design handbook - austin lakes estate
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|3|Austin Lakes Design Handbook
Contents
1.0 OVERVIEW + ASSESSMENT
1.1 Overview 61.2 Utilising the Design Handbook 61.3 Design Assessment Process 7
2.0 ENERGY + SUSTAINABILITY
2.1 Site Orientation + Ventilation 102.2 Energy and Material Efficiency 102.3 Healthy Homes 11
3.0 SITE PLANNING 14
4.0 HOME DESIGN
4.1 Facade 184.2 Roof Form 194.3 External Materials, Finishes & Colour Palettes 204.4 Entry 214.5 Garage 22
5.0 CORNER LOTS
5.1 Corner Lot Treatment 26 5.2 Corner Lot Fencing 27
6.0 LANDSCAPE
6.1 Driveway 306.2 Letterbox 316.3 Fencing 326.4 External Structures & Services 336.5 Site Management & Maintenance 346.6 Front Landscaping 35Instant Gardens Landscaping Package Style Guide 36
7.0 DESIGN ASSESSMENT SUBMISSION
Design Assessment Application Form 45Design Assessment Checklist 46
8.0 ANNEXURES
Annexure 1 52Annexure 2 64Annexure 3 68
24 Anchor PlacePrahran, VIC, 3181 Telephone: 03 9827 8830www.wolfdene.com.au
Last Updated 1st April, 2021Applicable to Austin Lakes Version 2
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Before commencing construction, the WDRC will assess building plans to ensure that they conform to the Design Standards identified in the Austin Lakes Design Handbook.
The Design Approval Checklist (see section 7 of this Handbook) must be submitted along with floorplans and elevations to the WDRC. If the design complies, you will be notified by the WDRC of your application approval.
However, if an application is unsuccessful, the WDRC will provide you with guidance to refine and amend the design. Once this has been completed you will be required to re-submit your application and design.
Upon receiving approval from the WDRC, you are responsible for then obtaining building approval from the Local Council / independent Building Surveyor and/or any other governing authority.
Prior to construction, it will be the purchasers responsibility to ensure that the submitted documents comply with all relevant controls, such as:
• Restrictive Covenants found on the Certificate of Title; • Outline Development Plan - R-Code Variations and
Built Form Requirements; • Contracts of Sale; • Residential Design Codes; • Shire of Murray Town Planning Scheme; and • The Design Handbook.
In the event of any conflict arising between the Restrictive Covenants, Outline Development Plan, the Special Conditions within the Contract of Sale or the Design Handbook, the ranking in priority will be as follows:
1) Restrictive Covenants;2) Outline Development Plan - R-Code Variations and
Built Form Requirements;3) Residential Design Codes4) Special Conditions within the Contract of Sale; and5) Design Handbook.
1.3 Design Assessment Process
SIMPLESTEPS
1.2 Utilising the Design Handbook
The Austin Lakes Design Handbook contains specific requirements and recommendations to assist with the design of your home and outdoor areas.
Each category within the handbook is divided into three sections - Design Intent, Design Standards and Recommendations.
The Design Intent is at the beginning of each section and outlines the purpose of the Design Standards.
Extending from the intent are a number of mandatory requirements (Design Standards) that support the vision for this neighbourhood. These Standards must be incorporated into the design of your home in order to attain approval from the WDRC.
Helpful building and landscape tips in the form of Recommendations then make up the third element. An example has been provided below.
The WDRC is here to assist you and your builder through the Design Standard requirements.
We recommend that during the initial stages of design that you contact Wolfdene Design Review Committee to discuss the Design Handbook.
DESIGN INTENT
To help owners understand the purpose of each design element, we have provided a brief description. This should be used as a general guide for the design of your new home and landscaping.
DESIGN STANDARDS
1.1.1
These are mandatory design and constructioncontrols which must be complied with in order to receive approval from WDRC - prior to commencing construction of your home.
RECOMMENDATIONS
• These are guides to design and construction that have been developed by our design team to help you achieve the most comfortable, attractive and sustainable housing and landscape solutions.
The ‘Design Handbook’ has been produced by the Wolfdene Design Review Committee (WDRC) to protect the investment of our purchasers and achieve the optimum image for the project.
Architects, builders and landscapers play an essential role in bringing Wolfdene’s developments to life and helping us realise our community vision.
The advice provided to purchasers and the choices they make will define the character of the streets and contribute to the legacy of the neighbourhood as a whole.
The information contained in this document has been developed to ensure all stakeholders act in the best interests of the community during the design and build process.
1.1 Overview
1.0 Overview and Assessment
SELECT YOUR LAND PARCEL
DESIGN YOUR HOME IN ACCORDANCE WITH DESIGN HANDBOOK
COMPLETE DESIGN APPROVAL
CHECKLIST
SUBMIT DESIGN APPROVAL
APPLICATION
APPLICATION NOT APPROVED
APPLICATION APPROVED
BUILDING PERMIT PROVIDED BY
SURVEYOR
BUILD YOUR HOME
APPLICATION ASSESSED BY
WOLFDENE DESIGN REVIEW COMMITTEE
WORK WITH WOLFDENE DESIGN
REVIEW COMMITTEE TO AMEND DESIGN
STEP 1
STEP 2
STEP 3
STEP 4
STEP 5
STEP 6
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2.2 Energy and Material Efficiency
DESIGN INTENTTo maximise the use of sustainable materials and appliances that contribute to thermal efficiency, and to incorporate energy efficient appliances and fixtures in your home.
DESIGN STANDARDS
2.2.1Your home must achieve a minimum 6 star energy efficiency rating as legislated by the Building Code of Australia.
2.2.2Thorough use of draught seals should be used throughout your home in order to draught-proof and reduce energy consumption.
RECOMMENDATIONS
• There are a range of energy monitoring products available to enable you to effectively understand, control and reduce the use of electrical energy. Smart sockets, intelligent intra-red AC controllers and shower-timers are encouraged in your home.
2.0 Energy + Sustainability
2.1 Site Orientation + Ventilation
DESIGN INTENT
To reduce the amount of greenhouse gas emissions generated by heating and cooling through ensuring that your home is correctly sited and orientated, maximising the benefits of solar access. The correct location of your home on the lot will provide many advantages such as: • Energy efficient designs that will lead to reduced
resource consumption and therefore cost savings on your energy bills;
• Maximising quality solar access to external/internal living areas and private open space; and
• Maximising solar access during winter months and minimising solar access during the summer months.
DESIGN STANDARDS
2.1.1Orientate your home to capture prevailing breezes and utilise potential cross ventilation and passive cooling in the summer months.
2.1.2
Orientate your home to provide best solar access. Ensure your home and associated outdoor spaces are positioned on the lot in a manner that will enhance solar amenity of the primary living areas, both internal and external.
RECOMMENDATIONS
• Provide natural cross ventilation by strategically placing windows to encourage the flow of breezes through the full extent of the room and home;
• Locate your living areas to maximise the solar aspect of your property;
• Install insect screens and door catches to enhance ventilation and insulation; and
• It is encouraged that your home design goes beyond the requirements necessary to comply with the energy efficiency rating standards. For more information & tips please visit www.yourhome.gov.au
2.3 Healthy Homes
DESIGN INTENTTo maximise the use of low toxicity products and to eliminate harmful chemicals from your home.
RECOMMENDATIONS
To eliminate using harmful chemicals in the construction of your home, you may consider some/all of the following options: • Low emission paints for both internal and external
painted surfaces; • The use of low emission sealants on internal and
external surfaces; • The use of low emission adhesives on internal and
external surfaces; and • The use of low emission floor coverings on indoor
covered floors.
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3.0 Site PlanningTables 2, 3a and 3b within the Outline Development Plan - R-Code Variations and Built Form Requirements set out the variations and additional requirements to the R-Codes. These are deemed to constitute Acceptable Development within the Outline Development Plan area and where neighbour consultation and planning approval is not required.
The Outline Development Plan - R-Code Variations and Built Form Requirements full document including Tables 2, 3a and 3b described below can be located in your contract of sale or downloaded from the Austin Lakes website.
This document will identify your lot type as per the Lot Criteria below.
LOT CRITERIA TYPICAL LOT PRODUCT R/CODE DEVELOPMENT CONTROLS
All lots with a laneway abutting the
rear boundary.
7.5 m/10m /12m x 30m
• R25/R40/R60• Minimum lot size – 300m²/180m²/120m²• Average lot size – 350m²/220m²/150m²
• Table 2 of ODP R-Code Variations• Residential Design Codes• Shire of Murray Town Planning Scheme
Lots abutting open space (noroad interface)
12m x 30m• R25/R40• Minimum lot size – 300m²/180m²• Average lot size – 350m²/220m²
• Table 2 of ODP R-Code Variations• Detailed Area Plans (optional where
additional provisions may be required)• Residential Design Codes• Shire of Murray Town Planning Scheme
Front loaded lots (no laneway) with a
frontage less than 13m.
10m/12.5m x 30m /32m
• R25/R30• Minimum lot size – 300m²/260m²• Average lot size – 350m²/300m²
• Table 3a of ODP R-Code Variations• Residential Design Codes• Shire of Murray Town Planning Scheme
Front loaded lots (no laneway) with a frontage equal to or greater than 13m.
15m/17m /19m x 30m
• R10 - R30• Minimum lot size – 875m² to 260m²• Average lot size – 1,000m² to 300m²
• Table 3b of ODP R-Code Variations• Residential Design Codes• Shire of Murray Town Planning Scheme
Lots adjoining Earth Bund (Noise Wall) and in proximity to Forrest Highway
Various• R10 - R25• Minimum lot size – 875m² to 300m²• Average lot size – 1,000m² to 350m²
• Tables 3a/3b of ODP R-Code Variations (subject to lot frontage)
• Table 4a/4b – Quiet House Design Requirements
• Residential Design Codes• Shire of Murray Town Planning Scheme
4.2.1
4.2.3
4.1.1
4.2.1
4.1.3
4.1.3 Porter Davis 4.2.1 Carlisle Homes & Boutique Homes 4.2.3 Carlisle Homes
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4.1 Facade
DESIGN INTENT
Maintaining a consistent streetscape is important to ensure the character of the neighbourhood is protected. A contemporary architectural approach to the design of your home will achieve this consistency.
DESIGN STANDARDS
4.1.1
Front façade must contain one of the following • a Gable • a Gablet• at least one arch to the brickwork of the front
façade with projecting masonry corbels• an arch with projecting masonry corbels• a portico that projects forward from the main
roof of the front of the residence• projecting sill courses and/or contrasting sills• a verandah with a minimum depth of
1500 millimetres which comprises a minimum of 50 percentum of the front elevation of the residence
• a feature blade wall• a cement render finish to the walls of the
front elevation of the residence.
4.1.2
To avoid repetition within the streetscape, homes with identical facades are not to be built within three lots of each other (applicable for both sides of the street). WDRC will assess each submission against any existing or recently approved homes.
4.1.3Homes must be designed to address the street and provide windows to habitable rooms that overlook the street.
