design guidelines - Waterhaven at Point Cook

DESIGN GUIDELINES
(Stages 10, 11, 12 & 13)
November
2014
Contents 1.0 Vision for Waterhaven Point Cook ................................................. 3 2.0 Purpose of these Guidelines ........................................................... 3 3.0 Approval Process ............................................................................ 3 4.0 Site Layout and Building Setbacks .................................................. 4 5.0 Home Size ....................................................................................... 5 6.0 Garages ........................................................................................... 5 7.0 Residential Character and Elevations ............................................. 6 8.0 Colours and Materials .................................................................... 6 9.0 Driveways and Letterboxes ............................................................ 7 10.0 Outbuildings and other Structures ................................................. 7 11.0 Fences ............................................................................................ 8 12.0 Landscaping .................................................................................... 9 13.0 Administrative Items .................................................................... 14 14.0 DAP Application Form……………………………………….……………………….15 15.0 Protective Covenants………………………………………….……………………..16 2 1.0 Vision for Waterhaven Point Cook The vision for Waterhaven is an estate that inspires a community feeling towards quality housing and diversity.
These Design Guidelines have been developed to enable residents to design and build with a set of ideas and criteria that will assist in ensuring that homes built
within Waterhaven, achieve mandatory standards.
2.0 Purpose of these Guidelines •
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To provide controls that ensures consistency and continuity in urban form, while allowing scope for variety and innovation.
To encourage good design that respects the expectations of residents as well as the climate, topography and the natural environment.
Encourage environmentally sensitive design.
Proposed building plans must be approved by the Design Assessment Panel (DAP). It is important to note that it is the responsibility of the owner/developer to
obtain building and all other relevant permits.
3.0 Approval Process •
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Approval is required from the Waterhaven Point Cook Design Assessment Panel (DAP) for the construction of new homes, garages, fences and any other
structures on any lot within the Waterhaven Estate prior to the issuing of building permits and before any work can commence.
To obtain approval, you must forward a fully completed application form (refer section 14) and the items listed below and send, either by email or in
hardcopy, to:
Waterhaven Point Cook Design Assessment Panel
C/O Malcolm Elliott Architects
Level 14 / 257 Collins Street
Melbourne Vic 3000
Phone 9660 9000
Email: [email protected]
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House floor plans including roof plan;
Elevation from four sides including building heights, roof forms and pitches;
Site plan showing setbacks from all boundaries and details of fences, outbuildings and other ancillary structures;
All drawings must be to a conventional scale and contain a north point (1:100);
Schedule of external colours and materials (including fencing and driveway);
Retaining wall details (where applicable) and nature of materials used;
Landscaping plans.
All other relevant information regarding the application for design approval, whether drawn or scheduled, to allow a complete assessment of the documents
against the criteria as set out in these Design Guidelines.
The DAP will assess all designs and either provide a notice of approval or specify how the design does not conform to the Design Guidelines.
The DAP will use its best endeavours to assess proposals in the shortest possible time and generally within 10 business days of receipt of a fully compliant
application.
Once the DAP approval has been obtained you must then obtain the approval of the building plans from Council or relevant Building Surveyor and any
other relevant authority.
Approval from the DAP does not infer or state that the design is compliant with the required building codes etc; this responsibility resides with the
designer/owner/developer.
• The DAP may exercise discretion to waive or relax a requirement (other than siting) depending on the overall design submitted and assumes the right to
request further information. 4.0 Site Layout and Building Setbacks •
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There may only be one house on each lot.
All houses are to be setback a minimum of 4.5m and maximum of 6.5m from the front boundary.
Note: The front boundary is defined as the street frontage with the smallest dimensions.
Garages are to be set back a minimum of 0.84m from the front facade.
Verandah’s, eaves and porches may encroach up to 0.6m.
One side boundary setback must be a minimum of 1.0m.
These setback provisions do not apply to lot sizes of less than 300 m2 or for designated integrated housing developments, terrace housing or rear
loaded lots.
4 5.0 Home Size •
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On lots of 300 – 450m2, minimum home floor area of 120m2 (excluding garages and verandah’s).
On lots greater than 451m2, minimum home floor area of 170m2 (excluding garages and verandah’s).
The following lots require a 2 storey house to be built with the upper floor being a minimum of 40% of the ground floor area (excluding garage) and
located predominately towards the front of the lot - Lots 1001, 1002, 1016 - 1025 (inclusive).
6.0 Garages •
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Each house must provide a minimum of one (1) covered car space in the form of a garage plus one visitor space within the lot.
Any garage side boundary walls facing the front boundary must contain windows of a size and proportion matching that of the house façade. Garage
side boundary walls facing the front boundary are generally not acceptable.
A garage must have lock up doors to street frontage.
Open carports are not permitted.
