AC;&#x2122;s climatic conditions. The open spaces allow for ventilation from the prevailing south east and north west 2.0m Swale

7.5m Retained Vegetation

3.8 HUMAN SCALED 10.3 m Set back

0.3 1.5m Footpath

breezes, a vital requirement for passive cooling in the tropics. Stormwater management seeks to mimic the natural hydrology: flush kerbs drain into roadside swales and roof runoff drains into the

linear park swales, both of which slow movement with vegetation to allow bio-purification and infiltration.

Darwin Typical Street Section

1.5m 0.3 Footpath

4.0 m Verge

7.5m Retained Vegetation

All public spaces have been designed to a scale most comfortable for pedestrians. By making the streets narrower there is greater proportion of shade coverage and

7.6 m

4.0 m

Pavement

Verge

2.0m Swale

10.3 m SetDarwin back

Typical Street Section

1.5m 0.3 Footpath

7.5m Retained Vegetation

more edge definition to the spaces. The linear parks offer sufficient space for day to day recreation and movement while remaining compact enough for high levels

of passive surveillance from the adjoining houses to maximise safety.

Entry Drive

Pedestrian Passages

3.0 m 0.5 1.5m Pavement Swale

3.0 m 2.0 m Swale6.0m Pavement Pavement

1.5 m 1.5 m 1.5 m 1.5m 0.5Ground Ground Footpath Cover Swale Cover

Darwin Typical Mews Section 6.0 m Set back

Darwin Entry Avenue Section

0.3 1.5m Footpath

1.0m

2.0m Darwin Swal Pedest

7.5m Retained Vegetation

2.0m 1.0m Passage

East-west vegetated linear parks create naturally cooling ventilation corridors.

Mews Courts type 1 0 metres 20

0 metres 20

Mews Courts type 2 0 metres 20

100

Darwin Typical Mews Section 1.0m

2.0m 1.0m Passage

Darwin Pedestrian Passage Section 2.5 m Ground Cover

1.5m 1.5m Footpath Swale

6.0m Pavement

1.5m Swale

2.0 m Ground Cover

Darwin Entry Mews 0.5 Section 1.5m Swale

Darwin Typical 6.0m Pavement

1.5m 0.5 Swale

Generous side setbacks maximise natural breeze flow through the community across the ventilation corridors.

Prevailing SE breeze Linear Parks 0 metres 20

0 metres 20

100

0 metres 20

Mews Courts with flush kerbs and swales. noitceS teertS Swales in linear parks with pebble base and stabilising vegetation.

4.0 m Verge

10.3 m Set back

100

Mews Courts with flush kerbs and swales.

niwraD lacipyT

3.0 m5.1 htaptooF

0.35.71.5m m Footpath noitategeV deniateR

7.5m m0.2 Retained Vegetation elawS

2.0m m5.7 Swale noitategeV deniateR

3.0 m5.17.5m Retained htaptooVegetation F

1.5m 0.3 Footpath

RAAF Darwin

100

4.0 m

Pavement

Verge

10.3 m Set back

Darwin Typical Street Section

0 metres 20

7.6 m

100

10.3 m Set back

3. HOW TO RETROFIT â&#x20AC;˘ Urban Design Report

Darwin

8 8 2

Bagot Road

7 6

2 2

2 3

2 7

Bellara St

4. THE MASTER PLAN

0 metres

1. Entry Avenue;

4. Passages;

7. Proposed new housing;

2. Mews Courts;

5. Central Open Space;

8. Existing on-base housing;

3. Shared spaces;

6. Linear Parks;

9. Existing private housing;

RAAF Darwin

100

150

200

Urban Design Report

5. MODERN TROPICAL ARCHITECTURE The objectives for the tropical architecture are to:

• H ouse Type 1 ‘park front’ house which focusses living areas to the front;

• I ntegrated breezeways for natural ventilation through houses;

1. C elebrate and enhance the experience of living in a tropical environment;

• H ouse Type 2 ‘side yard house’ which focus living areas to the side; and

2. C reate an appropriate and relevant architecture which meets Defence requirements;

• H ouse Type 3 ‘courtyard house’ which wraps the house around a central space.

• R oof vents, minimum roof pitches of 27 degrees and raked ceilings to optimise ventilation for passive cooling;

3. I ncorporate an appropriate response to the micro climate including passive solar design, natural cross ventilation and to capture prevailing breezes;

A fourth house type was developed for lots along the eastern edge of the neighbourhood which are orientated east-west. This house is also single storey to provide housing which meets universal access requirements.

• L iving areas are typically orientated towards the parks for passive surveillance;

All house types incorporate simple design principles observed in existing tropical settlements around the world which help to create comfortable living environments that are also energy efficient and water sensitive. These include:

• P arking and boat storage is accessed room the rear Mews Courts;

4. E nsure building design facilitates community interaction; 5. M aximise contemporary lifestyle opportunities, such as indoor / outdoor living; and 6. U se materials, forms and colours that are appropriate to the tropical climate, region and site. The majority of lots have been designed to be 16-18m wide and 20m deep (320360sqm) and are orientated north-south. Three basic house types have been developed for these lots:

• L ight coloured walls and roofs to reflect heat;

• I nclusion of a private courtyard and alfresco area; • Building raised off the ground by 600m;

• U se of existing and new landscaping to shade sides of houses.

• D eep (3m) shaded verandahs to create outdoor living rooms overlooking the Greens and promoting community interaction;

Urban Design Report

27.00° SECONDARY ROOF PITCH

5.1 HOUSE TYPE 1

Stairs Sleeping zone SOUTH 1 : 100

Breezeway

This is a ‘park front’ house with 3 bedrooms and 2 bathrooms with central breezeway and 156sqm of living space. The covered outdoor space is located at the front to provide an outlook over the linear parks, and there is a detached

33.00° MAIN ROOF PITCH

double garage and boat storage area at the rear, which could be adapted to a private outdoor living space.

Parking

G Stairs

The house is compliant with DHA Design and Construction Specifications (Dec 2011).

Breezeway

Living zone

A ‘park front’ house with central breezeway and attached garage

‘Subtractions’ to create outdoor living areas

Awnings and shade boxes on windows AXONOMETRIC VIEW 1

A3 NOT FOR CONSTRUCTION

Disclaimer: This drawing is to be relied upon only for the purposes for which it was prepared. Do not scale drawings. Figured dimensions only should be taken off drawing. The Contractor shall verify all dimensions and levels on site. Should any errors or omissions be found including discrepancies or divergence in specification, Roberts Day shall be notified immediately so that an instruction may be issued.

Level 4, 17 Randle Street Surry Hills, NSW 2010

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsda

Park-front elevation

Ground floor

First floor

Park-front elevation

RAAF Darwin

5. MODERN TROPICAL ARCHITECTURE • Urban Design Report

ROOF RIDGE LEVEL RL 10.450 27.00° SECONDARY ROOF PITCH

45.00° MAIN ROOF PITCH

ROOF PITCH POINT RL 7.600

WIN/DOOR HEAD RL 6.500

FIRST FLOOR RL 4.100

3500

WIN/DOOR HEAD RL 3.000

5.2 HOUSE TYPE 2

GROUND FLOOR RL 0.600

Stairs

SOUTH 1 : 100

Sleeping zone

This is a narrow ‘side-yard’ house with 3 bedrooms, 2 bathrooms, cross ventilation and integrated garage. There is a total of 149sqm of living space. With active frontages to the front side and rear, this house type is well suited to instances

where the side boundary is exposed to the street or abuts a pedestrian corridor, as the side yard brings activity, surveillance and improved aesthetic quality to the side edge.