4.1.4Your home must be contemporary in style and must not include external period decorative elements or features.
4.1.5 Meter boxes must not be located on front facade.
4.1.6 External windows and doors must not contain leadlight or stained glass features.
4.1.7Security doors are permitted but must be a plain mesh screen. Decorative security doors will not be approved.
4.1.8 Roller shutters will not be permitted to windows.
4.1.9
The materials, colours and finish of your facade, door and window frames must adhere with all requirements of section 4.3 of this Design Handbook.
4.0 Home Design4.2 Roof Form
DESIGN INTENT
Roofs are a major element to your house design and they have a critical role in providing visual amenity to a street.
DESIGN STANDARDS
4.2.1Home’s must provide a varied roof form that is simple in style and integrated with the overall building design.
4.2.2 The roof form of the garage must be complementary to the house roof.
4.2.3
The main portion of roof must have a minimum of 24 degrees and 43 minutes roof pitch but verandah areas are exempt. Skillion roofs must have a minimum of a 5 degree pitch and a maximum of 10 degree pitch. Flat roof pitches of less than 5 degrees will be allowed if all edges of the roof are hidden by a horizontal parapet.
4.2.4
A minimum 300mm eaves are required. Eaves to the garage are encouraged but not mandatory.Eaves to a single storey dwelling should return and continue a minimum distance of three meters along the connecting return wall and or walls from the frontage. Eaves are not required to a wall on the boundary. Eaves to a double storey dwelling must continue around the entire perimeter of the second level.
RECOMMENDATIONS
• By consuming and constructing an energy efficient home you can dramatically reduce the amount of energy consumed.
NOTE:In the event of two applications request the same design, approval will be granted to the first application received at Developer discretion to the end of this sentence.
Period reproduction styles and mixture of styles for example Victorian, Colonial, Federation or Edwardian etc are not considered to be contemporary Australian architectural character and therefore are not permitted.
RECOMMENDATIONS
• Take time to consider the design of your facade to ensure it positively contributes to the streetscape.
Tiles
4.3.1
4.3.1 Porter Davis
Render Brick Cladding
4.4.1
4.4.1 Carlisle Homes
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DESIGN INTENT
Ensure that homes within the neighbourhood achieve a consistency in the materials and colours used to create a complementary interface to the streetscape.
DESIGN STANDARDS
4.3.1Front façade to be comprised of a minimum of two different wall materials or two different wall colours.
4.3.2
Wall materials must be comprised of predominantly: • painted or rendered concrete • rendered masonry • clay bricks • limestone • natural coloured concrete blockwork • split face block feature walls • timber or weatherboard which has a stained or
painted finish • fibre cement cladding • metal deck cladding custom orb and/or mini orb • reverse brick veneer or composite materials
(including a mixture of fibre cement products) • other similar material finished in facework or
render provided that each of those materials used comprises more than 10% of the total front elevation wall area (excluding windows) of the residence.
4.3.3The materials and colours that have been used on the primary facade of your home, must extend to the side elevation for a minimum of 1.5m.
4.3.4Gutters, fascias and downpipes must be consistent with or complementary to the colour scheme of the dwelling.
4.3.5
Clay or concrete tiles or colourbond metal roofing or metal roofing with a non-reflective surface is acceptable. Zincalume metal and other reflective materials, red and orange colours must not be used.
4.3.6
Doors, window frames and any other cladding materials must also be consistent with or complementary to the colour scheme of the dwelling.
NOTE:
As part of the design approval process all exterior colours must be submitted with the application. The decision to approve or not approve a colour schedule is solely the decision of the Wolfdene Design Review Committee.
Roof, render and brick colours must be consistent with those shown in the colour palettes. Golden bricks will not be allowed.
All external colours to your home must be of a contemporary colour and style. Feature render colours used as an accent only may vary from the colour palette. Approval will be granted at the discretion of the Wolfdene Design Review Committee.
RECOMMENDATIONS • Materials and products for your home should be
sourced locally; • The change of materials should be located where
downpipes or other accepted treatments cover the joint; • Homeowners and builders are encouraged to
incorporate recycled or reused materials into the construction of your home; and
• Low emission materials should be used during the construction of your home.
4.3 External Materials, Finishes & Colour Palettes 4.4 Entry
DESIGN INTENT
Entry features enhance the facade of your home and define the entrance from the street.
DESIGN STANDARDS
4.4.1 Dwellings must provide an entry clearly legible from the street.
4.4.2 Entry features such as porches and veranda’s must be incorporated in the design of your home.
4.4.3 Where used, portico structures must appear as an extension of the dwelling.
RECOMMENDATIONS
• Use designs that are contemporary in nature that complement the style of your home; and
• The entry feature should be scaled in proportion to the rest of the dwelling.
4.5.4
4.5.1
4.5.1 Carlilse Homes 4.5.4 Boutique Homes
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4.5 Garage
DESIGN INTENT
Garages are important features for both the home and street as they provide security and storage areas for the homeowner whilst reducing the amount of vehicles visible from the streetscape.
DESIGN STANDARDS
4.5.1 Lock up vehicle accommodation in the form of an enclosed garage must be provided.
4.5.2 Garages must be setback a minimum of 1m behind the dwelling.
4.5.3
All dwellings constructed must incorporate a minimum double garage with parking side by side, comprise the same materials, colour and style as the residence. The garage can be part of the main residence or a separate outbuilding. If a separate outbuilding the roof pitch is to be the same as the main dwelling and must be completed in conjunction with the main residence with driveway and crossover fully constructed to the garage door.
4.5.4Garage doors must be panel lift, sectional or a similar contemporary style. Roller doors will not be permitted.
RECOMMENDATIONS
• Additional storage space should be provided within the garage to minimise the need for additional outbuildings.
5.1.6
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5.1 Corner Lot Treatment
DESIGN INTENT
It is important that corner lots address their prominent position in the streetscape while contributing to the creation of an attractive and safe living environment. It is essential that the home addresses both street frontages.
DESIGN STANDARDS
5.1.1The secondary facade must replicate the materials, window treatments, embellishments and colour scheme of the primary facade.
5.1.2The secondary facade must include as a minimum one visible habitable room window, replicated materials and articulation.
5.1.3
Minimum 300mm eaves to the dwelling must continue for the entire length of the secondary street frontage, returning a minimum 1m along the rear.
5.1.4 The facade and entrance to the home must face the primary street frontage.
5.1.5 External services should not be visible from either street frontage.
NOTE:It will be at the discretion of the Wolfdene Design Review Committee to determine acceptable corner treatment for each corner lot submission.
A habitable room window must be full height in size and provide a clear view to the secondary street frontage.
For corner lots, the above mentioned externally mounted units (not including solar panels) must not be mounted on the secondary street frontage side.
Please refer to section 6.4 External Structures and Services for further details regarding external services.
RECOMMENDATIONS • Consider two story buildings on corner lots to provide
scale to anchor the street corner.
5.2 Corner Fencing
DESIGN INTENT
Corner lot fencing should be constructed to complement the secondary street frontage and display the corner treatment.
CORNER LOT FENCE
5.2.1Fencing to the secondary street boundary must be setback a minimum of 2m behind the front building line of your home.
5.2.2The design of side fencing on a corner lot requires the approval of Wolfdene Design Review Committee.
RECOMMENDATIONS • Semi-transparent fencing is encouraged along the
secondary street boundary for corner lots.
5.0 Corner Lots
6.2.1
6.1.2
6.1.3
6.1.2
6.1.3 6.2.2
6.2.1 6.2.1
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6.1 Driveway
DESIGN INTENT
The appearance of your driveway should complement your home and integrate with the house design. Driveways should not dominate the streetscape.
DESIGN STANDARDS
6.1.1 Driveways must not dominate the streetscape.
6.1.2
Driveways must be setback at least 600mm from the nearest side boundary to allow for landscaping. Maximum width of driveway shall be 6m with a minimum width of 5m.
6.1.3
Driveways must be constructed of brick paving, exposed aggregate and muted in tone/colour. Any variation in materials must be approved by Wolfdene Design Review Committee. Plain concrete will not be permitted.
6.1.4Driveways and pathways to the entrance of your home must be constructed prior to obtaining the Certificate of Occupancy.
RECOMMENDATIONS
• Explore the use of permeable materials, such as porous paving, to introduce an additional texture to your front landscape, whilst reducing stormwater runoff; and
• Consider front landscaping irrigation requirements prior to the construction of your driveway.
6.0 Landscape6.2 Letterbox
DESIGN INTENT
Ensure the form and style of the letter-box complements the design of the dwelling.
DESIGN STANDARDS
6.2.1 Letterboxes must complement your home in colour, design and material.
6.2.2 Single post/ornamental or temporary letterboxes are not permitted.
6.2.3Letterboxes must be constructed on the front boundary adjacent to either the driveway or path with the house number clearly displayed.
6.2.4 Letterboxes must be installed prior to a Certificate of Occupancy being obtained.
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6.3 Fencing
DESIGN INTENT
Fencing can play a key role in the overall appearance of your home from the street. It should be a secondary element to the home.
DESIGN STANDARDS
FRONT FENCE
6.3.1 No front fencing is permitted on conventional lots.
SIDE & REAR FENCE
6.3.2
Must be 1.8m in height, capped and painted on both sides in Teatree coloured paint and constructed of materials known as colourbond. Side fences must be setback a minimum of 0.5m behind the primary building facade.
6.3.3 No side fence will be permitted in front of the primary building facade.
RETURN FENCE
6.3.4
Return fencing must be 1.8m in height, capped and painted on both sides in Teatree coloured paint and constructed of materials known as colourbond.
PERIMETER FENCE
6.3.5All perimeter fencing must be completed within 30 days of receiving your Certificate of Occupancy.
NOTE:Applicable to all fencing, any variation in materials must be approved by Wolfdene Design Review Committee.
Front fencing may be permitted for integrated housing sites.
RECOMMENDATIONS • Landscaping or hedges can be planted to clearly define
your front yard.
6.4 External Structures & Services
DESIGN INTENT
The location of services should be incorporated into the design of your home to ensure that they are screened from public view, avoiding a negative visual impact on the street.
DESIGN STANDARDS
ADDITIONAL BUILDINGS
6.4.1
Sheds, if necessary, will be permitted where they are screened from public view. A maximum floor area of 20m2 is permitted, unless sufficient justification can be made to Wolfdene Design Review Committee, in which case sheds will be assessed on their merits.
6.4.2 Shed height must not exceed 2.4m at the perimeter, and 3.0m at the ridge-line of the roof.
6.4.3
Outbuildings greater than 20 square metres must be constructed in the same materials to match the main building. Sheds and other outbuildings with a floor area of less than 20 square metres may be approved if constructed in materials other than zincalume and other reflective finishes which are prohibited.
6.4.4Sheds must be constructed of an appropriate, non-reflective material. Materials used should be consistent with those of dwelling.
6.4.5Any proposed pergolas, decks, pools or other extensions must be submitted to Wolfdene Design Review Committee for approval.