5 7.0 Residential Character and Elevations •
Two houses of the same front elevation must not be built within 5 house lots on either street frontage, either side of the subject lot or on the lots
opposite them. This does not apply to lot sizes less than 300 m2 or for designated integrated housing developments, terrace housing or rear loaded
lots. If two applications request the same or similar facades, facade approval will be granted to the first application received.
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The external walls (excluding windows and doors) of any house and the front façade must be constructed of not less than 75% of brick or masonry,
stone or cement render or similar material. For the purposes of this requirement render shall be considered to be masonry cladding.
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The roof of any house must be laid with concrete or terracotta roof tiles or other non – reflective material with a minimum pitch of 22 degrees. The roof
pitch of veranda’s and entrance porches are excluded from this requirement. •
Infill panels above windows and doors facing a street must be constructed from the same material as the surrounding cladding.
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Front entries are to be identified and articulated by either a roof projection or canopy or by recessing the entry in the wall line.
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A variety of wall finishes is encouraged. All homes must combine at least two different wall cladding materials.
8.0 Colours and Materials •
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Colours should be generally subtle, reflecting the natural environment. Feature elements using colour should be carefully considered so they
complement the overall colour scheme. Stronger colours may be used as accents. No vibrant colours will be permitted to exterior wall cladding, roofs,
fences, storage facilities and retaining walls.
Fascia boards, trim and metalwork must be co-ordinated with the house. Unpainted metalwork is not permitted (including flashings).
Reflective claddings or glazing or excessively tinted glass is not permitted.
Galvanised iron or zinc/aluminium uncoloured finishes are not permitted.
Unrendered or unpainted fibre-cement sheeting is not permitted.
On corner lots the materials and colours used on the primary facade must be replicated on the secondary facade.
Security doors, if installed, must be a plain mesh screen with a frame colour matching the front door frame. Decorative feature bars or grilles are not
permitted.
External windows and doors must not contain leadlight or stained glass.
6 9.0 Driveways and Letterboxes •
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Only one driveway and crossover is permitted per lot and shall not be wider than 3.6 m at the street boundary of the lot.
Driveway locations are nominated for each lot. An application for relocation of crossovers will be approved on merit. Once titles are released any
application for relocation must be made to Council.
Note: Any re-construction costs or relocation of street light poles or services to be the responsibility of the applicant.
Driveways must be constructed of pavers or concrete with exposed aggregate and must be completed before Certificate of Occupancy. Stencilled or
patterned paving or grey concrete is not permitted.
Letterboxes are to be of contemporary style, positioned on the front boundary next to the driveway or front footpath and be in a material and colour that
complements the house.
Ornamental letterboxes are not permitted.
10.0 Outbuildings and Other Structures •
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Outbuildings or sheds must be restricted in size to 10m2 with a maximum height of 3.0m in muted colours. Preferably, sheds are to form part of the
garage structure.
The design, appearance and external colours and materials of all outbuildings must be aesthetically integrated with the house.
No caravan, tent or other temporary living shelter of any kind may be erected or placed on the lot.
External plumbing must be out of public view excluding downpipes.
External TV antennae, other aerials and solar panels must be unobtrusive and located towards the rear of the house.
Solar panels to corner lots may be located on the secondary frontage where it is impractical to mount them elsewhere.
Satellite dishes will only be approved if below the ridgelines and must not exceed 1 metre in diameter.
Clothesline must be screened from view from public areas.
Externally mounted spa or pool equipment attached to side boundary walls of any house must be positioned out of public view and must be painted in,
or be, a colour matching the adjoining wall surface.
Incinerators are not permitted.
Externally mounted air conditioner units, evaporative cooling units, or solar hot water tanks , where possible must be located so that they cannot be
viewed from streets or other public areas with the tops below ridgelines and be in a similar colour to the roof to which they are mounted.
Roller shutters are not permissible on any window visible from the street.
Meter boxes must not be located on the front facade, but may be located on front facade return walls.
7 11.0 Fences •
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Fences between adjoining lots must not exceed 1.95m in height above the natural ground level of the lot and must finish 0.75m back from the house
front facade (This also applies to fences adjacent to garages).
Side boundary fencing forward of the front facade is not permitted.
Fences between lots are to be timber paling fence with timber capping and timber posts exposed to both sides of the fence and stained with colour to
blend with the landscape, Colorbond fencing is not permitted.
The material and height of side wing fences are to match side fences and set back a minimum of 0.75m from the front facade.
Side fences on corner lots are to finish a minimum of 0.75m from the front facade.
Front fences are not permitted.
If a lot already has a fence or a wall being part of a fence or wall, the owner must not remove, damage or disfigure it and must maintain it in good
condition. That fence or wall must not be altered without prior written approval. Any alteration to part of that wall or fence will not be approved unless it is
in uniformity with the total fence or wall.