GARAGE FLOOR RL 0.000

Living zone Breezeway

The house is compliant with DHA Design and Construction Specifications (Dec 2011). G

Stairs Parking

Sleeping zone Breezeway

A narrow ‘side-yard’ house with cross ventilation AXONOMETRIC VIEW 1 ‘Subtractions’ to create outdoor living areas and integrated garage A3 NOT FOR CONSTRUCTION Disclaimer: This drawing is to be relied upon only for the purposes for which it was prepared. Do not scale drawings. Figured dimensions only should be taken off drawing. The Contractor shall verify all dimensions and levels on site. Should any errors or omissions be found including discrepancies or divergence in specification, Roberts Day shall be notified immediately so that an instruction may be issued.

Awnings VIEW and2 shade AXONOMETRIC

Project

8 Scale

10m

1 : 100

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 2

Project No.

0252

Drawing Title

Drawing No.

Rev.

ELEVATION/ AXOs 08/05/2013

A200

5. MODERN TROPICAL ARCHITECTURE • Urban Design Report

Level 4, 17 Randle Street Surry Hills, NSW 2010 T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

boxes on windows

North

Park-front elevation

Ground floor

First floor

Park-front elevation

RAAF Darwin

33.00° MAIN ROOF PITCH

27.00° SECONDARY ROOF PITCH

ROOF RIDGE LEVEL RL 10.200

ROOF PITCH POINT RL 7.600

WIN/DOOR HEAD RL 6.500

FIRST FLOOR RL 4.100

3500

WIN/DOOR HEAD RL 3.000

5.3 HOUSE TYPE 3 This is a ‘courtyard’ house with 3 bedrooms, 2 bathrooms, central breezeway and integrated double garage. There is a total of 151sqm of living space. The double-height covered outdoor space makes private outdoor living a

Breezeway 1

Stairs

GARAGE FLOOR RL 0.000

Sleeping zone

central focus of the house, while also offering balconies to the front and rear to engage with the park and street. The house is compliant with DHA Design and Construction Specifications (Dec 2011).

GROUND FLOOR RL 0.600

Sleeping zone SOUTH 1 : 100

Breezeway G Stairs

Living zone

Parking

A ‘courtyard’ house with central breezeway and ‘Subtractions’ to create outdoor living areas integrated garage AXONOMETRIC VIEW 1 A3 NOT FOR CONSTRUCTION Disclaimer: This drawing is to be relied upon only for the purposes for which it was prepared. Do not scale drawings. Figured dimensions only should be taken off drawing. The Contractor shall verify all dimensions and levels on site. Should any errors or omissions be found including discrepancies or divergence in specification, Roberts Day shall be notified immediately so that an instruction may be issued.

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

Park-front elevation

Project

Level 4, 17 Randle Street Surry Hills, NSW 2010

Ground floor

Awnings and shade boxes on windows AXONOMETRIC VIEW 2

North

8 Scale

10m

1 : 100

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 4

Project No.

0252

Drawing Title

Drawing No.

Rev.

ELEVATION/ AXOs 08/05/2013

A200

First floor

Park-front elevation

RAAF Darwin

5. MODERN TROPICAL ARCHITECTURE • Urban Design Report

27.00° MAIN ROOF PITCH

33.00° SECONDARY ROOF PITCH ROOF RIDGE LEVEL RL 7.750 1010

390

1500

510

CUT 1500 WIDE OPENING IN WALL

1305

ROOF PITCH POINT RL 4.400 1:14 RAMP

1305

WIN/DOOR HEAD RL 3.000 1:14 RAMP

1610

5100

1740

GROUND FLOOR RL 0.600 GARAGE FLOOR RL 0.000

RAMP OPTION 1 : 100

5.4 HOUSE TYPE 4

EAST 1 : 100

Breezeway Living zone

This is a single storey ‘courtyard’ house with 4 bedrooms, 2 bathrooms, central breezeway and integrated double garage accessed from the rear. There is a total of 183sqm of living space. House Type 4

has been developed for the lots along the eastern edge of the neighbourhood which are orientated east-west. This house type is also single storey to provide housing which meets universal access requirements.

The house is compliant with DHA Design and Construction Specifications (Dec 2011) and the silver level of the Liveable Housing Design Guidelines (Second Edition, 2012) which includes universal access.

Sleeping zone Parking

AXONOMETRIC VIEW 1

A single storey ‘courtyard’ house with central breezeway A3 NOT FOR CONSTRUCTION and integrated garage

AXONOMETRIC VIEW 2

‘Subtractions’ to create outdoor living areas

Awnings and shade boxes on0 windows 1 2 Project

Level 4, 17 Randle Street Surry Hills, NSW 2010 T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

North

8 Scale

10m

1 : 100

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 3

Project No.

0252

Drawing Title

Drawing No.

Rev.

ELEVATION/ AXOs 08/05/2013

A200

Front elevation

RAAF Darwin

5. MODERN TROPICAL ARCHITECTURE • Urban Design Report

6. ENHANCED TROPICAL LANDSCAPE The proposed landscape masterplan draws inspiration from the existing site and its lush and tropical setting. The surrounding region comprises gently undulating plains; sandy and loamy red soils and siliceous sands due to the close proximity of the river mouth. Notable vegetation types of the surrounding area are the substantial areas of rainforest, whilst mangroves and riparian vegetation fringe the river mouth and upstream areas respectively. Tall open eucalyptus forest occurs inland from the coast.

Shaded streets, pathways and definition of pedestrian spaces will create high pedestrian connectivity and amenity throughout the community. As well as providing a site responsive design, this community-orientated tropical response drives the landscape strategy and aims to encourage a healthy lifestyle, increase opportunities for cycling and walkability and provide climatic protection.

• A street tree hierarchy with carefully chosen feature trees located in key areas to strengthen site view lines. This view strategy allows key view lines to terminate at specific focal points including both built form and feature trees. The street tree hierarchy reflects the road types to guide the pedestrian journey throughout shaded avenues, linear parks and mews courts.

Key features of the landscape masterplan comprise:

The landscape masterplan aims to reflect these site characteristics and incorporate a water strategy that mimics the site’s natural hydrology in order to place the housing development sensitively into the landscape.

• T he provision of people scaled spaces, amenity and orientation to provide shade through the day and safe lit recreation areas at night.

• P rovision of small break out areas within linear parks along housing frontages. These shared public/ private areas aim to provide informal seating and gathering areas, provide active edges and increase community cohesion.

To achieve this, a series of linear public open space (POS) corridors running east / west and a central POS have been developed to soften and set built form within the site, provide water flow paths throughout the site during high flow events, and provide active and passive recreation opportunities for residents. The site also comprises a significant portion of existing high density vegetation with a large proportion being indigenous (50% indigenous, 10% Australian Native and 40% Exotic); in ‘good’ health and identified as a vigorous nature of vegetation. As a result the retention of the existing vegetation has guided the design as it is a highly valuable asset and provides residences with instant green infrastructure, shade and cooling amenity.

RAAF Darwin

• C reation of a variety of landscape areas that promote a strong community and healthy lifestyle that increases walkability and cycling and provides an array of passive and active recreation opportunities. • R etention of existing vegetation. This asset provides future residents with instant green infrastructure, lush outlook, as well as shading and cooling amenity. The retained vegetation also provide a dense urban forest canopy, which encloses spaces to create a sense of privacy, however this will be complimented with understory planting to ensure clear visibility and permeability between areas.