6.4.6 Carports may be permitted if located out of public view.
Please refer to the Restrictive Covenants for other restrictions for your property.
DESIGN STANDARDS
SERVICES
6.4.7
Air conditioner or evaporative cooler must be:(i) contained wholly within the residence; or(ii) is installed generally below the ridge line of
the roof and is of similar colour to the roof; or
(iii) contained within the roof space between the ceilings of the residence and the underside of the roof of the residence.
6.4.8
Evaporative cooling units must be colour matched to the roof, must not be visible from the street and the highest point of the unit must not exceed the peak ridge of the roof of the dwelling.
6.4.9Satellite dishes and antennas must be positioned so they are not visible from the street.
6.4.10
Solar panels should be located out of public view. In the case that the most efficient position is within public view, solar panels will be assessed by Wolfdene Design Review Committee in regards to form and scale.
6.4.11Provisions must be made for the storage of rubbish and recycling bins in areas that are accessible but not within public view.
6.4.12 Clotheslines must be located out of public view.
6.4.13Rainwater tanks, hot water units, ducted heating units and similar services must also be screened or out of public view.
6.4.14This neighbourhood is to be optic fibre ready. Your home will need to be fitted with the correct telecommunication and internet services.
6.4.15 Gas storage or gas instantaneous hot water system must be installed.
6.4.16 Rubbish disposal containers and washing lines must be screened from public view.
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6.5 Site Management & Maintenance
DESIGN INTENT
To ensure all allotments within the development are maintained in line with the intended quality of built form and the overall vision for the community.
DESIGN STANDARDS
HEAVY VEHICLES
6.5.1
Trucks or commercial vehicles (greater than 1 tonne) shall be out of public view when parked or stored. Recreational vehicles (e.g boats and caravans) are permitted to be parked or stored within public view so long as they are located on a side boundary, on a hard surface perpendicular to the primary street.
MAINTENANCE
6.5.2
The Purchaser shall not allow any rubbish including site excavations and building materials to accumulate on a lot unless the rubbish is neatly stored in a suitably sized industrial bin or skip.
6.5.3 The purchaser must not allow excessive growth of grass or weeds upon the lots.
6.5.4 Bins must be removed from the street on the same day as the scheduled collection day.
6.5.5
Internal window furnishings which can be viewed from the street must be installed within three months of receiving your Certificate of Occupancy.
SIGNS & ADVERTISING
6.5.6No advertising signs including ‘For Sale’ or ‘For Lease’ signs may be erected by the Purchaser at any time on a vacant lot.
6.5.7
Builder’s signs may be permitted (600mm2 maximum) during construction only and must be removed on completion of building works or may remain with the Developer’s written permission.
6.6 Front Landscaping
DESIGN INTENT
A key feature of your neighbourhood will be the quality of landscaped parks, gardens and streetscapes. Appropriate front garden design and plant selection contribute to the overall neighbourhood character.
As a landowner at Austin Lakes you are provided with a fencing and landscaping package, provided you comply with the terms of your Contract of Sale and the following mandatory requirements:
• Submission of a copy of the plans for a dwelling prior to commencement of construction for approval.
• Completing the construction of a dwelling in accordance with the Restrictive Covenants and Design Handbook within twenty four (24) months from settlement.
• Complete the Landscaping Check List and submit directly to Instant Gardens at info@instantgardens.com.au (08 9303 9920). Do not submit this checklist to Wolfdene Design Review Committee (WDRC). A copy of the Landscaping Check List can be downloaded from the Austin Lakes Website.
• Complete the Fencing Voucher and submit to design@wolfdene.com.au. A copy of the Fencing Voucher can be downloaded from the Austin Lakes Website.
The landscaping package style guide has been included within this document for your information.
RECOMMENDATIONS
• Choose a garden which will most suit your lifestyle. Consider the level of care and maintenance you would like to contribute to the garden and how you will use this space;
• Consider paths and access requirements in the design of your front landscape;
• Front landscaping is encouraged to be environmentally sensitive by utilising appropriate drought tolerant plants, organic mineral mulches and drip irrigation systems; and
• Fruit bearing trees are encouraged in your landscape.
NOTE:If the Purchaser does not comply within 14 days of receiving a written notice then the Purchaser shall be liable to reimburse the Developer of all costs, including administration costs incurred in the removal of such materials.
The above signage and advertising restrictions do not apply to the developer who may erect signage as appropriate.
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About Instant Gardens PerthLandscaping and Garden Design Professionals
As a founding member of the Landscape Industries Association of Western Australia, Instant Gardens is ac-knowledged as an industry leader.
Established in 1978, our goal is to provide an exceptional level of service to our clients. We are proud to have won a number of prestigious Landscape Industry Awards in recogni-tion of some of the outstanding projects completed for residential and commercial clients. And now, we look forward to working with you to achieve a garden we shall all be proud of. Your Property Group in conjunction with instant garden have developed a landing package to enhance and add value to your new home. We will together be able to create a beautiful Landscape that will be loved not only by you but by all your friends and neighbours.
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1.
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2.
Standard Inclusions in your Instant Gardens Landscaping package
1. Site works: A bobcat or hand labour will prepare your lawn and garden beds for landscaping. Please note this does not include the removal of excess soil, rubble or existing vegetation.
2. Reticulation: A fully automatic off the mains irrigation system to be installed to all lawn and garden bed areas, Nettafim under mulch drip system to be installed to garden beds and Toro precision pop ups to lawn areas. All cottage & flute lots will have a tap timer system as standard.
3. Planting: Plants to be installed to all garden beds at 1 plant per m2 of garden area. 4. Mulch: All garden beds to be supplied and installed with mulch at 50mm.
5. Street tree: Depending on your estate your property will be supplied with a street tree, these are pre selected by you developer and shire and cannot be altered or removed.
6. Up to ten reconstituted limestone stepping stones 400mm x 400mm in size. In ether a limestone or Charcoal colour. 7. Lawn: Winter green couch will be provided to a maximum of 60% of your frontage.
Instant Gardens Style examples
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3.
Star jasmine Brachyscome multifida Argyranthemum varities Arctotic varities
Traditional Plant Selections
Acacia limelight Hemerocallis varities Lavendula avonview Lavendula dentata
Rosmarinus offcinalis Coleonema pulchellum Dianella Ravoluta - flax lily Agapanthus varities
Syzygium Hinterland Gold Rhaphiolepsis ‘Apple Blossom’ Westringia Aussie Box Royena lucida
Syzigium orange twist Gardenia ‘Professor pucci’ Buxus Sempervirens Murraya paniculata
Ground cover Small shrub Small shrub Small shrub
Medium shrub Medium shrub Medium shrub Medium shrub
Medium shrub Medium shrub Medium shrub Large shrub
Large shrub Large shrub Large shrub Large shrub
Large shrub Large shrub Large shrub Large shrub
|40| Austin Lakes Design Handbook |41|Austin Lakes Design Handbook
Arctotic varities
Lavendula dentata
Agapanthus varities
Royena lucida
Murraya paniculata
Small shrub
Medium shrub
Large shrub
Large shrub
Large shrub
34.
Star jasmine Dianella revelation Dianella Tropic Belle Dianella blaze
Contempary Plant Selections
Dianella Little Jess Dainella Cassa Blue Dianella Tas Red Liriope evergreen giant
Dianella varigata Dianella Goddess Cordyline australis ‘Torbay Dazzler’
Cordyline electric pink
Cordyline Red Choc Red Fountain Cordyline Syzigium orange twist Syzygium Bush Xmas
Pittosporum screen master Murraya paniculata Syzygium big red Viburnum tinus
Ground cover Small shrub Small shrub Small shrub
Small shrub Small shrub Medium shrub Medium shrub
Medium shrub Medium shrub Medium shrub Medium shrub
Medium shrub Medium shrub Large shrub Large shrub
Large shrub Large shrub Large shrub Large shrub
5.
Eremophila Kalbarri Carpet Grevillea gin gin gem Myoporum parvifolium Scaevola varities
Native Plant Selections
Dianella Ravoluta - flax lily Patersonia occidentalis Hardenbergia Mini HaHa Westringia zena
Damperia varities Anigozanthus varities Callistemon ‘Little John’ Chorizema cordatum
Correa reflexa Pimelia varities Chamelaucium uncinatum Greville obtusifolia
Grevillea Apricot Glow Hardenbergia comptoniana Grevillea robyn gordon Grevillea Bonnie Prince charlie
Ground cover Ground cover Ground cover Ground cover
Small shrub Small shrub Small shrub Small shrub
Small shrub Medium shrub Medium shrub Medium shrub
Medium shrub Medium shrub Large shrub Large shrub
Large shrub Large shrub Large shrub Large shrub
|42| Austin Lakes Design Handbook |43|Austin Lakes Design Handbook
36.
Have you thought of adding your Rearyard to yourInstant Gardens Landscaping package
Extras For Your Instant Gardens Landscaping package
Lawn Upgrades We can upgrade your lawn to most types, these include Palmetto & Sir /walter
Synthetic Turf Upgrades We have a number of premium grade synthetic turf types for you to select from, these are all on display at
our dedicated show room.
Gravel We have a number of gravels to upgrade to these include RainbowStone, BasaltRock & PeaGravel, these
are all on display at our dedicated show room.
Edging Upgrades We have a number of edging solutions from Cream concrete kerbing to Aluminum link edge , these are all
on display at our dedicated show room.
Scaevola varities
Westringia zena
Chorizema cordatum
Greville obtusifolia
Grevillea Bonnie Prince charlie
Ground cover
Small shrub
Medium shrub
Large shrub
Large shrubUnit 2 #30 Fallon Road Landsdale Po Box 163 Wanneroo 6946 W.A.
Tel: (08) 9303 9920Fax: (08) 9303 9932Email: info@insantgardens.com.auWeb: www.instantgardens.com.au
Century Grove Pty Ltd ACN009 453 767 ABM 11 009 453 767 Trading as Instant Gardens
DESIGN ASSESSMENT APPLICATION FORMPROPERTY DETAILS
Lot Number: Address:
Builder:
Home Design Name:
Facade Name:
OWNERS DETAILS
Name(s):
Address:
Mobile: Email:
BUILDERS DETAILS
Name(s):
Business:
Mobile: Email:
ATTACHMENTS
Must indicate all boundary setback dimensions, building envelopes, total site coverage and floor areas, north point, vehicle crossover, driveway, fencing details, any proposed outbuildings and/or retaining walls.
Must indicate key dimensions, window positions and roof plan.
Must include all 4 elevations and indicate building heights, finished floor to ceiling levels, roof pitch, eaves depth, external finishes, location of external services, existing ground levels and any excavation, fill and proposed finished ground levels. (Alternatively, some of the above information can be indicated on a cross section at a minimum scale of 1:100). Note: Plans & elevations must also be submitted for any proposed decking, pergolas, patios, carports, sheds, swimming pools, BBQ areas or similar.
