Transcription

DESIGN GUIDELINESVERSION 6 JUNE 2020

AN AT U R A L H A R M O N Y

C ontents1OVERVIEW5OTHER EXTERNALELEMENTS1.1D E V E L O P E R A P P R O VA L 41.2SUBMISSION REQUIREMENTS 45.1D R I V E W AY S 151.3SUBMISSIONS 55.2L A N D F O R M ( R E TA I N I N G W A L L S ) 151.4RE-SUBMISSIONS 55.3F E N C I N G 151.5TIMING 55.4L A N D S C A P I N G 161.6O T H E R A P P R O VA L S 51.7DEFINITIONS 51.8S M A L L LOT H O U S I N G C O D E ( S L H C ) 5 SERVICES AND6ANCILLARY ITEMS N V I R O N M E N TA LES U S T A I N A B I L I T Y 6.1233.17216.2S H E D S A N D O U T B U I L D I N G S 216.3L E T T E R B O X 216.4S E R V I C E E Q U I P M E N T 216.5S C R E E N I N G 2186.6S I G N A G E 21M A I N T E N A N C E O F L O T S 21L O T P L A N N I N G L O T L AY O U T R E C Y C L E D W AT E R 3.2B U I L D I N G S E T B A C K S 96.73.3B U I LT F O R M VA R I E T Y 96 . 8 C R O S S O V E R & F O O T P AT H44.16.9H O U S E S T Y L E CHARACTER AND VISUAL STYLE 114.2B U I L D I N G H E I G H T 114.3M A S S I N G A N D A R T I C U L AT I O N 114.4C O R N E R L O T S 114.5R O O F D E S I G N 124.6M AT E R I A L S A N D F I N I S H E S 124.7C A R A C C O M M O D AT I O N 13P R O T E C T I O N 21S T R E E T T R E E P R O T E C T I O N 21 D E S I G N A P P R O VA L7C H EC K L I ST 238AAPPENDICESC O LO U R B OA R DB R E S I D E N T I A L D E S I G NC O N T R O L Z O N E S CF R O N T YA R D L A N D S C A P ECONCEPTSO C TAV E AT J U N C T I O N V I L L AG E D E S I G N G U I D E L I N E S V E R S I O N 6

OVERVIEW1 .1D E V E L O P E R A P P R O VA LAll homes built at Octave at Junction Village must beapproved by the Design Assessment Panel (DAP) priorto lodging for any Building Permit or commencing anyconstruction of works. The DAP is appointed by thedevelopers of Octave at Junction Village to oversee andimplement the objectives of the Design Guidelines.The Design Guidelines may be changed from time totime at the DAP’s discretion.Applications for the Developer’s Approval will beassessed against the current version of the DesignGuidelines. Interpretation and application of theseDesign Guidelines is at the sole discretion of the DAP.The DAP’s decisions are final. No claims shall be madeto the Developer, the DAP or their representatives withrespect to the decisions made.The DAP reserves the right to vary or waive therequirements of the Design Guidelines if it believesthat a proposal (or an element of a proposal) thatis not strictly in accordance with the wording of theDesign Guidelines nonetheless makes a positivecontribution to the overall objectives of the built formand / or streetscape at Octave at Junction Village.Note: A proposal that does not comply with the DesignGuidelines may require Council planning permission, inthe event that the proposed variation is also contraryto the Botanic Ridge Precinct Structure Plan ResidentialDesign Controls.Allowance has been made for two submissions foreach Design Approval application. Each additionalsubmission may incur an administration fee, at the solediscretion of the DAP. New submissions for a lot that hasalready had an application approved may also incur anadministration fee.1.2SUBMISSION REQUIREMENTSAll submissions for Developer Approval must be in PDFformat and include the following information:Site plan at minimum 1:200, with dimensions and showing: Lot boundaries and any easement(s) on title Proposed building footprint and all proposed setbacks Contours (at 0.5m interval or less) or spot levels On-site car parking and driveways Other external structures (including pools and spas)All ancillary items, including, but not limited to; water tanks and storage units solar panels television antennae air-conditioning units evaporative cooling units heating units bin storage area sheds and any out-buildingsAll floor plans, roof plans and elevations at 1:100, withdimensions and showing: I nternal layout, and any pergolas, decks, terraces,balconies, verandas, windows, doors and other openings Proposed floor levels Colour Board in PDF format (see Appendix A) with allAexternal finishes, materials and colours clearly labelledto show which building element they represent, including: roofing rain water fixtures (gutters, downpipes, fascias etc.) external walls window frames garage door drivewayLandscape plan at 1:100, with dimensions and showing: indicative extent of all hardscape and softscape p lanting schedule that lists all proposed speciesreferenced on landscape plan or lots with greater than 1.5m land fall, please includeFthe following, at 1:100: at least one sectional drawing that explains the extentImage courtesy of Boutique Homes