The owner is solely responsible for the maintenance or replacement of fencing between a lot and any adjoining reserve.
In relation to fencing, the front facade line is defined as the front building wall line closest to the fence.
8 12.0 Landscaping The landscaping at Point Cook focuses on the surrounding environment and the surrounding area.
A well maintained landscape adds ongoing value to the estate and makes Waterhaven a more pleasurable experience for all residents.
While part of this experience comes from well thought out and maintained public areas another and equally important part is the responsibility of the residents
themselves in the form of their gardens.
The choices that owners make when they landscape their homes (and particularly their front gardens) will add to the overall experience and environmental
impact for all owners at Waterhaven.
A well planned and environmentally sensitive landscape approach has a number of benefits including:
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Adding value to the property and the estate as a whole;
Reducing ongoing maintenance costs;
Reduced storm water run off going into drains and watercourses;
Increased habitat and food for native birds;
Improved lifestyle and entertaining possibilities; and
Environmental benefits such as shade, wind protection and passive cooling.
Any landscaping design must also be considerate of other owners and acknowledge the realities of the Australian climate (and the local conditions of the Point
Cook area). It must be mindful of the look of the overall estate, the ongoing water conservation, reduction in long-term landscape maintenance and stormwater
run-off.
To assist in achieving this vision of a high quality residential landscape, three typical landscape concepts and a list of recommended plant species are
provided.
Plant species will vary depending on the orientation of the front yard and its access to sunlight. Consideration will need to be given to which garden design
best suits the house style along with the level of maintenance required and whether the lot is a mid or corner lot.
Landscaping is required to be completed within 3 months of the date of the Certificate of Occupancy and front lawns from the street kerb to house frontage,
laid within 14 days of the Certificate of Occupancy.
A copy of the Certificate of Occupancy is required to be submitted to the developer within 14 days of issue.
9 10 11 12 13 13.0 Administrative Items
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The DAP reserves the right to amend these Design Guidelines to reflect changes in construction practices or regulations. It also reserves the right to vary or
waive any of the Guidelines if it is of the view the objectives of the design principals have been met. Any dispensation allowed does not set a precedent or
imply that the same or similar dispensation will be approved in the future.
These provisions do not apply to lot sizes less than 300m2 or for designated integrated housing developments, terrace housing or rear loaded lots .
The proposed building plan must be lodged with Council or a recognised Building Surveying Consultant for building approval.
The design assessment refers only to compliance with the Design Guidelines. It does not refer to and should not be treated as compliance with the laws or
regulations of local, state or federal government, statutory authorities or any building codes or standards imposed or administered by them (eg. town planning
controls).
14 14.0 DAP Application Form
Please complete this DAP application form and submit to the DAP with your plans in EMAIL or HARD COPY for approval to:
Waterhaven Point Cook Design Assessment Panel
C/O - Malcolm Elliott Architects
Level 14 / 257 Collins Street
Melbourne Vic 3000
Phone 9660 9000
Email: [email protected]
BUILDER/OWNER TO COMPLETE
DATE SUBMISSION RECEIVED (OFFICE USE ONLY)
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DETAILS
LOT DETAILS
LOT NUMBER:
STREET ADDRESS:
OWNER DETAILS
NAME:
MAILING ADDRESS:
PHONE BH:
MOBILE:
EMAIL:
BUILDER DETAILS
NAME:
COMPANY:
MAILING ADDRESS:
PHONE BH:
MOBILE:
EMAIL:
15 15.0 Protective Covenants
Covenant conditions set out building requirements and are to be registered on your title.
One house per lot
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There may only be one house on each lot.
Floor Area and Setback
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On lots of 300 – 450m2, minimum home floor area of 120m2 (excluding garages and verandah’s).
On lots greater than 451m2, minimum home floor area of 170m2 (excluding garages and verandah’s).
The front boundary is defined as the street frontage with the smallest dimensions.
All houses are to be setback a minimum of 4.5m and maximum of 6.5m from the front boundary.
Verandah’s, eaves and porches may encroach up to 0.6m.
Garage
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A garage must have lock up doors to street frontage.
Building Materials and Roof Pitch
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The external walls (excluding windows and doors) of any house and the front façade must be constructed of not less than 75% of brick or masonry,
stone or cement render or similar textured material. For the purposes of this requirement render shall be considered to be masonry cladding.
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The roof of any house must be laid with concrete or terracotta roof tiles or other non – reflective material with a minimum pitch of 22 degrees. The roof
pitch of veranda’s and entrance porches are excluded from this requirement. Fencing •
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Fences between lots are to be timber paling fence with timber capping and timber posts exposed to both sides of the fence and stained with a colour to
blend with the landscape. Colorbond fencing is not permitted. Front fences and side fences forward of the front façade of the house, are not permitted. 16