• U se of local materials and planting to create a strong ‘sense of place’ that is derived from the sites’ context and tropical rainforest climate. • D evelopment of a water management strategy that comprises a hierarchy of vegetated swale systems throughout the site. These swales are aligned to direct water across the site during high flow events and mimic the sites natural hydrology and infiltration qualities.

6 2 11 8

9 2

Bagot Road

7 2

10 6

2. T rafficable surface to for sweep path of articulated vehicles 3. T urf and low planting under existing electricity line

Bellara St

6.1 LANDSCAPE MASTER PLAN 1. E xisting vegetation to be retained and supplemented with additional planting to provide a buffer from Bagot Road

4. Linear POS corridor and grass break out areas

8. Central POS with an array of passive and active recreation opportunities

5. I ndicative location of swale within corridor

9. Open kick about grassed areas

6. Break out seating areas within linear corridor

10. Indicative landscaping within private lots; turf, groundcovers and supplementary canopy trees

7. Mews Courts providing vehicle access to houses

11. Pedestrian network to provide connectivity through out the site

EXISTING TREE - to be retained

COLOURED CONCRETE PATHWAY

PROPOSED TREE

FEATURE PAVING

FEATURE PLANTING

FEATURE CROSSOVER (COMPOSITE)

OPEN TURF AREA

SWALE WITHIN LINEAR CORRIDOR

LOCAL COMPACTED GRAVEL

RAISED PLANTERS / SEATING WALLS

COMMUNITY HERB GARDENS

BASKET BALL COURT

COMMUNITY PLAYGROUND

TRAFFICABLE SURFACE

COMMUNITY SHED

PING PONG TABLE

SEATING

PRIVATE LOT LANDSCAPING

INFORMAL SEATING BOULDER

SHARED PEDESTRIAN SPACE - TEXTURED ROAD SURFACE

N SHADE STRUCTURE 0 metres

RAAF Darwin

100

150

200

6. ENHANCED TROPICAL LANDSCAPE â&#x20AC;¢ Urban Design Report

6.2 CENTRAL OPEN SPACE

Retained canopy trees Street lighting

The central open space is located within the centre of the site and connects to the linear parks and pedestrian network. Throughout the central space a meandering path system accentuates the east / west desire line and provides connection between the two sides of the development. This path links into a variety of programmed spaces with an array of facilities and elements for community use.

feature element), associated seating and bbq areas suitable for large gatherings.

Programmed spaces include opportunity for active recreation with half sized basketball courts, ping-pong tables, open turf kick about areas and community playgrounds. Passive areas have also been allocated and include decorative shade structures (opportunity to re-use the decommissioned electricity poles as a

Feature trees have also been placed throughout the park and around the perimeter of the area to complement existing trees and create clumps of vegetation. The design intention of this is to create view lines through the space to connect the development to the surrounding context and ensure the

Small reflecting spaces created through careful retention of existing vegetation create enclosed spaces with informal rock seating or low seating walls. These reflective spaces will contrast with the open turf kick about areas due to careful planning and use of existing vegetation.

space is welcoming and easily accessible for pedestrians. To encourage and reinforce a healthy lifestyle, and promote a strong community atmosphere the site incorporates a number of community facilities. These include a community shed in the north west corner, community garden and orchard located in the centre and additional herb garden in the south east corner. Possible uses for the shed include use by residents to fix cars, boats or household items; pursue a creative hobby; for maintenance & storage purposes; or as a shade house for productive plant production.

Street lighting

Playground

Road Road Path

Shade Structure

Path

Community garden

Section A - AA: Central Open Space

Community shed in backdrop

Shade Structure

Ping pong tables

Playground

Community gardens

Shade Structure

Road

Section B - BB: Central Open Space

The community areas and shed will aim to increase ownership over the space and create shady gathering and meeting points stimulating resident interaction.

RETAINED TREE PROPOSED TREE FEATURE PLANTING AA

OPEN TURF AREA COMPACTED GRAVEL SEATING INFORMAL SEATING

B Indicative small passive seating areas and reflective spaces. These have been situated with existing trees to ensure feature and shade amenity around the seating areas.

Indicative shade structure, BBQ area and seating using local materials to reinforce a strong sense of place.

Indicative photo of suggested community playground that could be incorporated into the central open space.

Local materials to be used throughout the landscape strategy and community garden, including local gravel, mulch and rocks.

Indicative ping pong table proposed within central park to provide active recreation opportunities.

SHADE STRUCTURE CONCRETE PATHWAY FEATURE PAVING

FEATURE CROSSOVER SWALE RAISED PLANTERS/ SEATING WALLS

Central Open Space

Indicative feature paving areas. It is recommended a light coloured, robust material is used to provide cooling effect.

RAAF Darwin

Opportunity to incorporate nature play opportunities within areas of the central park.

Example of raised garden beds. Feature productive trees are also suggested, under pruned to ensure clear view lines. The raised walls also provide opportunity for informal seating opportunities.

It is suggested fruit orchards can be planted with community garden and around the herb garden. Possible trees could include Citrus species, Mangoes, Pomegranates, Olive trees etc.

Indicative style of curved seating wall.

Indicative style of informal boulder seating in feature paving areas.

Large open turf swale, which can be utilised for active recreation Half sized basketball court

Community Shed

Community Garden

Community Playground

Trafficable surface for articulated vehicle access

Existing vegetation and understory feature planting

Herb garden Shade structure & BBQ area, To provide climatic protection and passive recreation opportunity

Shade Structure and seating area Retained existing trees supplemented with additional POS feature trees to provide further shade

6. ENHANCED TROPICAL LANDSCAPE â&#x20AC;˘ Urban Design Report

Retained Canopy Trees

6.3 LINEAR PARKS The linear parks aim to form a strong pedestrian network between housing frontages promoting continuous and connected shared space throughout the development. Shared spaces are centered on the integration of infrastructure and development within the landscape, instilling pedestrian amenity and incorporation of traffic management design principles.

Meandering throughout the linear park is a swale system that is carefully located to ensure retention of existing trees and cause minimal disturbance as best possible. The swale mimicking the sites natural topography and conveys surface water and runoff through the linear corridors, therefore sensitively placing the development within the landscape.

Throughout the linear parks pedestrian amenity consists of a pedestrian path on both sides of the linear corridor, which provides connection to all houses. Small breakout areas; either turf or stabilised local gravels are scattered along the corridors to provide interest, informal seating areas and reflective opportunities.

Low understory feature planting will complement these areas, stabilise the side of the swales and ensure a strong sense of place and interest throughout the site. Between each group of housing 2 or 3 crossings will provide pedestrian access across the swale and linear POS area.

Suggested material for the crossing is a dura-composite or exposed aggregate concrete to match footpaths. At the road intersections it is suggested that the footpaths are extended across the road to give priority to pedestrians. This strategy, together with the proposed tree wells reduces the road to one-way access at these points causing, cars to slow down and breaking up the continuous road surfaces throughout the development. In addition, alignment changes and varied road texture treatments at key intersections provide visual and tactile indicators of shared pedestrian/ vehicle space, and flush kerbs allow for seamless footpath/road integration.