Must indicate the all proposed materials and finishes for the dwelling, letterbox & driveway and include brands, colour names and colour swatches.
SIGNATURE OF APPLICANT
I/we believe that the submission documents comply with the Austin Lakes Design Handbook and Restrictive Covenants, as well as relevant Outline Development Plan - R-Code Variations and Built Form Requirements, and governing authority/Council requirements.
Signature: Date:
|44| Austin Lakes Design Handbook |45|Austin Lakes Design Handbook
The Wolfdene Design Review Committee (WDRC) may request the applicant to provide fully compliant and authority approved overshadowing and overlooking diagrams for double storey dwellings as part of their submission requirements.
Applications to the WDRC will only be reviewed if all the requirements have been submitted. Approval will not be granted on part application. If any design changes are made after the WDRC approval, all documentation must be resubmitted for approval. Only a fully scaled set of application documents will be considered upon final submission to WDRC.
The decision to approve or not approve an application is solely the decision of the WRDC.
The WDRC will endeavor to assess proposals within 14 days of receipt of a fully compliant application.
In order to make the approval process as efficient as possible for applicants, WDRC only accepts submissions via email.
Please complete and submit the Design Assessment Checklist, Application Form (see following page) and relevant documents to:
design@wolfdene.com.au
Documents must be submitted in .pdf format, with the maximum size limit per email being 10MB. You must name the subject of your email appropriately, including the lot number and street name.
7.0 Design Assessment Submission
Version 1_Last Updated 170320
SITE PLAN(S) (MIN. SCALE 1:200)
FLOORPLAN (MIN. SCALE 1:100
ELEVATIONS (MIN. SCALE 1:100)
SCHEDULE OF MATERIALS & FINISHES
DESIGN ASSESSMENT CHECKLIST
|46| Austin Lakes Design Handbook |47|Austin Lakes Design Handbook
DESIGN ASSESSMENT CHECKLIST (Please tick the box to show that you acknowledge the standard and that the design achieves the standard where applicable).
REF. DESIGN STANDARD ACKNOWLEDGE STANDARD
ACHIEVES STANDARD
DESIGN ELEMENT - ENERGY + SUSTAINABILITY
2.1 SITE ORIENTATION + VENTILATION
2.1.1Orientate your home to capture prevailing breezes and utilise potential cross ventilation and passive cooling in the summer months.
2.1.2Orientate your home to provide best solar access. Ensure your home and associated outdoor spaces are positioned on the lot in a manner that will enhance solar amenity of the primary living areas, both internal and external.
2.2 ENERGY + MATERIAL EFFICIENCY
2.2.1Your home must achieve a minimum 6 star energy efficiency rating as legislated by the Building Code of Australia.
2.2.2Thorough use of draught seals should be used throughout your home in order to draught-proof and reduce energy consumption.
2.3 HEALTHY HOMES
DESIGN ELEMENT - SITE PLANNING
3.0 SITE PLANNING
3.0 Refer tables 2, 3a and 3b within the Outline Development Plan
DESIGN ELEMENT - HOME DESIGN
4.1 FACADE
4.1.1
Front façade must contain one of the following• a Gable • a Gablet• at least one arch to the brickwork of the front façade with projecting masonry corbels• an arch with projecting masonry corbels• a portico that projects forward from the main roof of the front of the residence• projecting sill courses and/or contrasting sills• a verandah with a minimum depth of
1500 millimetres which comprises a minimum of 50 percentum of the front elevation of the residence
• a feature blade wall• a cement render finish to the walls of the front elevation of the residence.
4.1.2To avoid repetition within the streetscape, homes with identical facades are not to be built within three lots of each other (applicable for both sides of the street). WDRC will assess each submission against any existing or recently approved homes.
4.1.3Homes must be designed to address the street and provide windows to habitable rooms that overlook the street.
4.1.4Your home must be contemporary in style and must not include external period decorative elements or features.
4.1.5 Meter boxes must not be located on front facade.
4.1.6 External windows and doors must not contain leadlight or stained glass features.
4.1.7Security doors are permitted but must be a plain mesh screen. Decorative security doors will not be approved.
N/A
4.1.8 Roller shutters will not be permitted to windows.
4.1.9The materials, colours and finish of your facade, door and window frames must adhere with all requirements of section 4.3 of this Design Handbook.
4.2 ROOF FORM
4.2.1Home’s must provide a varied roof form that is simple in style and integrated with the overall building design.
4.2.2 The roof form of the garage must be complementary to the house roof.
Version 1_Last Updated 170320
REF. DESIGN STANDARD ACKNOWLEDGE STANDARD
ACHIEVES STANDARD
4.2.3
The main portion of roof must have a minimum of 24 degrees and 43 minutes roof pitch but verandah areas are exempt. Skillion roofs must have a minimum of a 5 degree pitch and a maximum of 10 degree pitch. Flat roof pitches of less than 5 degrees will be allowed if all edges of the roof are hidden by a horizontal parapet.
4.2.4
A minimum 300mm eaves are required. Eaves to a single story dwelling should return and continue a minimum distance of three meters along the connecting return wall and or walls from the frontage. Eaves are not required to a wall on the boundary. Eaves to a double story dwelling must continue around the entire perimeter of the second level.
4.3 EXTERNAL MATERIALS, FINISHES & COLOUR PALETTES
4.3.1Front façade to be comprised of a minimum of two different wall materials or two different wall colours.
4.3.2
Wall materials must be comprised of predominantly:• painted or rendered concrete• rendered masonry• clay bricks• limestone• natural coloured concrete blockwork• split face block feature walls• timber or weatherboard which has a stained or painted finish• fibre cement cladding • metal deck cladding custom orb and/or mini orb • reverse brick veneer or composite materials (including a mixture of fibre cement products) • other similar material finished in facework or render provided that each of those materials
used comprises more than 10% of the total front elevation wall area (excluding windows) of the residence.
4.3.3The materials and colours that have been used on the primary facade of your home, must extend to the side elevation for a minimum of 1.5m.
4.3.4Gutters, fascias and downpipes must be consistent with or complementary to the colour scheme of the dwelling.
4.3.5Clay or concrete tiles or colourbond metal roofing or metal roofing with a non-reflective surface is acceptable. Zincalume metal and other reflective materials, red and orange colours must not be used.
4.3.6Doors, window frames and any other cladding materials must also be consistent with or complementary to the colour scheme of the dwelling.
4.4 ENTRY
4.4.1 Dwellings must provide an entry clearly legible from the street.
4.4.2 Entry features such as porches and veranda’s must be incorporated in the design of your home.
4.4.3 Where used, portico structures must appear as an extension of the dwelling.
4.5 GARAGE
4.5.1 Lock up vehicle accommodation in the form of an enclosed garage must be provided.
4.5.2 Garages must be setback a minimum of 1m behind the dwelling.
4.5.3
All dwellings constructed must incorporate a minimum double garage with parking side by side, comprise the same materials, colour and style as the residence. The garage can be part of the main residence or a separate outbuilding. If a separate outbuilding the roof pitch is to be the same as the main dwelling and must be completed in conjunction with the main residence with driveway and crossover fully constructed to the garage door.
4.5.4Garage doors must be panel lift, sectional or a similar contemporary style. Roller doors will not be permitted.
|48| Austin Lakes Design Handbook |49|Austin Lakes Design Handbook
REF. DESIGN STANDARD ACKNOWLEDGE STANDARD
ACHIEVES STANDARD
DESIGN ELEMENT - CORNER LOTS
5.1 CORNER LOTS
5.1.1The secondary facade must replicate the materials, window treatments, embellishments and colour scheme of the primary facade.
5.1.2The secondary facade must include as a minimum one visible habitable room window, replicated materials and articulation.
5.1.3Minimum 300mm eaves to the dwelling must continue for the entire length of the secondary street frontage, returning a minimum 1m along the rear.
5.1.4 The facade and entrance to the home must face the primary street frontage.
5.1.5 External services should not be visible from either street frontage.
5.2 CORNER FENCING
5.2.1Fencing to the secondary street boundary must be setback a minimum of 2m behind the front building line of your home.
5.2.2The design of side fencing on a corner lot requires the approval of Wolfdene Design Review Committee.
DESIGN ELEMENT - LANDSCAPE
6.1 DRIVEWAY
6.1.1 Driveways must not dominate the streetscape.
6.1.2Driveways must be setback at least 600mm from the nearest side boundary to allow for landscaping. Maximum width of driveway shall be 6m with a minimum width of 5m.
6.1.3Driveways must be constructed of brick paving, exposed aggregate and muted in tone/colour. Any variation in materials must be approved by Wolfdene Design Review Committee. Plain concrete will not be permitted.
6.1.4Driveways and pathways to the entrance of your home must be constructed prior to obtaining the Certificate of Occupancy.
N/A
6.2 LETTERBOX
6.2.1 Letterboxes must complement your home in colour, design and material.
6.2.2 Single post/ornamental or temporary letterboxes are not permitted.
6.2.3Letterboxes must be constructed on the front boundary adjacent to either the driveway or path with the house number clearly displayed.
6.2.4 Letterboxes must be installed prior to a Certificate of Occupancy being obtained. N/A
6.3 FENCING
FRONT FENCE
6.3.1 No front fencing is permitted on conventional lots.
SIDE & REAR FENCE
6.3.2Must be 1.8m in height, capped and painted on both sides in Teatree coloured paint and constructed of materials known as colourbond. Side fences must be setback a minimum of 0.5m behind the primary building facade.
6.3.3 No side fence will be permitted in front of the primary building facade.
RETURN FENCE
6.3.4Return fencing must be 1.8m in height, capped and painted on both sides in Teatree coloured paint and constructed of materials known as colourbond.
PERIMETER FENCE
6.3.5 All perimeter fencing must be completed within 30 days of receiving your Certificate of Occupancy. N/A
6.4 EXTERNAL STRUCTURE & SERVICES
ADDITIONAL BUILDINGS
6.4.1Sheds, if necessary, will be permitted where they are screened from public view. A maximum floor area of 20m2 is permitted, unless sufficient justification can be made to Wolfdene Design Review Committee, in which case sheds will be assessed on their merits.
Version 1_Last Updated 170320
REF. DESIGN STANDARD ACKNOWLEDGE STANDARD
ACHIEVES STANDARD
6.4.2 Shed height must not exceed 2.4m at the perimeter, and 3.0m at the ridge-line of the roof.
6.4.3
Outbuildings greater than 20 square metres must be constructed in the same materials to match the main building. Sheds and other outbuildings with a floor area of less than 20 square metres may be approved if constructed in materials other than zincalume and other reflective finishes which are prohibited.
6.4.4Sheds must be constructed of an appropriate, non-reflective material. Materials used should be consistent with those of dwelling.
N/A
6.4.5Any proposed pergolas, decks, pools or other extensions must be submitted to Wolfdene Design Review Committee for approval.