OVERVIE Wof proposed cut and fill locations and heights of anyproposed retaining walls.1.3 O n corner lots, the primary frontage is the shorter oneabutting the Public Realm, unless noted otherwise onthe Plan of SubdivisionSUBMISSIONSWhen you are ready to make your submission forDeveloper Approval, you can lodge it on the DesignApproval Portal at www.ngdd.com.au. Users must firstregister to use the portal. Once this has been done, log inand simply enter the relevant details when prompted.Generally, we will review and respond to you within 10working days of your submission, but this time may varydepending on the nature and completeness of yoursubmission. Please note that incomplete submissionsare the single greatest cause of delays in obtaininga Developer Approval. Check that your submissionincludes all the required information before lodging it.Complete and thorough submissions take the least timeto process, review and approve.1.4 Secondary Frontage means any boundary that abutsthe Public Realm, other than the primary frontage F or irregular lots, the Lot Width is the width of the lotat the front building lineRE-SUBMISSIONSShould a re-submission be required, please ensure thatany alterations or changes are suitably highlighted onthe plans or in any accompanying communication. Thiswill help to speed up the processing and assessment. N atural Ground Level means the ground level afterengineering works associated with the subdivision1.5 Building Envelope Plan means the Building EnvelopeSchedule included in the Land Sales Contract annexuresa.TIMING onstruction of your home must start within 6Cmonths of the settlement date. Completion of yourhome, including garage, driveway, fencing andretaining walls should occur within 18 months ofsettlement.b. ll front gardens must be landscaped in accordanceAwith these Guidelines (including all turf, softlandscape, driveways and pathways) within 6months of issue of the Certificate of Occupancy.c. encing must be constructed within 30 days of theFissue of the Certificate of Occupancy.1.6O T H E R A P P R O VA L SThe requirements detailed in this document are in additionto, and not in lieu of, any other legal or statutoryrequirements. It is the responsibility of the owner toensure any other approvals, authorisation permits orother requirements are obtained and satisfied.1.7 F ront Loaded refers to a lot where the garage isaccessed from the primary frontage R ear loaded refers to a lot where the garage isaccessed from the rear of the lot, usually from a laneor secondary street Interface A Zone lots are specific lots that areidentified on the Building Envelope and ResidentialDesign Control Zones Plan I nterface B Zone lots are specific lots that are identifiedon the Building Envelope and Residential DesignControl Zones Plan N eighbourhood Zone lots are specific lots that areidentified on the Building Envelope and ResidentialDesign Control Zones Plan Village Zone lots are specific lots that are identifiedon the Building Envelope and Residential DesignControl Zones Plan1.8DEFINITIONSFor the purposes of these guidelines: P ublic Realm is any land that is within the ownership of apublic body, including Council and servicing authorities The Primary Frontage is the boundary that abuts thePublic Realm The Front Façade is the elevation that addresses theprimary frontage A Corner Lot is any lot that has more than oneboundary that abuts the Public RealmSMALL LOT HOUSING CODE (SLHC)Lots that provide a single dwelling and have an area ofless than 300m2 are also subject to the requirements ofthe Small Lot Housing Code (SLHC). In the event of anyclash between the SLHC requirements and these DesignGuidelines, the SLHC shall take preference. The DAP willnot assess proposals against the requirements of theSLHC. Should a development not meet the provisions ofthe SLHC it will require planning approval from Council.Prior to lodging that application with Council, approvalmust be obtained from the DAP.O C TAV E AT J U N C T I O N V I L L AG E D E S I G N G U I D E L I N E S V E R S I O N 65