House frontage looking onto shared linear POS, retained vegetation and swale

Path

Under storey supplementary feature planting

Indicative location of swale

Path Informal rock seating and stabilise local gravel break out area

Section C - CC: Linear Park

RETAINED TREE

SEATING

FEATURE CROSSOVER

PROPOSED TREE

INFORMAL SEATING

SWALE

FEATURE PLANTING

SHADE STRUCTURE

RAISED PLANTERS/

OPEN TURF AREA

CONCRETE PATHWAY

SEATING WALLS

COMPACTED GRAVEL

FEATURE PAVING

Indicative Linear Park

Indicative example of open turf break out area within the linear park. Swale associated with break out turf area to have shallower grade and provide informal access across park.

Indicative image of stabilised gravel break out areas. This surface is suggested to provide a low maintenance, flexible seating areas for passive recreation, shaded by surrounding by lush vegetation.

Indicative example of path system meandering through housing development area with houses overlooking the blurred boundary of public / private space.

Indicative image of pedestrian crossover to provide access across swale. Cross over creates interest and heightens pedestrian experience through the lush vegetation.

Indicative image of relationship between two storey houses and external verandah and the outlook into retained canopy vegetation within the linear corridor.

Indicative image of stabilised gravel break out areas and turf areas to complement retained existing vegetation and create interest along the corridor.

Indicative image of pedestrian crossover proposed across swales. It is recommended proposed crossovers are constructured using Dura Composite material to ensure they are robust, and can with withstand the tropical climate.

Trafficable surface for articulated vehicle access

Informal seating Pedestrian footpath Turf break out areas

RAAF Darwin

Indicative location of swale, with pebble lined base and low groundcovers / tufting plants to stabilise slopes

Pedestrian crossovers (composite material)

Stabilised local gravel break out areas to provide opportunity for seating and meeting points.

Shared pedestrian space & textured road surface

Feature paving with focal tree to create interest and terminate view line

6. ENHANCED TROPICAL LANDSCAPE â&#x20AC;˘ Urban Design Report

6.4 WATER MANAGEMENT STRATEGY The water management strategy seeks to use overland flow where possible and mimic the site’s natural hydrology. This can be achieved by controlling stormwater runoff from housing diverting road runoff into vegetated swales located within the linear parks.The hierarchy of vegetated swales include:

• S hallow turf swales on either side of Mews Courts that provide rear vehicle access to houses. Swale areas will also comprise small areas of low planting around clumps of native trees and depressions in the concrete crossovers of driveways to maintain water flow path.

• M eandering swale throughout linear park and retained trees. Swales will include river stone pebble/gravel within the swale base and low vegetation and feature planting on batters and along the linear corridor. As an indicative guide, swale batters should not exceed 1:6 unless restricted in width and longitudinal directional flow averaging 1:500, or as directed by civil volume/ flow calculations.

• B etween houses gravel and groundcovers will be used to channel water into linear park swales (if located on the north side of linear park) and into the Mews Courts drainage network (If located on the south side of linear park).

6.5 PLANTING PALETTE

• P rovision of a visual amenity and outlook for houses; • Opportunity to use topography; • Flora and fauna habitat and linkages; • P assive open space and reflective seating areas; • P rovision of connected path system, suitable for walking, jogging, cycling etc. throughout the site; and • O pportunities for linkages to community facilities and the central park.

In addition to the drainage function, swales within the linear parks aim to provide the community with a range of amenity including;

An integral element of the landscape masterplan is the retention and protection of sites existing vegetation. This is an extremely valuable asset as the vegetation underpins the sites lush, tropical setting and gives the site a strong sense of place. The site comprises a high density of existing vegetation, a large proportion of which is indigenous (50 % indigenous, Exotic 40% & Australian Native 10%) and in ‘good’ health and vigorous nature. Best efforts have been made to ensure the proposed landscape design and placement of the swale system through linear parks avoids existing trees and limits removal and disturbance as best possible.

Street Tree 2 Melaleuca leucadendra The Melaleuca is proposed for the swales within Mews Courts. It is recommended to be planted in small clumps. The Melaleuca leucadendra is a medium sized graceful tree with fine foliage and a weeping habit. It is a very adaptable tree and can tolerate soils with poor drainage.

To complement the retention of existing vegetation feature planting beds are proposed which include low planting of groundcovers, tufting planting and scattered shrubs. This feature planting will also have an important role in stabilising the slope of proposed swales and mitigating erosion in respective areas.

Pedestrian Passage Cupaniopsis anacardioides The Tuckeroo is suggested for use in the pedestrian corridors. This is a small native tree with spreading crown. It has a noninvasive root system and can be under pruned to maintain view lines under canopy.

Within the streetscapes a hierarchy of trees has been incorporated to ensure shade, visual amenity, promote a sense of place through the creation of themed areas and accentuate the pedestrian corridor.

POS Trees Within the public open space areas, key feature trees including Peltophorum pterocarpum, Delonix regia and Brachychiton acerifolius have also been allocated to complement existing trees and provide further shade amenity. In addition to the shade trees, fruit trees are also recommended for use in the community garden and herb garden areas. A range of fruit trees are suggested including; Citrus sp., Punica granatum (Pomegranate), Mangifera indica (Mango) and Olea europa (Olive).

Indicative stormwater flow diagram

Linear Park swale 0 metres 20

RAAF Darwin

100

Mews Courts swale

Side House swale

Street Tree 1 Tabebuia argentea This tree is proposed to accentuate the road hierarchy and showcase central open space. The Tabebuia is a small growing deciduous tree with cork like bark. It has stunning yellow trumpet like flowers in late Winter.

The hierarchy of trees includes the following; Entrance Avenue Delonix regia This tree is suggested to create a stunning entrance to the neighbourhood.

Focal Point Tree Plumeria rubra & Brachychiton acerifolius These trees are suggested as the focal point trees and as a ‘way finding trees’ to help guide the pedestrian journey throughout the site. It is suggested these trees are placed at the entrance to pedestrian avenues and as the focal points in offset areas within the linear parks. General Landscape All planting beds will consist of a mix of local and exotic shrubs and ground covers which are water wise, enable good passive surveillance, uninterrupted views between pedestrians and vehicles and to enhance visual and environmental amenity. Some vegetable and herb species have been selected to encourage the community to physically interact and gain reward from their open spaces. All vegetable species selected will provide ongoing crops with a minimum of maintenance. Climbing plants have been selected to grow against the shade structures to provide natural cooling and shade in the tropical climate.

6. ENHANCED TROPICAL LANDSCAPE • Urban Design Report

6.5 PLANTING PALETTE CONTINUED

Street tree hierarchy

Entrance Avenue

0 metres 20

Delonix regia Height to 12m Spread to 6m ** Also suggested for use as POS tree

Focal point and way finding trees

Plumeria rubra Height to 7m Spread to 7m

RAAF Darwin

Street Tree 1

Street Tree 2

Pedestrian Passage

Fruit Trees

POS Trees cont..