6.4.6 Carports may be permitted if located out of public view.
SERVICES
6.4.7
Air conditioner or evaporative cooler must be:(i) contained wholly within the residence; or(ii) is installed generally below the ridge line of the roof and is of similar colour to the roof; or(iii) contained within the roof space between the ceilings of the residence and the underside of the
roof of the residence.
6.4.8Evaporative cooling units must be colour matched to the roof, must not be visible from the street and the highest point of the unit must not exceed the peak ridge of the roof of the dwelling.
6.4.9 Satellite dishes and antennas must be positioned so they are not visible from the street.
6.4.10Solar panels should be located out of public view. In the case that the most efficient position is within public view, solar panels will be assessed by Wolfdene Design Review Committee in regards to form and scale.
6.4.11Provisions must be made for the storage of rubbish and recycling bins in areas that are accessible but not within public view.
6.4.12 Clotheslines must be located out of public view.
6.4.13Rainwater tanks, hot water units, ducted heating units and similar services must also be screened or out of public view.
6.4.14This neighbourhood is to be optic fibre ready. Your home will need to be fitted with the correct telecommunication and internet services.
N/A
6.4.15 Gas storage or gas instantaneous hot water system must be installed.
6.4.16 Rubbish disposal containers and washing lines must be screened from public view.
6.5 SITE MANAGEMENT & MAINTENANCE
HEAVY VEHICLES
6.5.1
Trucks or commercial vehicles (greater than 1 tonne) shall be out of public view when parked or stored. Recreational vehicles (e.g boats and caravans) are permitted to be parked or stored within public view so long as they are located on a side boundary, on a hard surface perpendicular to the primary street.
N/A
MAINTENANCE
6.5.2The Purchaser shall not allow any rubbish including site excavations and building materials to accumulate on a lot unless the rubbish is neatly stored in a suitably sized industrial bin or skip.
N/A
6.5.3 The purchaser must not allow excessive growth of grass or weeds upon the lots. N/A
6.5.4 Bins must be removed from the street on the same day as the scheduled collection day. N/A
6.5.5Internal window furnishings which can be viewed from the street must be installed within three months of receiving your Certificate of Occupancy.
N/A
SIGNS & ADVERTISING
6.5.6No advertising signs including ‘For Sale’ or ‘For Lease’ signs may be erected by the Purchaser at any time on a vacant lot.
N/A
6.5.7Builder’s signs may be permitted (600mm2 maximum) during construction only and must be removed on completion of building works or may remain with the Developer’s written permission.
N/A
|52| Austin Lakes Design Handbook |53|Austin Lakes Design Handbook
Annexure 1
2054
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77A
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|54| Austin Lakes Design Handbook |55|Austin Lakes Design Handbook
2054
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77A
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Rep6
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AUS
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– L
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RODU
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DEVE
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TRO
LS
Lot C
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y.7.
5 m
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/12m
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R25/
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R60
• M
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0m²/
120m
²•
Ave
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lot s
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350
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220m
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• Ta
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t size
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vera
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OD
P R-
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Are
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Shire
of M
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ts
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) w
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than
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m/1
2.5m
x 3
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32
m
• R2
5/R3
0•
Min
imum
lot s
ize –
300
m²/
260m
² •
Ave
rage
lot s
ize –
350
m²/
300m
²
• Ta
ble
3a o
f OD
P R-
Cod
e V
aria
tions
• Re
siden
tial D
esig
n C
odes
• Sh
ire o
f Mur
ray
Tow
n Pl
anni
ng S
chem
e
Fron
t lo
aded
lo
ts
(no
lane
way
) w
ith a
fron
tage
equ
al to
or g
reat
er
than
13m
.15
m/1
7m/1
9m x
30m
• R1
0 - R
30•
Min
imum
lot s
ize –
875
m² t
o 26
0m²
• A
vera
ge lo
t size
– 1
,000
m² t
o 30
0m²
• Ta
ble
3b o
f OD
P R-
Cod
e V
aria
tions
• Re
siden
tial D
esig
n C
odes
• Sh
ire o
f Mur
ray
Tow
n Pl
anni
ng S
chem
e
Lots
ad
join
ing
Earth
Bun
d (
Noi
se
Wal
l) an
d i
n pr
oxim
ity t
o Fo
rrest
Hi
ghw
ayV
ario
us•
R10
- R25
• M
inim
um lo
t size
– 8
75m
² to
300m
²•
Ave
rage
lot s
ize –
1,0
00m
² to
350m
²
• Ta
bles
3a/
3b o
f OD
P R-
Cod
e V
aria
tions
(sub
ject
to lo
t fro
ntag
e)•
Tabl
e 4a
/4b
– Q
uiet
Hou
se D
esig
n Re
quire
men
ts•
Resid
entia
l Des
ign
Cod
es•
Shire
of M
urra
y To
wn
Plan
ning
Sch
eme
Atta
chm
ent 1
incl
udes
a p
lan
depi
ctin
g th
e in
dica
tive
loca
tion
of th
e lo
ts d
escr
ibed
abo
ve. T
his p
lan
is in
dica
tive
only
and
doe
s not
form
par
t of t
he O
utlin
e D
evel
opm
ent
Plan
.Th
is pl
an c
an b
e am
ende
d by
the
prop
onen
t, Sh
ire o
f Mur
ray
and
WA
PC a
s par
t of s
ubdi
visio
n ap
prov
al w
ithou
t req
uirin
g fu
rther
mod
ificat
ion
to th
e O
DP.
|56| Austin Lakes Design Handbook |57|Austin Lakes Design Handbook
2054
Rep6
77A
2
13.2
V
EHIC
LE A
CC
ESS
REST
RIC
TION
S A
ND
QUI
ET H
OUS
E D
ESIG
N
13
.2.1
Th
ose
lots
ad
jace
nt to
For
rest
Hig
hway
are
subj
ect t
o th
e Q
uiet
Hou
se D
esig
n Re
quire
men
ts d
epic
ted
in T
able
4a
and
4b.
13.2
.1
Veh
icle
acc
ess r
estri
ctio
ns a
pply
as s
how
n in
Atta
chm
ent 2
. Thi
s pla
n ca
n be
am
end
ed b
y ag
reem
ent o
f the
pro
pone
nt, S
hire
of M
urra
y
and
WA
PC a
s par
t of s
ubd
ivisi
on a
ppro
val,
with
out r
equi
ring
furth
er m
odifi
catio
n to
the
OD
P.
13.3
V
ILLA
GE
CEN
TRE
AN
D M
IXED
BUS
INES
S
Det
aile
d A
rea
Plan
s are
to b
e pr
epar
ed fo
r the
Villa
ge C
entre
and
Mixe
d B
usin
ess p
reci
ncts
and
are
to a
dd
ress
:
• Se
tbac
ks;
• He
ight
;•
Car
par
king
;•
Veh
icul
ar a
cces
s;•
Bicy
cle
acce
ss a
nd p
arki
ng;
• Pe
des
trian
per
mea
bilit
y; a
nd•
Inte
rface
to su
rroun
din
g us
es.
2054
Rep6
77A
3
TABL
E 2
- DEE
MED
TO C
OM
PLY
PRO
VISI
ON
S A
PPLI
CA
BLE
TO L
AN
EWA
Y LO
TSDe
sign
Elem
ent
Rele
vant
R-C
ode
Cla
use
Varia
tion
/ A
dditi
onal
Req
uire
men
t
Publ
ic O
pen
Spac
e In
terfa
ce
Ad
diti
onal
Req
uire
men
t
5.2.
4
5.1.
3
5.1.
2
• A
ll d
wel
lings
sha
ll ha
ve a
n ou
tdoo
r liv
ing
area
(as
per
the
req
uire
men
ts o
f th
is ta
ble)
and
a h
abita
ble
room
with
a m
ajor
ope
ning
or
ient
ated
tow
ard
s the
pub
lic o
pen
spac
e.•
All l
ots s
hall h
ave
visu
ally
per
mea
ble
fenc
ing
alon
g th
e pu
blic
ope
n sp
ace
boun
dar
y.•
Build
ings
on
lots
dire
ctly
abu
tting
pub
lic o
pen
spac
e (i.
e. sh
are
a co
mm
on b
ound
ary)
shal
l be
set b
ack
a m
inim
um o
f 1 m
etre
from
the
publ
ic o
pen
spac
e bo
und
ary.
Bou
ndar
y w
alls
are
not p
erm
itted
on
the
publ
ic o
pen
spac
e bo
und
ary.
• A
ll ut
ility
area
s (su
ch a
s clo
thes
dry
ing
area
s and
hot
wat
er sy
stem
s) a
nd o
utbu
ildin
gs sh
all n
ot b
e lo
cate
d b
etw
een
the
dw
ellin
g an
d
the
publ
ic o
pen
spac
e bo
und
ary.
Setb
acks
5.1.
2 C
2.1
- C2.
4
• Bu
ildin
gs sh
all b
e se
tbac
k fro
m th
e pr
imar
y st
reet
as f
ollo
ws:
-M
inim
um se
tbac
k –
1.5m
-A
vera
ge se
tbac
k –
3.0m
• Bu
ildin
gs sh
all b
e se
t bac
k a
min
imum
of 1
m fr
om a
seco
ndar
y st
reet
bou
ndar
y.•
Build
ings
shal
l be
set b
ack
a m
inim
um o
f 1m
from
a c
orne
r tru
ncat
ion.
• G
arag
es a
re p
erm
itted
to h
ave
a ni
l set
back
to th
e la
new
ay b
ound
ary.
Stre
etsc
ape
Enha
ncem
ent/
Fron
t El
evat
ion
Ad
diti
onal
Req
uire
men
t•
A v
eran
dah
sha
ll be
pro
vid
ed o
n th
e fro
nt e
leva
tion.
Ver
and
ahs
shal
l be
a m
inim
um 2
.4m
in d
epth
and
hav
e a
leng
th o
f at l
east
50%
of
the
wid
th o
f the
fron
t of t
he d
wel
ling,
or a
min
imum
of 4
m, w
hich
ever
is le
sser
. •
At l
east
one
hab
itabl
e ro
om w
ind
ow o
f the
dw
ellin
g ha
ving
a c
lear
vie
w o
f the
stre
et a
nd th
e ap
proa
ch to
the
dw
ellin
g.
Boun
dar
y W
alls
5.1.
3 C
3.2
• In
the
cas
e of
lots
with
fro
ntag
e eq
ual t
o or
less
tha
n 10
met
res,
boun
dar
y w
alls
are
perm
itted
up
to b
oth
side
boun
dar
ies
of a
lot
(exc
lud
ing
seco
ndar
y st
reet
bou
ndar
ies o
ther
than
lane
way
s) a
nd b
ehin
d th
e m
inim
um fr
ont s
etba
ck.
• In
the
case
of l
ots w
ith fr
onta
ge g
reat
er th
an 1
0 m
etre
s, bo
und
ary
wal
ls ar
e pe
rmitt
ed u
p to
eith
er th
e so
uthe
rnm
ost o
r eas
tern
mos
t sid
e bo
und
ary
to m
axim
ise so
lar d
esig
n, a
nd lo
cate
d b
ehin
d th
e m
inim
um fr
ont s
etba
ck.