2E N V I R O N M E N TA L S U S TA I N A B I L I T Y

E N V I R O N M E N TA L S U S TA I N A B I L I T YL I V E A B I L I T Y C O N S I D E R AT I O N SS O L A R H E AT I N G PA N E L SApplicants are encouraged to submit designs that areenvironmentally responsible.Solar heating panels must be located on roof planespreferably not visible from the Public Realm. The panelsshould follow the roof pitch. Where visible from public,solar panels will be assessed on their merits with regardto scale, form and colour.The orientation of your lot will determine the best sitingof the house on the lot. A building’s orientation playsa large part in achieving the optimum solar accessfor your home during winter. Lots on the north side ofa street will have sunny backyards – good for privateoutdoor living. Lots on the south side of a street willhave sunny front yards – good for show piece gardens.Lots facing east-west will have sunny side yards. Thesehouses should be sited to leave the largest possibleoutdoor living space along the northern boundary.Dwellings can become more liveable by taking intoaccount the orientation of rooms and windows,shading of windows and walls, ceiling heights,sustainable building materials, cross flow ventilation,covered open spaces, insulation and water efficientfixtures. Eave design can act as excellent shadingdevices during warmer months. Implementing thesefeatures can also result into substantial financialsavings for the home owner.Double storey homes must respect the privacyof neighbouring dwellings, including potentialovershadowing issues that may arise as a result ofsiting choices. It is the responsibility of applicants withdouble storey proposals to ensure their design hasdemonstrated these factors and to receive approvalfrom the relevant authority and / or Building Surveyorprior to construction.R A I N WAT E R TA N K SRainwater storage is encouraged. The rainwater tankand all accessories must not be located in front of thedwelling or be visible from the street and public spaces.The rainwater tank and all accessories must be colouredto match the dwelling. To help calculate the size ofwater storage that you may require please contactthe Department of Sustainability and Environment forappropriate storage requirements in relation to thecollection area provided.R E C YC L E D WAT E RRecycled water will be in use for non-drinking purposessuch as toilet flushing and garden usage. All residentsare required to connect their dwellings to this serviceto reduce the consumption of potable water. For moreinformation, please visit the South East Water webpage,or visit the link below to find out about recycled water inthe home er/Pages/RecycledWater.aspxE N E R G Y R AT I N G SIt is the applicants’ responsibility when building a hometo comply with Victoria’s energy rating requirements.Dwelling designs should be assessed by a licensedenergy rating company, and they in turn will makerecommendations regarding insulation and otherresource saving measures. Dwellings must achievethe minimum standard as currently legislated.O C TAV E AT J U N C T I O N V I L L AG E D E S I G N G U I D E L I N E S V E R S I O N 67

C ontentsImage courtesy of Urban EdgeLOT P L A N N I N G3 .1L O T L AY O U Ta.Only one dwelling is permitted per lot, unless otherwiseprovided on the relevant Plan of Subdivision.b.The dwelling must have at least one habitable roomwindow that addresses the primary street frontage.A habitable room is a living room or a bedroom.On Corner Lots, the dwelling must have at leastone habitable room window that addresses thesecondary street frontage.c.The habitable room window should have appropriatehead and sill heights to provide passive surveillanceto the Public Realm.d.On Corner Lots, the primary street frontage is theshorter frontage adjacent to the street, unlessotherwise noted on the Plan of Subdivision orBuilding Envelopes.e.Dwellings must comply with the following minimumdwelling size, excluding garage and all unenclosedareas, unless otherwise approved by the DAP:LOT SIZEDWELLING SIZE(MIN.)Less than (or equal to) 300m2100m2More than (or equal to) 300m2& less than 450m2120m2More than 450m2150m2O C TAV E AT J U N C T I O N V I L L AG E D E S I G N G U I D E L I N E S V E R S I O N 6

LOT PL ANNING3.2a.BUILDING SETBACKS ll dwellings must be contained within the BuildingAEnvelope Plan applied to the lot.The Plan included under Appendix B delineates thevarious residential design control zones for the projectand the table below illustrates the dwelling setbackrequirements for the lots comprised within each zone:INTERFACEA ZONEFront Setback(FS)Rear SetbackSide Setback Inline LotsSide Setback Corner LotsINTERFACEB ZONE13m minimumNEIGHBOURHOOD ZONEArea 550m2Area 550m2& 720m2Area 720m2Area 300m2Area 300m24m minimum5m minimum6m minimumSee SLHC3m minimum4m maximum2m minimumSee SLHC2m minimum1m minimum from at least 1 boundarySee SLHC1m minimum fromat least 1 boundary2m minimumSee SLHC2m minimum5.5m minimumSee SLHC5.5m minimum6m minimum10m minimum8m minimum1m minimum from 1m minimum fromat least 1 boundary at least 1 boundary2m minimumVILLAGE ZONE2m minimumGarage FrontBoundarySetback (GS)FRONT ENCROACHMENTS domestic fuel tanks and water tanksb. heating and cooling equipment and other servicesThe following may encroach into the front setback:d.Eaves, fascia and gutters may encroach into the sideand rear setback distances by not more than 600mm.L A N D S C A P I N G C O N S I D E R AT I O N SIn addition to the minimum prescribed setbacksdescribed above, consideration should be given to themature size of any proposed planting, particularly inthe front setback, to allow plenty of space for rootsand branches to spread.3.3a. balconies, verandas, open porches, coveredwalkways and porticos that have a maximumheight less than 3.6m above the ground level,by no more than 1.5mB U I LT F O R M VA R I E T Y imilar façades are not permitted within 3 lotsSof each other along both sides of the street.The determination of this issue will be at thesole discretion of the DAP. eaves, fascia and gutters by no more than 600mm.SIDE AND REAR ENCROACHMENTSc.The following may encroach into the side and rearsetback distances that do not abut the PublicRealm by not more than 500mm: porches and verandas screens, but only to the extent needed to protecta neighbouring property from a direct viewO C TAV E AT J U N C T I O N V I L L AG E D E S I G N G U I D E L I N E S V E R S I O N 69