100

Tabebuia argentea Height to 3-6m Spread to 3-6m ** Also suggested for use as POS tree

Melaleuca leucadendra Height to 10m Spread to 5m

Cupaniopsis anacardioides Height to 3-6m Spread to 3-6m

Khaya senegalensis African Mahogany Height to 15-30m Spread 8-16m

Plumeria obtusa Frangipanni Height to 8m Spread 5-8m

Citrus latifolia ‘Taihitian Lime’ Lime Height to 3m Spread to 3m

Citrus sinensis ‘Valencia’ Orange Height to 4m Spread 2-4m

Citrus grandis ‘Pumme Red’ Pomello Height to 4m Spread to 3m

Citrus paradisi ‘Star Ruby’ Grapefruit Height 4-6m Spread 4m

Brachychiton ‘Belladonna’ Flame Tree/ Kurrajong Height 6-9m Spread 4-6m

Diospyros digyna Black Sapote, Chocolate Pudding Fruit Height to 2m Spread to 2m

Olea europa ‘Manzanillo’ Olive Height 4-8m Spread 3-5m

Punica granatum ‘Rosavaya MT’ Pomegranate Height to 4m Spread to 3m

Persea americana ‘Sheppard’ & ‘Hass’ Avocado Sheppard & Hass (to varieties to ensure cross pollination and greater harvest)

Manifera indica Mango Height to 20m Spread to 15m

Citrus reticulata ‘Imperial’ Mandarin Height to 3m Spread to 3m

POS tree

Peltophorum pterocarpum Height to 8-15m Spread to 8-12m

Brachychiton acerifolius Height to 20m Spread to 8m

6. ENHANCED TROPICAL LANDSCAPE • Urban Design Report

Groundcovers

Foliage

Murraya paniculata Mock Orange Height 3m x 3m

Philodendron ‘Xanadu’ Height 75cm x 1m

Evolvulus alsinoides Dwarf Morning Glory Height to 0.5m

Strelitzia nicolai Height up to 12m

Climbing Plants

Bougainvillea spectabilis ‘ Smartie Pants’ Height to 2-3m

Herbs

Bougainvillea spectabilis ‘ Glouchester Royal’ Height 2-3m

Bougainvillea spectabilis ‘White Cascade’ Height to 2m

Ipomoea batatas (edible) Sweet Potato Height 3m

Pandorea jasminoides Bower of Beauty Height to 3m

Passiflora caerulea ‘Panama Red’ Passionfruit Height to 2m

Large Shrubs

Acacia humifusa Height to 1-3m

Heliotropium bracteatuum Height 0.25-0.5m

Allium tuberosum Garlic Chives Height to 0.3m

Coriandrum sativum Coriander Height to 0.3m

Mentha spicata Mint Height 0.3m

Ocimum basilicum Thai Basil Height to 0.3m

Origanum vulgare Oregano Height to 0.2m

Polygonum odoratum Vietnamese Mint Height 0.3m

Cymbopogon citratus (edible) Lemongrass Height to 1.5m

Themeda triandra Kangaroo Grass Height 0.6m

Liriope muscari Lily turf Height to 50cm x 40cm

Dianella species Various

Indicative planting around houses to enclose private/ public spaces and view lines

Open lawn area and low formal planting to provide areas of passive recreation

Grasses/Strappy Leaved Plants

Adenium obesum Desert Rose Height 1-3m

Aloe arborescens Krantz Aloe Height 2-3m

Asparagus officinalis (edible) Asparagus Height to 1.5m

Brachychiton paradoxum Desert Kurrajong Height 2-3m

Medium Shrubs

Grevillea goodii Good’s grevillea Height 1-2m

Chrysopogon latifolius Height 0.5m

Crinum angustifolium Swamp Lily Height 0.5m

Indicative planting style images

Acacia gonocarpa Height 1-3m Acacia wickhamii Height to 2.5m

Hymalayacalamus porcatus ‘Nepalese Blue’ Bamboo Height to 3m

RAAF Darwin

Dichorisandra thrysifolium ‘Blue Ginger’ Height 1-2.4m Jasminum aemulum Height to 2m

Baeckaea virgata ‘Dwarf ’ Twiggy Heath Myrtle Height to 1m pread to 2m

Grevillea formosa Mt Brockman Grevillea Height to 1m Spread to 2m

Hymenocallis caribaea Caribbean Spider Lily Height 0.5-1m Spread 0.5m

Climbing plants trained to grow over shade structure to provide shade, interest and dappled shadows

Indicative images of boards to provide connection across swales

6. ENHANCED TROPICAL LANDSCAPE • Urban Design Report

6.6 MATERIALS AND LIGHTING Landscape materials for the masterplan have been selected to complement the distinct tropical and environment character of the site. Further to this, the proposed material palette aims to suggest local and robust materials which are site responsive and promote a strong â&#x20AC;&#x2DC;sense of placeâ&#x20AC;&#x2122;. Landscape surfaces include; light coloured paving to provide relaxing gathering spaces that reduce heat loading and are

highly visible pedestrian areas. In addition, local pebbles and stabilised gravel can be used for seating areas within public open space and linear corridors to minimise maintenance requirements. The suggested lighting strategy is to provide a good balance of lighting levels for vehicle movement, pedestrian activity and to assist in the residential passive surveillance qualities, lowering the risk of

crime and lifting pedestrian comfort within these areas. The landscape and pathway areas are to be lit using both bollard and overhead solar pole lights, evenly spaced, to ensure adequate lighting levels. All light fittings including bollards will be corrosion resistant and fit for purpose for Darwin area. Also, LED lighting is to be used and solar pole lighting where appropriate.

Rock Work

Material Palette

Indicative style images, rock incorporated into garden beds

Indicative style Light coloured paving

Shade Structures

Low Walls

Cantilever shade structures with eye beam construction technique. Patterns can be incorporated into the structures using metal and perforated metals

Informal shade structure with gathering and seating space

Shade structure and open hardscape area with informal rock seating

Shade structure with rock seating walls and gravel areas.

Lighting

Bollards along paths

RAAF Darwin

Rock wall seating opportunities

Textured inlay paving treatment

Decorative Feature Concrete Paths, Rock salt finish

Exmouth pink 20mm gravel

Low seating wall

Low concrete seating wall

Low concrete seating wall detail image

Local rocks, gravels and pindan soils to create textural interest

Dura composite suggested material for pedestrian crossings

Furniture

LED street lights

Solar street lights poles

Uplighting for feature trees

Indicative style of shelter lighting

Local boulders and informal seating

Provide robust & low maintenance furniture

Indicative seating opportunities

Urban Design Report

APPENDIX A Documentation of House Types

A3 NOT FOR CONSTRUCTION

2805

750

190 1810 D

1910

5420

3600

290

1210

1810 D

200

1210 W

1790

11590

3400

880 D

FS.

5590

910 W

910 D

600

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

2000 P

PTRY

BRM

LAUNDRY

270

190 750

90 2000 LDY

4120

KITCHEN

1110

UNDER STAIR STORAGE

270

1110 WC 210

ADDALINE 35 FOLDOWN CLOTHESLINE OR SIMILAR

1200

1110

3490

Level 4, 17 Randle Street Surry Hills, NSW 2010

5520

1600

910 W

11400

190

1.5M CHAIN WIRE FENCE

VERANDAH 3600 x5610

LIVING

1.5M CHAIN WIRE FENCE

100

1790

1300

5490

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

Level 4, 17 Randle Street Surry Hills, NSW 2010

DWELLING - FIRST FLOOR DWELLING - GROUND FLOOR GARAGE HARDSTAND SOFT COVER VERANDAH - FIRST FLOOR VERANDAH - FIRST FLOOR VERANDAH - GROUND FLOOR

190

1260

750

190 1000

6470

7660

5610 D

7850

27.00° SECONDARY ROOF PITCH

NOTE: FENCE AND VERANDAH DETAIL SUBJECT TO LOT CONFIGURATION

71 m² 85 m² 45 m² 70 m² 84 m² 13 m² 7 m² 27 m²

Area Schedule Location

1010 D 200

16000

NORTH 1 : 100

1010 D 390 500 905 1200 190 1810 W

33.00° MAIN ROOF PITCH

MEALS

Area

DOUBLE GARAGE

SITE PLAN 1 : 200

1060

190 4400 1760 S 3850 190 2805

4400 5610

4210 190 5610

1390 1010 D 370 310 3610 D 310

LINEN

North

790

190

3500

A101

GROUND FLOOR PLAN 08/05/2013

Drawing No.