• Bo
und
ary
wal
ls ar
e to
be
with
in th
e fo
llow
ing
limits
:Si
ngle
stor
ey –
Max
imum
hei
ght =
3m
, Max
imum
leng
th =
no
limit
Two
stor
ey a
nd a
bove
– m
axim
um h
eigh
t = 6
m, m
axim
um le
ngth
= 1
2m
• N
otw
ithst
and
ing
the
abov
e, g
arag
es o
n la
new
ay lo
ts a
re p
erm
itted
to h
ave
a ni
l set
back
to e
ither
sid
e bo
und
ary
in a
dd
ition
to th
e bo
und
ary
wal
l of t
he d
wel
ling,
exc
lud
ing
a se
cond
ary
stre
et b
ound
ary
(sub
ject
to c
ompl
ianc
e w
ith a
ny e
xistin
g ve
hicu
lar a
cces
s pla
ns).
Sola
r Acc
ess f
or
Ad
join
ing
Site
s5.
4.2
C2.
1•
In th
e ca
se o
f lot
s with
fron
tage
equ
al to
or l
ess t
han
10m
, the
ove
rsha
dow
ing
prov
ision
s of t
he R
-Cod
es d
o no
t app
ly.
• In
the
case
of l
ots w
ith fr
onta
ge g
reat
er th
an 1
0m, a
nd n
otw
ithst
and
ing
the
boun
dar
y se
tbac
ks o
f Tab
le 2
of t
he R
-Cod
es, d
evel
opm
ent
shal
l be
des
igne
d so
that
its s
had
ow c
ast o
nly
at m
idd
ay 2
1 Ju
ne d
irect
ly fr
om th
e no
rth o
nto
any
adjo
inin
g pr
oper
ty d
oes n
ot e
xcee
d
50%
of t
he si
te a
rea.
A v
ertic
al su
n an
gle
of 3
4° is
to b
e us
ed w
hen
calc
ulat
ing
over
shad
owin
g.
Priv
ate
Ope
n Sp
ace
5.1.
4 C
4 &
5.3
.1 C
1.1
• A
min
imum
of 2
5% o
f the
tota
l site
are
a of
ope
n sp
ace
is re
quire
d, s
ubje
ct to
the
prov
ision
of a
n ou
tdoo
r liv
ing
area
: -
With
a m
inim
um u
seab
le sp
ace
of 3
0m² (
excl
udin
g ut
ility
area
s suc
h as
clo
thes
dry
ing
area
s and
hot
wat
er sy
stem
s);
-W
ith a
min
imum
leng
th a
nd w
idth
dim
ensio
n of
4m
; -
That
is lo
cate
d ad
join
ing
the
north
ernm
ost o
r eas
tern
mos
t bou
ndar
y;
-Th
at h
as p
erm
anen
t roo
f cov
er u
p to
a m
axim
um o
f tw
o th
irds o
f the
out
door
livin
g ar
ea; a
nd -
That
is d
irect
ly a
cces
sible
from
a liv
ing
room
or m
ain
bedr
oom
of t
he d
wel
ling.
Anc
illary
Dw
ellin
gs5.
5.1
C1
• A
n A
ncilla
ry D
wel
ling
is pe
rmitt
ed o
n al
l lots
, inc
lud
ing
thos
e le
ss th
an 4
50m
². N
o ad
diti
onal
car
par
king
is re
quire
d o
n sit
e.V
ehic
le A
cces
s Re
stric
tion
Ad
diti
onal
Req
uire
men
tV
ehic
ular
acc
ess p
erm
itted
from
lane
way
onl
y or
in a
ccor
dan
ce w
ith v
ehic
ular
acc
ess p
lan
if ex
istin
g.
|58| Austin Lakes Design Handbook |59|Austin Lakes Design Handbook
2054
Rep6
77A
4
TABL
E 3A
- DE
EMED
TO C
OM
PLY
PRO
VISI
ON
S A
PPLI
CA
BLE
TO F
RON
T LO
ADE
D LO
TS W
ITH F
RON
TAG
E 13
M O
R LE
SSDe
sign
Elem
ent
Rele
vant
R-C
ode
Cla
use
Varia
tion
/ A
dditi
onal
Req
uire
men
t
Publ
ic O
pen
Spac
e In
terfa
ce
Ad
diti
onal
Req
uire
men
t
5.2.
4
5.1.
3
5.1.
2
• A
ll d
wel
lings
sha
ll ha
ve a
n ou
tdoo
r liv
ing
area
(as
per
the
requ
irem
ents
of
this
tabl
e) a
nd a
hab
itabl
e ro
om w
ith a
maj
or o
peni
ng
orie
ntat
ed to
war
ds t
he p
ublic
ope
n sp
ace.
• A
ll lot
s sha
ll hav
e vi
sual
ly p
erm
eabl
e fe
ncin
g al
ong
the
publ
ic o
pen
spac
e bo
und
ary.
• Bu
ildin
gs o
n lo
ts d
irect
ly a
butti
ng p
ublic
ope
n sp
ace
to th
e re
ar (
i.e. s
hare
a c
omm
on b
ound
ary)
sha
ll be
set
bac
k a
min
imum
of 3
m
etre
s fro
m th
e pu
blic
ope
n sp
ace
boun
dar
y.
• Bu
ildin
gs o
n lo
ts d
irect
ly a
butti
ng p
ublic
ope
n sp
ace
to th
e sid
e (i.
e. s
hare
a c
omm
on b
ound
ary)
sha
ll be
set
bac
k a
min
imum
of 1
m
from
the
publ
ic o
pen
spac
e bo
und
ary.
• Bo
und
ary
wal
ls ar
e no
t per
mitt
ed o
n th
e pu
blic
ope
n sp
ace
boun
dar
y.•
All
utilit
y ar
eas
such
as
clot
hes
dry
ing
area
s an
d h
ot w
ater
sys
tem
s sh
all n
ot b
e lo
cate
d b
etw
een
the
dw
ellin
g an
d th
e pu
blic
ope
n sp
ace
boun
dar
y.
Setb
acks
5.1.
2 C
2.1
- C2.
4
• Bu
ildin
gs sh
all b
e se
tbac
k fro
m th
e pr
imar
y st
reet
as f
ollo
ws:
-M
inim
um se
tbac
k –
2.0m
-A
vera
ge se
tbac
k –
4.0m
• Bu
ildin
gs sh
all b
e se
t bac
k a
min
imum
of 1
m fr
om a
seco
ndar
y st
reet
bou
ndar
y.•
Build
ings
shal
l be
set b
ack
a m
inim
um o
f 1m
from
a c
orne
r tru
ncat
ion.
• G
arag
es a
nd c
arpo
rts to
be
set b
ack
a m
inim
um o
f 4.5
m fr
om th
e pr
imar
y st
reet
.
Stre
etsc
ape
Enha
ncem
ent /
Fr
ont E
leva
tion
Ad
diti
onal
Req
uire
men
t
• A
t lea
st o
ne h
abita
ble
room
win
dow
of t
he d
wel
ling
havi
ng a
cle
ar v
iew
of t
he st
reet
and
the
appr
oach
to th
e d
wel
ling.
• Lo
t fro
ntag
e 10
.5m
or l
ess
– ga
rage
s are
to b
e se
t bac
k a
min
imum
of 1
met
re b
ehin
d th
e bu
ildin
g lin
e of
the
dw
ellin
g, a
nd in
clud
e a
front
ele
vatio
n co
mpr
ising
of t
wo
diff
eren
t wal
l mat
eria
ls or
col
ours
, and
at l
east
one
of t
he fo
llow
ing:
-G
able
/ ga
blet
-at
leas
t one
arc
h to
the
bric
kwor
k of
the
front
faça
de w
ith p
roje
ctin
g m
ason
ry c
orbe
ls;
-an
arc
h w
ith p
roje
ctin
g m
ason
ry c
orbe
ls;
-a
porti
co th
at p
roje
cts f
orw
ard
from
the
mai
n ro
of o
f the
fron
t of t
he re
siden
ce;
-pr
ojec
ting
sill c
ourse
s and
/or c
ontra
stin
g sil
ls;
-a
vera
ndah
with
a m
inim
um d
epth
of 1
500
milli
met
res w
hich
com
prise
s a m
inim
um o
f 50
perc
ent o
f the
fron
t ele
vatio
n of
the
resid
ence
; -
a fe
atur
e bl
ade
wal
l; -
a ce
men
t ren
der fi
nish
to th
e w
alls
of th
e fro
nt e
leva
tion
of th
e re
siden
ce.
• Lo
t fro
ntag
e 10
.51m
– 1
3m –
gar
ages
set b
ack
a m
inim
um o
f 1 m
etre
beh
ind
the
build
ing
line
of th
e d
wel
ling.
•
Whe
re a
gar
age
is pr
opos
ed le
ss th
an 1
m b
ehin
d th
e m
ain
build
ing
line,
the
des
ign
shal
l inc
lud
e a
front
ele
vatio
n co
mpr
ising
of t
wo
diff
eren
t wal
l mat
eria
ls or
col
ours
, and
at l
east
one
of t
he fo
llow
ing:
-G
able
/ ga
blet
-at
leas
t one
arc
h to
the
bric
kwor
k of
the
front
faça
de w
ith p
roje
ctin
g m
ason
ry c
orbe
ls;
-an
arc
h w
ith p
roje
ctin
g m
ason
ry c
orbe
ls;
-a
porti
co th
at p
roje
cts f
orw
ard
from
the
mai
n ro
of o
f the
fron
t of t
he re
siden
ce;
-pr
ojec
ting
sill c
ourse
s and
/or c
ontra
stin
g sil
ls;
-a
vera
ndah
with
a m
inim
um d
epth
of 1
500
milli
met
res w
hich
com
prise
s a m
inim
um o
f 50
perc
ent o
f the
fron
t ele
vatio
n of
the
resid
ence
; -
a fe
atur
e bl
ade
wal
l; -
a ce
men
t ren
der fi
nish
to th
e w
alls
of th
e fro
nt e
leva
tion
of th
e re
siden
ce.
2054
Rep6
77A
5
TABL
E 3A
- DE
EMED
TO C
OM
PLY
PRO
VISI
ON
S A
PPLI
CA
BLE
TO F
RON
T LO
ADE
D LO
TS W
ITH F
RON
TAG
E 13
M O
R LE
SSDe
sign
Elem
ent
Rele
vant
R-C
ode
Cla
use
Varia
tion
/ A
dditi
onal
Req
uire
men
t
Boun
dar
y W
alls
5.1.