HOUSE STYLEImage courtesy of Shape Homes

HOUSE STYLE4 .1CHARACTER AND VISUAL STYLEFacades must be contemporary in style. This will beachieved through simple forms including low-pitchedroofs and well proportioned façade elements, combinedwith controlled use of materials and colours asdescribed in the following sections:4.4a.CORNER LOTSDwellings on Corner Lots must address thesecondary frontage by incorporating the same orsimilar design features to those used on the primaryfrontage. Acceptable features may include: windows with matching head heights Historical styles, such as Edwardian andGeorgian etc, are not permitted highlight materials and finishes that wrap aroundfrom the primary facade Period detailing and ornamentation, such asquoins, fretwork, gable vents, curvilinear profilemouldings etc, are not permitted pergolas, porticos, porches, verandas andbalconies Ornamentation of facades is to be limited toancillary building elements such as porches,balconies, pergolas and architectural screensto encourage articulation of the facade andinterest to the streetscape roof elements, such as feature gables other treatments, to the satisfaction of the DAPb.Materials used on the front façade must extend tothe secondary frontage for a minimum of 3mc.Corner features must be forward of the ReturnFence and / or readily visible from the Public Realm.Blank walls forward of the Return Fence will not beapprovedd.Any secondary façade that exceeds 10m in lengthmust incorporate articulation in one of the followingways:The determination of this stylistic issue is at the solediscretion of the DAP.4.2BUILDING HEIGHTa.All buildings are limited to a maximum height of8.5m above natural ground level.b.In addition to this, lots in Interface A are limited toa maximum of 1 storey. Please refer to the buildingEnvelope for details.c.Double storey lots in Interface B must have theupper level set back behind the front wall of thedwelling.4.3a.M A S S I N G A N D A R T I C U L AT I O NEach dwelling must incorporate a prominent frontentry point that is readily visible from the primaryfrontage and complementary to the overall dwellingdesign.b.The front façade must not be continuously straightfor more than 6.5mc.Rooms fronting the Public Realm must have aminimum ground floor ceiling height of 2700mm, or2550mm for lots 300m² or smaller.d.Two storey dwellings must incorporate elementssuch as balconies and / or protrusions to articulatethe front façade. a step in the wall that is at least 0.3m deep for alength of at least 1 metre, such that any part ofthe wall is not continuously straight for more than10m; or contrasting material for at least 2m to limit anycontinuous material length to 10m; or contrasting wall colours for at least 2m to limitany continuous colour length to 10m.e.At least 50% of all rooms that are adjacent to asecondary boundary must have windows facingthat boundary.O C TAV E AT J U N C T I O N V I L L AG E D E S I G N G U I D E L I N E S V E R S I O N 611

HOUSE STYLE4.5ROOF DESIGN4.6M AT E R I A L S A N D F I N I S H E SLow pitch roof forms and styles are preferred andstrongly encouraged.a.Colour schemes should adopt a palette of mutedneutral tones at the lighter end of the colour spectrum.a.b.The front façade must be finished with a mixtureof at least 3 external materials / finishes and / orcolour finishes.c.Face brick or masonry blocks must make up nomore than 70% of the front façade (not includingthe garage door or other openings such as windowsand doors).d.Other front façade materials may include:Skillion roofs must have: render timber cladding weatherboard (painted)m1.5Preferred a roof pitch of between 10 and 30 b. lightweight claddingMinimum requiredHip or gable end roofs must have: stone other materials approved by the DAPe.Materials used on the front façade must extend tothe side elevation for a minimum of 1.5m except fora Corner Lot where additional requirements apply.Refer to Section 4.4 Corner Lots.f.Roof cladding must compliment the style of your home: metal roof sheeting must be of a corrugatedprofile if visible from the Public Realm tiles must be of a flat / shingle type profileg.All roof materials and finishes must be matte finish,non-reflective and in one of the following colourtones: muted greyPreferred blue / greyMinimum required charcoal a roof pitch of no more than 25 . Low roof pitches(20 or less) are preferred.c.Skillion, hip or gable end roofs must have: a minimum eaves width of 450mm to any façadethat faces the Public Realm. Eaves of at least600mm are preferred and strongly enco