Project No.

Scale

Drawing Title

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 1

A100

SITEPLAN + ELEVATION 08/05/2013

Project

10m

Rev.

0252

Rev.

0252

1 : 100

10m

House Type 1

Drawing No.

Drawing Title

As indicated Project No.

Scale

House Type 1

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 1

Project

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

FIRST FLOOR RL 4.100 GARAGE PITCH POINT RL 3.800

GARAGE RIDGE LEVEL RL 5.830

WIN/DOOR HEAD RL 6.500

ROOF PITCH POINT RL 7.600

ROOF RIDGE LEVEL RL 10.770

190

SITE = 320 m²

20000

DWS

750 910 D

965 70 100 90 1915

2305 190 3620 LAUNDRY 90 CT 600

6010 GARAGE 1210 190 415 190 190 4300

1410 90 1220 P 90 90 190 2800 KITCHEN

1990 910 W 1390 910 W

500 6390 605 1210 4490

1190 1010 100 605 100 2090 1210 W 1190

RAAF Darwin 2805

50 6. ENHANCED TROPICAL LANDSCAPE • Urban Design Report 51

A3 NOT FOR CONSTRUCTION

AXONOMETRIC VIEW 1

SOUTH 1 : 100

A3 NOT FOR CONSTRUCTION

3000 ENS 90

290

1790

1300

1210

2300

1810 D

190

3640

200

1600

90 910 W

1800

90 1100

VERANDAH 2690 x2620

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

1810 D

2690

3300 BED 2 190

700 390

2000x600

Level 4, 17 Randle Street Surry Hills, NSW 2010

1290

600

2000

910 W

BATH

BED 2

1210

2400

90 90 1100

1290

910 W

1290

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

Level 4, 17 Randle Street Surry Hills, NSW 2010

33.00° MAIN ROOF PITCH

11590

1210 W

1790

3030 BED 3

2340

BED 3

ENS

3030

910 W

11590

190

2340x600

3030x720

MASTER BEDROOM

2110

VERANDAH 2500 x5610

190

900

5490

LINEN

2805

27.00° SECONDARY ROOF PITCH

750

1500x600

190 4400

2100 910 W 1390 1690 1810 D 2110

5610 190 2805

4210 M BED 90 90 600 90 720 4210 BED 3

90 720 90 1500 90 90 500 2720

190

790

490

190

900

900 3500

AXONOMETRIC VIEW 2

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

FIRST FLOOR RL 4.100 GARAGE PITCH POINT RL 3.800

GARAGE RIDGE LEVEL RL 5.830

WIN/DOOR HEAD RL 6.500

ROOF PITCH POINT RL 7.600

ROOF RIDGE LEVEL RL 10.770

7660

North

2805

A200

ELEVATION/ AXOs 08/05/2013

Drawing No.

Project No.

Scale

Drawing Title

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 1

Project

10m

Rev.

0252

1 : 100

Rev.

0252

1 : 100

10m

House Type 1

A102

FIRST FLOOR PLAN 08/05/2013

Drawing No.

Project No.

Scale

House Type 1

Drawing Title

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 1

Project

190 2620

2400 1810

190 3520 BATH 90 600 90 2900

4690 1210 W 1680 410 1810 D 400

7580 2620 190

RAAF Darwin 2805

52 6. ENHANCED TROPICAL LANDSCAPE • Urban Design Report 53

1120

A3 NOT FOR CONSTRUCTION

NORTH 1 : 100

SITE PLAN 1 : 200

16000

A3 NOT FOR CONSTRUCTION

WEST 1 : 100

EAST 1 : 100

SITE = 320 m²

20000

27.00° SECONDARY ROOF PITCH

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

Level 4, 17 Randle Street Surry Hills, NSW 2010

45.00° MAIN ROOF PITCH

DWELLING - FIRST FLOOR DWELLING - GROUND FLOOR GARAGE + LAUNDRY HARDSTAND SOFT COVER VERANDAH VERANDAH

Area Schedule Location

NOTE: FENCE AND VERANDAH DETAIL SUBJECT TO LOT CONFIGURATION

95 m² 54 m² 55 m² 87 m² 107 m² 20 m² 7 m²

Area

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

Level 4, 17 Randle Street Surry Hills, NSW 2010

North

3500

RAAF Darwin 1

Rev.

0252

10m

Drawing No.

A100

SITEPLAN + ELEVATION 08/05/2013

Rev.

0252

As indicated Project No.

Scale

Drawing Title

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 2

Project

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

FIRST FLOOR RL 4.100

WIN/DOOR HEAD RL 6.500

ROOF PITCH POINT RL 7.600

ROOF RIDGE LEVEL RL 10.450

A201

ELEVATIONS 08/05/2013

10m

1 : 100

House Type 2

Drawing No.

Drawing Title

Project No.

Scale

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

FIRST FLOOR RL 4.100 GARAGE PITCH POINT RL 3.800

GARAGE RIDGE LEVEL RL 5.830

WIN/DOOR HEAD RL 6.500

ROOF PITCH POINT RL 7.600

ROOF RIDGE LEVEL RL 10.770

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

FIRST FLOOR RL 4.100 GARAGE PITCH POINT RL 3.800

GARAGE RIDGE LEVEL RL 5.830

WIN/DOOR HEAD RL 6.500

ROOF PITCH POINT RL 7.600

House Type 1

ROOF RIDGE LEVEL RL 10.770

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 1

Project

3500 3500

54 6. ENHANCED TROPICAL LANDSCAPE • Urban Design Report 55

A3 NOT FOR CONSTRUCTION

2790 910 W

1000 190 3230 BED 2 90

1780 190 2230 1200 90 1110

6620 7790 1590 6620 190 3420 4180 1590

810

90 2860

1420

5890

190

1000

190

900

2930

1800

1385

7150

5530 LIVING

LIVING

VERANDAH 5550 x 3610

1810

90 810

4550

5360

4175 BATH

1.5M CHAIN WIRE FENCE

BATH

1800x600

BED 2

1.5M CHAIN WIRE FENCE

1800

3275 BED 2

1810 W

1500

800

1110

2390 910 W 790 990 1810 D 810 1580 1810 W 790

BED 3

1800

810

10190

10390

990

750

ENTRY

3650

90 90

2450

1780

2440 LDY

3190

BRM

3800 MEALS

1810 W

18190

2490

1030

910 W

4690

720

910 W

1980

90 1200

1200

190

2300

4790

3500 M BED

190

390

North

1190

190

North

190

VERANDAH 2300 x 3010

2110

1810 D

910 W

1930

MASTER BEDROOM

5790

6010 GARAGE

ADDALINE 35 FOLDOWN CLOTHESLINE OR SIMILAR

DOUBLE GARAGE

1980 ENS

1170

ENS

910 W

6010 GARAGE

1790

7790

4040 90 90 90 1170 WC 720

750 S

12640

2880 KITCHEN 910 W

90 750

2800 KITCHEN

1810 W

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

Level 4, 17 Randle Street Surry Hills, NSW 2010

910 W

3650

VOID

1115

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

1460

1010 D

2440 LDY

LAUNDRY

STORAGE

190 750

2450 ENTRY

620

Level 4, 17 Randle Street Surry Hills, NSW 2010

1665 190

2250 1010 D

VOID OVER

620

190

STORAGE

1800x600

1175

3275 BED 3

1810 W

MEALS

1500 BATH 90 810 90 600 190 190 3420

WM 2450x890

1430 3440 90 2450

190 1350 2450 190

DWS

PANTRY

190

KITCHEN

810

900

1000

A102

FIRST FLOOR PLAN 08/05/2013

Drawing No.