3 C
3.2
• Bo
und
ary
wal
ls pe
rmitt
ed u
p to
eith
er th
e so
uthe
rnm
ost o
r wes
tern
mos
t sid
e bo
und
ary
to m
axim
ise so
lar p
assiv
e d
esig
n, a
nd lo
cate
d
behi
nd th
e m
inim
um fr
ont s
etba
ck w
ithin
the
follo
win
g lim
its a
nd su
bjec
t to
the
sola
r acc
ess r
equi
rem
ent:
Sing
le st
orey
- M
axim
um h
eigh
t = 3
m, M
axim
um le
ngth
= n
o lim
it
Two
Stor
ey a
nd a
bove
- M
axim
um h
eigh
t = 6
m, M
axim
um le
ngth
= 1
2m•
Not
with
stan
din
g th
e ab
ove,
gar
ages
are
per
mitt
ed to
hav
e a
nil s
etba
ck to
eith
er si
de
boun
dar
y in
ad
diti
on to
the
boun
dar
y w
all o
f th
e d
wel
ling,
exc
lud
ing
a se
cond
ary
stre
et b
ound
ary.
Sola
r Acc
ess f
or
Ad
join
ing
Site
s5.
4.2
C2.
1•
Not
with
stan
din
g th
e bo
und
ary
setb
acks
of T
able
2 o
f the
R-C
odes
, dev
elop
men
t sh
all b
e d
esig
ned
so
that
its
shad
ow c
ast
only
at
mid
day
21
June
dire
ctly
from
the
north
ont
o an
y ad
join
ing
prop
erty
doe
s not
exc
eed
50%
of t
he si
te a
rea.
A v
ertic
al su
n an
gle
of 3
4°
is to
be
used
whe
n ca
lcul
atin
g ov
ersh
adow
ing.
Priv
ate
Ope
n Sp
ace
5.1.
4 C
4 &
5.3
.1 C
1.1
• A
min
imum
of 2
5% o
f the
tota
l site
are
a of
ope
n sp
ace
is re
quire
d, s
ubje
ct to
the
prov
ision
of a
n ou
tdoo
r liv
ing
area
: -
With
a m
inim
um u
seab
le sp
ace
of 3
0m² (
excl
udin
g ut
ility
area
s suc
h as
clo
thes
dry
ing
area
s and
hot
wat
er sy
stem
s);
-W
ith a
min
imum
leng
th a
nd w
idth
dim
ensio
n of
4m
; -
That
is lo
cate
d ad
join
ing
the
north
ernm
ost o
r eas
tern
mos
t bou
ndar
y; -
That
has
per
man
ent r
oof c
over
up
to a
max
imum
of t
wo
third
s of t
he o
utdo
or liv
ing
area
; and
-Th
at is
dire
ctly
acc
essib
le fr
om a
livin
g ro
om o
r mai
n be
droo
m o
f the
dw
ellin
g.A
ncilla
ry D
wel
lings
5.5.
1 C
1•
An
Anc
illary
Dw
ellin
g is
perm
itted
on
all lo
ts, i
nclu
din
g th
ose
less
than
450
m².
No
add
ition
al c
ar p
arki
ng is
requ
ired
on
site.
Veh
icul
ar A
cces
s Re
stric
tions
Ad
diti
onal
Req
uire
men
t•
Veh
icul
ar a
cces
s to
be
loca
ted
in a
ccor
dan
ce w
ith t
he S
hire
’s s
peci
ficat
ions
for
the
con
stru
ctio
n of
a s
tand
ard
veh
icle
cro
ssov
er
unle
ss o
ther
wise
show
n on
an
appr
oved
veh
icul
ar a
cces
s pla
n.
Qui
et H
ouse
Des
ign
Ad
diti
onal
Req
uire
men
t•
Refe
r to
prov
ision
s con
tain
ed in
Tab
les 4
a an
d 4
b.
|60| Austin Lakes Design Handbook |61|Austin Lakes Design Handbook
2054
Rep6
77A
6
TABL
E 3B
- DE
EMED
TO C
OM
PLY
PRO
VISI
ON
S A
PPLI
CA
BLE
TO F
RON
T LO
ADE
D LO
TS W
ITH F
RON
TAG
E EQ
UAL
TO O
R G
REA
TER
THA
N 1
3MDe
sign
Elem
ent
Rele
vant
R-C
ode
Cla
use
Varia
tion
/ A
dditi
onal
Req
uire
men
t
Publ
ic O
pen
Spac
e In
terfa
ce
Ad
diti
onal
Req
uire
men
t
5.2.
4
5.1.
3
5.1.
2
• A
ll d
wel
lings
sha
ll ha
ve a
n ou
tdoo
r liv
ing
area
(as
per
the
requ
irem
ents
of
this
tabl
e) a
nd a
hab
itabl
e ro
om w
ith a
maj
or o
peni
ng
orie
ntat
ed to
war
ds t
he p
ublic
ope
n sp
ace.
• A
ll lot
s sha
ll hav
e vi
sual
ly p
erm
eabl
e fe
ncin
g al
ong
the
publ
ic o
pen
spac
e bo
und
ary.
• Bu
ildin
gs o
n lo
ts d
irect
ly a
butti
ng p
ublic
ope
n sp
ace
to th
e re
ar (
i.e. s
hare
a c
omm
on b
ound
ary)
sha
ll be
set
bac
k a
min
imum
of 3
m
etre
s fro
m th
e pu
blic
ope
n sp
ace
boun
dar
y.
• Bu
ildin
gs o
n lo
ts d
irect
ly a
butti
ng p
ublic
ope
n sp
ace
to th
e sid
e (i.
e. s
hare
a c
omm
on b
ound
ary)
sha
ll be
set
bac
k a
min
imum
of 1
m
from
the
publ
ic o
pen
spac
e bo
und
ary.
• Bo
und
ary
wal
ls ar
e no
t per
mitt
ed o
n th
e pu
blic
ope
n sp
ace
boun
dar
y.•
All
utilit
y ar
eas
such
as
clot
hes
dry
ing
area
s an
d h
ot w
ater
sys
tem
s sh
all n
ot b
e lo
cate
d b
etw
een
the
dw
ellin
g an
d th
e pu
blic
ope
n sp
ace
boun
dar
y.
Setb
acks
5.1.
2 C
2.1
- C2.
4
• Bu
ildin
gs sh
all b
e se
tbac
k fro
m th
e pr
imar
y st
reet
as f
ollo
ws:
-M
inim
um se
tbac
k –
2.0m
-A
vera
ge se
tbac
k –
4.0m
• Bu
ildin
gs sh
all b
e se
t bac
k a
min
imum
of 1
m fr
om a
seco
ndar
y st
reet
bou
ndar
y.•
Build
ings
shal
l be
set b
ack
a m
inim
um o
f 1m
from
a c
orne
r tru
ncat
ion.
• G
arag
es a
nd c
arpo
rts t
o be
set
bac
k a
min
imum
of
4.5m
fro
m t
he p
rimar
y st
reet
. Thi
s m
ay b
e re
duc
ed t
o 3m
whe
re v
ehic
les
are
park
ed p
aral
lel t
o th
e st
reet
.
Stre
etsc
ape
Enha
ncem
ent /
Fro
nt
Elev
atio
nA
dd
ition
al R
equi
rem
ent
• A
t lea
st o
ne h
abita
ble
room
win
dow
of t
he d
wel
ling
havi
ng a
cle
ar v
iew
of t
he st
reet
and
the
appr
oach
to th
e d
wel
ling.
Boun
dar
y W
alls
5.1.
3 C
3.2
• Fo
r lot
s 15m
wid
e or
less
and
lots
iden
tified
as ‘
Lifes
tyle
Lot
s’ a
t Atta
chm
ent 1
:Bo
und
ary
wal
ls pe
rmitt
ed u
p to
eith
er th
e so
uthe
rnm
ost o
r wes
tern
mos
t sid
e bo
und
ary
to m
axim
ise so
lar p
assiv
e d
esig
n, a
nd lo
cate
d
behi
nd th
e m
inim
um fr
ont s
etba
ck w
ithin
the
follo
win
g lim
its a
nd su
bjec
t to
the
sola
r acc
ess r
equi
rem
ent:
-M
axim
um h
eigh
t – 3
m -
Max
imum
leng
th –
no
limit
• N
otw
ithst
and
ing
the
abov
e, g
arag
es a
re p
erm
itted
to h
ave
a ni
l set
back
to e
ither
sid
e bo
und
ary
in a
dd
ition
to th
e bo
und
ary
wal
l of
the
dw
ellin
g, e
xclu
din
g a
seco
ndar
y st
reet
bou
ndar
y.
Priv
ate
Ope
n Sp
ace
5.1.
4 C
4 &
5.3
.1 C
1.1
• Fo
r lot
s 450
m² i
n ar
ea o
r les
s and
lots
iden
tified
as ‘
Lifes
tyle
Lot
s’ a
t Atta
chm
ent 1
:A
min
imum
of 3
0% o
f the
tota
l site
are
a of
ope
n sp
ace
is re
quire
d, s
ubje
ct to
the
prov
ision
of a
n ou
tdoo
r liv
ing
area
: -
With
a m
inim
um u
seab
le sp
ace
of 3
6m² (
excl
udin
g ut
ility
area
s suc
h as
clo
thes
dry
ing
area
s and
hot
wat
er sy
stem
s);
-W
ith a
min
imum
leng
th a
nd w
idth
dim
ensio
n of
4m
; -
That
is lo
cate
d ad
join
ing
the
north
ernm
ost o
r eas
tern
mos
t bou
ndar
y; -
That
has
per
man
ent r
oof c
over
up
to a
max
imum
of t
wo
third
s of t
he o
utdo
or liv
ing
area
; and
-Th
at is
dire
ctly
acc
essib
le fr
om a
livin
g ro
om o
r mai
n be
droo
m o
f the
dw
ellin
g.A
ncilla
ry D
wel
lings
5.5.
1 C
1•
An
Anc
illary
Dw
ellin
g is
perm
itted
on
all lo
ts, i
nclu
din
g th
ose
less
than
450
m².
No
add
ition
al c
ar p
arki
ng is
requ
ired
on
site.
Veh
icul
ar A
cces
s Re
stric
tions
Ad
diti
onal
Req
uire
men
t•
Veh
icul
ar a
cces
s to
be
loca
ted
in a
ccor
dan
ce w
ith t
he S
hire
’s s
peci
ficat
ions
for
the
con
stru
ctio
n of
a s
tand
ard
veh
icle
cro
ssov
er
unle
ss o
ther
wise
show
n on
an
appr
oved
veh
icul
ar a
cces
s pla
n.
Qui
et H
ouse
Des
ign
Ad
diti
onal
Req
uire
men
t•
Refe
r to
prov
ision
s con
tain
ed in
Tab
les 4
a an
d 4
b.
2054
Rep6
77A
7
TABL
E 4A
- Q
UIET
HO
USE
DESI
GN
REQ
UIRE
MEN
TS (P
AC
KAG
E A
)
Are
aO
rient
atio
n to
Roa
d C
orrid
orPa
ckag
e A
(up
to 6
0 dB
LA
eq(D
ay) a
nd 5
5 dB
LA
eq(N
ight
))
Bed
room
sFa
cing
Win
dow
s sys
tem
s:•
Gla
zing
up to
40%
of fl
oor a
rea
(min
imum
Rw
+ C
tr 28
) – 6
mm
thic
k gl
ass (
mon
olith
ic, t
ough
ened
or l
amin
ated
) in
fixed
sash
, aw
ning
or c
asem
ent o
peni
ng w
ith se
als t
o op
enin
gs.