Project No.

Scale

Drawing Title

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 2

Project

10m

Rev.

0252

1 : 100

Rev.

0252

1 : 100

10m

House Type 2

A101

GROUND FLOOR PLAN 08/05/2013

Drawing No.

Project No.

Scale

House Type 2

Drawing Title

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 2

Project

3010

LINEN 450 DEEP FS.

1430 90 3100 WC 90 2700 ENS

190 4210 M BED 190

3100x720

1690 90 1210 S 90 3330 LDY

190 6410 GARAGE 190

1990 4810 D 990

6620 7790 1590 6620 190 3010 4590

600 1810 D 600 1790 1810 W 990

RAAF Darwin 1590

56 6. ENHANCED TROPICAL LANDSCAPE • Urban Design Report 57

A3 NOT FOR CONSTRUCTION

WEST 1 : 100

EAST 1 : 100

A3 NOT FOR CONSTRUCTION

AXONOMETRIC VIEW 1

SOUTH 1 : 100

45.00° MAIN ROOF PITCH

3500

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

Level 4, 17 Randle Street Surry Hills, NSW 2010

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

Level 4, 17 Randle Street Surry Hills, NSW 2010

27.00° SECONDARY ROOF PITCH

AXONOMETRIC VIEW 2

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

FIRST FLOOR RL 4.100

WIN/DOOR HEAD RL 6.500

ROOF PITCH POINT RL 7.600

ROOF RIDGE LEVEL RL 10.450

North

Drawing No.

A201

ELEVATIONS 08/05/2013

Drawing Title

Project No.

Scale

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

FIRST FLOOR RL 4.100

WIN/DOOR HEAD RL 6.500

ROOF PITCH POINT RL 7.600

ROOF RIDGE LEVEL RL 10.450

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

FIRST FLOOR RL 4.100

WIN/DOOR HEAD RL 6.500

ROOF PITCH POINT RL 7.600

ROOF RIDGE LEVEL RL 10.450

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 2

Project

10m

Rev.

0252

1 : 100

Rev.

0252

1 : 100

10m

House Type 2

A200

ELEVATION/ AXOs 08/05/2013

Drawing No.

Project No.

Scale

House Type 2

Drawing Title

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 2

Project

3500

RAAF Darwin 3500

58 6. ENHANCED TROPICAL LANDSCAPE • Urban Design Report 59

16000

A3 NOT FOR CONSTRUCTION

NORTH 1 : 100

2205 3895

800

190

1000

3210

4410 LIVING

1800H WALL

DWS

LIVING

1.5M CHAIN WIRE FENCE

1200

190

4790

190

4530 KITCHEN

FS.

190

1200 P 9800

1200

1505

4820

1200

16000

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

VERANDAH 4820 x 4600

4820

1810 D

1320 WC

Level 4, 17 Randle Street Surry Hills, NSW 2010

1.5M CHAIN WIRE FENCE

KITCHEN

750

MEALS

1250

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

Level 4, 17 Randle Street Surry Hills, NSW 2010

27.00° SECONDARY ROOF PITCH

DWELLING - FIRST FLOOR DWELLING - GROUND FLOOR GARAGE + LAUNDRY HARDSTAND SOFT COVER VERANDAH - FIRST FLOOR VERANDAH - FIRST FLOOR VERANDAH - GROUND FLOOR

Area Schedule Location

190

1000 S

1505

910 W

990

750

5640 2690

BRM

3190

6010 GARAGE

DOUBLE GARAGE

LAUNDRY

LINEN

ADDALINE 35 FOLDOWN CLOTHESLINE OR SIMILAR

4110 LAUNDRY

910 W

33.00° MAIN ROOF PITCH

NOTE: FENCE AND VERANDAH DETAIL SUBJECT TO LOT CONFIGURATION

83 m² 68 m² 53 m² 40 m² 106 m² 33 m² 19 m² 22 m²

Area

North

910 W

1810

1010 D

North

190

790

1190

190

STORAGE

SITE PLAN 1 : 200

2390 910 W 890 1010 D 890

3800 LIVING 90

1210 W 690 3610 D 300

1230 90 3200 MEALS 190 2800 KITCHEN

1610 S 6085 2205

1810 W 1590 910 W 1190

190 90

1230 640 1070 1200

3500

A101

GROUND FLOOR PLAN 08/05/2013

Drawing No.

Project No.

Scale

Drawing Title

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 4

A100

SITEPLAN + ELEVATION 08/05/2013

Project

10m

Rev.

0252

Rev.

0252

1 : 100

10m

House Type 3

Drawing No.

As indicated Project No.

Scale

House Type 3

Drawing Title

1000

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 4

Project

1000

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

FIRST FLOOR RL 4.100

WIN/DOOR HEAD RL 6.500

ROOF PITCH POINT RL 7.600

ROOF RIDGE LEVEL RL 10.200

190 1910

2205 2200 1000 8390

SITE = 320 m²

2360x1200

20000

PANTRY

990 910 1700 190

90 1600 1400 750 2260 190

990 910 890 4810 790

RAAF Darwin 2205

60 6. ENHANCED TROPICAL LANDSCAPE • Urban Design Report 61

A3 NOT FOR CONSTRUCTION

AXONOMETRIC VIEW 1

SOUTH 1 : 100

A3 NOT FOR CONSTRUCTION

190 4830 M BED

2205 190 3010 8200 190 2205

3410 190

2890 1810 D 1590 910 W 1000

90 90

1230 600 1110 1290

90 3090 ENS

33.00° MAIN ROOF PITCH

2000

1800

3990

190 1800 ENS

ENS

1800

190

1190

1090

720

910 W

1200

1505

1500

18000

3900

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

Level 4, 17 Randle Street Surry Hills, NSW 2010

900

1505 600

910 W

910

90 600

BATH

2220 BATH

190

990

3190

BED 2

3210 BED 3

AXONOMETRIC VIEW 2

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

FIRST FLOOR RL 4.100

WIN/DOOR HEAD RL 6.500

ROOF PITCH POINT RL 7.600

190

7390

BED 3

2640 3320 BED 2

ROOF RIDGE LEVEL RL 10.200

90 1020 90

STORAGE

1500

LINEN

4820

1810

4820

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

Level 4, 17 Randle Street Surry Hills, NSW 2010

910 W

1030

MASTER BEDROOM

VERANDAH 5790 x 3200

3610 M BED

190

3800

3090x720

1810

2100x600

990

900

27.00° SECONDARY ROOF PITCH

800

3090x600

1000

3500

2000

1290

190

North

910 W

3000

1740

2190

1800

VERANDAH 3000 x 3410

1110

2205

A200

ELEVATION/ AXOs 08/05/2013

Drawing No.

Project No.

Scale

Drawing Title

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 4

Project

10m

Rev.

0252

1 : 100

Rev.

0252

1 : 100

10m

House Type 3

A102

FIRST FLOOR PLAN 08/05/2013

Drawing No.

Project No.

Scale

House Type 3

Drawing Title

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 4

Project

3510 BED 2 1230 90 90 3090 BATH

3410 190 4410 BED 3

5405 190

1000 2200 190 800 1810 D 800 2190 1810 D 600

3410 4600 190

RAAF Darwin 2205

62 6. ENHANCED TROPICAL LANDSCAPE • Urban Design Report 63

A3 NOT FOR CONSTRUCTION

WEST 1 : 100

SITE PLAN 1 : 200

A3 NOT FOR CONSTRUCTION

WEST 1 : 100

EAST 1 : 100

15000

RAAF Darwin SITE = 457.5 m²

30500

33.00° SECONDARY ROOF PITCH

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

Level 4, 17 Randle Street Surry Hills, NSW 2010

DWELLING GARAGE + LAUNDRY HARDSTAND SOFT COVER VERANDAH VERANDAH

Area Schedule Location

27.00° MAIN ROOF PITCH

NOTE: FENCE AND VERANDAH DETAIL SUBJECT TO LOT CONFIGURATION

183 m² 49 m² 17 m² 141 m² 24 m² 18 m²

Area

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

Level 4, 17 Randle Street Surry Hills, NSW 2010

North

Rev.

0252

10m

Drawing No.

A100

SITEPLAN + ELEVATION 08/05/2013

Rev.

0252

As indicated Project No.

Scale

Drawing Title

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 3

Project

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

ROOF PITCH POINT RL 4.400

ROOF RIDGE LEVEL RL 7.750

A201

ELEVATIONS 08/05/2013

10m

1 : 100

House Type 4

Drawing No.

Drawing Title

Project No.

Scale

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

FIRST FLOOR RL 4.100

WIN/DOOR HEAD RL 6.500

ROOF PITCH POINT RL 7.600

ROOF RIDGE LEVEL RL 10.200

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

FIRST FLOOR RL 4.100

WIN/DOOR HEAD RL 6.500

ROOF PITCH POINT RL 7.600

House Type 3

ROOF RIDGE LEVEL RL 10.200

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 4

Project

3500 3500

64 6. ENHANCED TROPICAL LANDSCAPE • Urban Design Report 65

850 750 S 790

790 910 W 1300 910 W

1855 190 4700 1610 S

300 790 1010 580 3610 D 410

4300 190 2155

4510 FAMILY 190 5910

1810 D 190 400 1410

190 3870 M BED 90 90 450 1330

90 1330 3180 KITCHEN

A3 NOT FOR CONSTRUCTION

AXONOMETRIC VIEW 1

EAST 1 : 100

190

LIVING

7790

4000 LIVING

1.5M CHAIN WIRE FENCE

27.00° MAIN ROOF PITCH

2400

VERANDAH 2400 x 5910

FAMILY

1.5M CHAIN WIRE FENCE

2400

190

4010 FAMILY 9820

1210 W

590

6300

FS.

7400

1740

LIN

1500x600

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

29490

1500 P

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

Level 4, 17 Randle Street Surry Hills, NSW 2010

900

1390

W.I.R

90 1110 90

ENSUITE

1800x720

1800

900

90 1990

1210 W

3000 BED 2

BED 2

BREEZEWAY

2990

750

North

BRM

2190

BED 3

910 W

BED 4

1210 W

1590

190

2390

500

1500

510

5100

1:14 RAMP

1740

A200

ELEVATION/ AXOs 08/05/2013

Drawing No.

Project No.

Scale

Drawing Title

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 3

Project

1:14 RAMP

10m

Rev.

0252

1 : 100

Rev.

0252

1 : 100

10m

House Type 4

A101

GROUND FLOOR PLAN 08/05/2013

Drawing No.

Project No.

Scale

Drawing Title

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 3

Project

2390

600

CUT 1500 WIDE OPENING IN WALL

390

DOUBLE GARAGE

3000 BED 4

910 W

6010 GARAGE

1790

8990

RAMP OPTION 1 : 100

1610

1010

1210 W

3000 BED 3

ADDALINE 35 FOLDOWN CLOTHESLINE OR SIMILAR

1350

2010

AXONOMETRIC VIEW 2

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

ROOF PITCH POINT RL 4.400

ROOF RIDGE LEVEL RL 7.750

910 W

3070 BATH

910 W 3000 ENS

3000x720

BATH

910 W

MASTER BEDROOM

2390

4220 M BED

1990

LIN 2390 x 450

390 910 W

Level 4, 17 Randle Street Surry Hills, NSW 2010

7790

4000 KITCHEN

KITCHEN

1410

700

190

900

DWS

VERANDAH 8150 x 3000

1810 D

33.00° SECONDARY ROOF PITCH

7910

1810 D

MEALS 3500 MEALS

590

2400x1500

1700

800 190

1810 D

LAUNDRY

1610

1290

LIN

400

1500x600

5190

1800x600

90 90 90 90

1855 190 6200

5190

PANTRY

90 1800 90 1200

A3 NOT FOR CONSTRUCTION

260 750

1010

1500x600

190 1700 ENS

1410 90 3190 LAUNDRY 90 1230

720 1000 720 1330 90

1330 90 90 3090 BED 4

600 4810 D 790 60 1010 D 60 1190 1210 W 880

1130 3280 190 2155

1500 1500 90

House Type 4

1305

RAAF Darwin 1305

66 6. ENHANCED TROPICAL LANDSCAPE • Urban Design Report 67

A3 NOT FOR CONSTRUCTION

SOUTH 1 : 100

NORTH 1 : 100

T: 02 8202 8000 F: 02 9280 3033 E: stephen.moore@robertsday.com

Level 4, 17 Randle Street Surry Hills, NSW 2010

North

A201

ELEVATIONS 08/05/2013

Drawing No.

Project No.

Scale

Drawing Title

RAAF DARWIN NT AUSTRALIA CONCEPT HOUSE TYPE 3

Project

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

ROOF PITCH POINT RL 4.400

ROOF RIDGE LEVEL RL 7.750

GARAGE FLOOR RL 0.000

GROUND FLOOR RL 0.600

WIN/DOOR HEAD RL 3.000

ROOF PITCH POINT RL 4.400

ROOF RIDGE LEVEL RL 7.750

Rev.

0252

1 : 100

10m

House Type 4

Title: Prepared for:

Urban Design Report: RAAF Darwin Defence Housing Australia & Department of Defence

Prepared by: In conjunction with: Report Design: Reference: Status: Date:

Roberts Day Craig and Rhodes, UDLA Image and Brand Management CRR DAR RD4202A Final June 2013

Level 4, 17 Randle Street Surry Hills NSW 2010 T: +61 2 8202 8000 www.robertsday.com.au

RobertsDay

planning. design. place

ÂŠ Roberts Day Pty Ltd, 2013 ABN 53 667 373 703, ACN 008 892 135 DISCLAIMER & COPYRIGHT This document was prepared for the exclusive use of Defence Housing Australia and the Department of Defence. Roberts Day acts in all professional matters as a faithful advisor to its clients and exercises all reasonable skill and care in the provision of its professional services. The information presented herein has been compiled from a number of sources using a variety of methods. Roberts Day does not attempt to verify the accuracy, validity or comprehensiveness of any information supplied to Roberts Day by third parties. Roberts Day makes no warranty, express or implied, or assumes any legal liability or responsibility for the accuracy, validity or comprehensiveness of this document, or the misapplication or misinterpretation by third parties of its contents. Reference herein to any specific commercial product, process, or service by trade name, trademark, manufacturer, or otherwise, does not necessarily constitute or imply its endorsement, recommendation, or favouring by Roberts Day. This document cannot be copied or reproduced in whole or part for any purpose without the prior written consent of Roberts Day.