Sid
eW
ind
ows s
yste
ms:
• A
s abo
ve.
Opp
osite
No
requ
irem
ents
Oth
er H
abita
ble
Room
s In
clud
ing
Kitc
hens
Faci
ngW
ind
ows a
nd e
xter
nal d
oor s
yste
ms:
• G
lazin
g up
to 6
0% o
f floo
r are
a (m
inim
um R
w +
Ctr
28) –
6m
m th
ick
glas
s (m
onol
ithic
, tou
ghen
ed o
r lam
inat
ed) i
n fix
ed sa
sh, a
wni
ng o
r cas
emen
t ope
ning
with
seal
s to
open
ings
.•
Doo
rs to
be
eith
er 3
5mm
thic
k so
lid ti
mbe
r cor
e d
oor w
ith fu
ll pe
rimet
er a
cous
tic s
eals.
Gla
zed
inse
rts to
mat
ch
the
abov
e. S
lidin
g gl
ass d
oors
to b
e sa
me
perfo
rman
ce in
clud
ing
brus
h se
als.
Sid
eW
ind
ows a
nd e
xter
nal d
oor s
yste
ms:
• A
s abo
ve.
Opp
osite
No
requ
irem
ents
Gen
eral
Any
• W
alls
(min
imum
Rw
+ C
tr 45
) – T
wo
leav
es o
f 90m
m th
ick
bric
k w
ith m
inim
um 5
0mm
cav
ity•
Roof
and
cei
ling
(min
imum
Rw
+ C
tr 35)
– S
tand
ard
roof
con
stru
ctio
n w
ith 1
0mm
pla
ster
boar
d c
eilin
g an
d m
inim
um
R2.5
insu
latio
n be
twee
n ce
iling
joist
s.•
Eave
s to
be c
lose
d u
sing
4mm
com
pres
sed
fibr
e ce
men
t she
et.
Mec
hani
cal v
entil
atio
nIn
impl
emen
ting
the
acce
ptab
le tr
eatm
ent p
acka
ges,
the
follo
win
g m
ust b
e ob
serv
ed:
• Ev
apor
ativ
e ai
r con
diti
onin
g sy
stem
s w
ill m
eet t
he re
quire
men
ts p
rovi
ded
atte
nuat
ed a
ir ve
nts
are
prov
ided
in
the
ceilin
g sp
ace
and
des
igne
d so
that
win
dow
s do
not n
eed
to b
e op
ened
.•
Refri
gera
nt b
ased
air
cond
ition
ing
syst
ems n
eed
to b
e d
esig
ned
to a
chie
ve fr
esh
air v
entil
atio
n re
quire
men
ts.
• Ex
tern
al o
peni
ngs
(e.g
. air
inle
ts, v
ents
) ne
ed t
o be
pos
ition
ed f
acin
g aw
ay f
rom
the
tra
nspo
rt co
rrid
or w
here
pr
actic
able
.•
Duc
twor
k ne
eds t
o be
pro
vid
ed w
ith a
deq
uate
sile
ncin
g to
pre
vent
noi
se in
trusio
n.O
utd
oor L
ivin
g A
rea
• W
here
pra
ctic
able
, loc
ate
on th
e sid
e of
the
build
ing
that
is o
ppos
ite o
r per
pend
icul
ar to
the
corri
dor
; or
• W
here
pra
ctic
able
, loc
ate
with
in a
lcov
e ar
ea so
that
the
hous
e sh
ield
s it f
rom
cor
ridor
.
1.Forlotsiden
tified
witha‘25m
BuildingSetbac
kZone
’atA
ttach
men
t1,noha
bitablebu
ildingsarepermitted
within25m
ofthe
rearbou
ndaryad
joiningtheForre
stHighw
aynoisebun
d.
2.Non
-hab
itablebu
ildingssu
chasshe
dsa
ndoutbu
ildingsarenotsu
bjec
ttotheQuietHou
seDesignrequ
iremen
ts.
3.Whe
reatw
o-storeydwellingisprop
osed
,spe
cialistadvice
mustb
esoug
htasthe
upp
erlevelw
illno
trec
eiveth
esamelevelofa
ttenu
ationprovided
bywallsorotherdwellings.
4.Glazin
gpa
nelsareac
ceptab
leinexterna
ldoo
rsfa
cing
thetra
nspo
rtco
rridor.H
oweverth
esemustm
eetthe
minimum
glazin
grequ
iremen
ts.
5.Anypen
etrationsinaparto
fthe
buildingen
velope
mustb
eac
ousticallytrea
tedso
astono
tdow
ngradethepe
rform
ance
ofthe
buildingelem
entsaffe
cted
.Mostp
enetrationsinexterna
lwalls
such
asp
ipes,cab
leso
rduc
tscan
besealed
throug
hca
ulking
gap
swithnon
-harden
ingmasticorsuitablemortar.
Sour
ce: L
loyd
Geo
rge
Aco
ustic
s
Con
stru
ctio
n re
quire
men
ts fo
r hou
ses r
equi
ring
quie
t hou
se d
esig
n ar
e sh
own
belo
w. T
he c
ost o
f suc
h tre
atm
ent i
s hig
hly
varia
ble
but c
an b
e m
inim
ised
by
way
of h
ouse
layo
ut.
|62| Austin Lakes Design Handbook |63|Austin Lakes Design Handbook
2054
Rep6
77A
8
TABL
E 4B
- Q
UIET
HO
USE
DESI
GN
REQ
UIRE
MEN
TS (P
AC
KAG
E B)
Are
aO
rient
atio
n to
Roa
d C
orrid
orPa
ckag
e B
(up
to 6
3 dB
LA
eq(D
ay) a
nd 5
8 dB
LA
eq(N
ight
))
Bed
room
sFa
cing
Win
dow
s sys
tem
s:•
Gla
zing
up to
40%
of fl
oor a
rea
(min
imum
Rw
+ C
tr 31
) – 1
0mm
thic
k gl
ass (
mon
olith
ic, t
ough
ened
or l
amin
ated
) in
fixed
sa
sh, a
wni
ng o
r cas
emen
t ope
ning
with
seal
s to
open
ings
.Si
de
Win
dow
s sys
tem
s: •
As a
bove
.O
ppos
iteW
ind
ows s
yste
ms:
• G
lazin
g up
to 4
0% o
f floo
r are
a (m
inim
um R
w +
Ctr
25) –
4m
m th
ick
glas
s (m
onol
ithic
, tou
ghen
ed o
r lam
inat
ed) i
n fix
ed
sash
, aw
ning
or c
asem
ent
open
ing
with
sea
ls to
ope
ning
s. A
ltern
ativ
ely,
6m
m t
hick
gla
ss (
mon
olith
ic, t
ough
ened
or
lam
inat
ed) i
n sli
din
g fra
me.
Oth
er H
abita
ble
Room
s In
clud
ing
Kitc
hens
Faci
ngW
ind
ows a
nd e
xter
nal d
oor s
yste
ms:
• G
lazin
g up
to 6
0% o
f floo
r are
a (m
inim
um R
w +
Ctr
31) –
10m
m th
ick
glas
s (m
onol
ithic
, tou
ghen
ed o
r lam
inat
ed) i
n fix
ed
sash
, aw
ning
or c
asem
ent o
peni
ng w
ith se
als t
o op
enin
gs.
• D
oors
to
be e
ither
35m
m t
hick
sol
id t
imbe
r cor
e d
oor w
ith f
ull p
erim
eter
aco
ustic
sea
ls. G
laze
d in
serts
to
mat
ch t
he
abov
e. S
lidin
g gl
ass
doo
rs t
o ha
ve la
bora
tory
cer
tifica
te c
onfir
min
g R w
+ C
tr 31
per
form
ance
. Alte
rnat
ive,
cha
nge
to
hing
ed d
oor w
ith p
erim
eter
aco
ustic
seal
s and
10m
m th
ick
glas
s.Si
de
Win
dow
s and
ext
erna
l doo
r sys
tem
s:•
Gla
zing
up to
60%
of fl
oor a
rea
(min
imum
Rw
+ C
tr 28
) – 6
mm
thic
k gl
ass
(mon
olith
ic, t
ough
ened
or l
amin
ated
) in
fixed
sa
sh, a
wni
ng o
r cas
emen
t ope
ning
with
seal
s to
open
ings
.•
Doo
rs t
o be
eith
er 3
5mm
thi
ck s
olid
tim
ber c
ore
doo
r with
ful
l per
imet
er a
cous
tic s
eals.
Gla
zed
inse
rts t
o m
atch
the
ab
ove.
Slid
ing
glas
s doo
rs to
be
sam
e pe
rform
ance
incl
udin
g br
ush
seal
s.O
ppos
iteN
o re
quire
men
tsG
ener
alA
ny•
Wal
ls (m
inim
um R
w +
Ctr
50) –
Tw
o le
aves
of 9
0mm
thic
k br
ick
with
min
imum
50m
m c
avity
. Cav
ity to
incl
ude
50m
m th
ick
insu
latio
n an
d w
here
wal
l tie
s ar
e re
quire
d,
thes
e ar
e to
be
anti-
vibr
atio
n/re
silie
nt ty
pe.
• Ro
of a
nd c
eilin
g (m
inim
um R
w +
Ctr
35) –
Sta
ndar
d ro
of c
onst
ruct
ion
with
10m
m p
last
erbo
ard
cei
ling
and
min
imum
R2.
5 in
sula
tion
betw
een
ceilin
g jo
ists.
• Ea
ves t
o be
clo
sed
usin
g 4m
m th
ick
com
pres
sed
fibr
e ce
men
t she
et.
Mec
hani
cal v
entil
atio
nIn
impl
emen
ting
the
acce
ptab
le tr
eatm
ent p
acka
ges,
the
follo
win
g m
ust b
e ob
serv
ed:
• Ev
apor
ativ
e ai
r co
nditi
onin
g sy
stem
s w
ill m
eet
the
requ
irem
ents
pro
vid
ed a
ttenu
ated
air
vent
s ar
e pr
ovid
ed in
the
ce
iling
spac
e an
d d
esig
ned
so th
at w
ind
ows d
o no
t nee
d to
be
open
ed.
• Re
frige
rant
bas
ed a
ir co
nditi
onin
g sy
stem
s nee
d to
be
des
igne
d to
ach
ieve
fres
h ai
r ven
tilat
ion
requ
irem
ents
.•
Exte
rnal
ope
ning
s (e.
g. a
ir in
lets
, ven
ts) n
eed
to b
e po
sitio
ned
faci
ng a
way
from
the
trans
port
corri
dor
whe
re p
ract
icab
le.
• D
uctw
ork
need
s to
be p
rovi
ded
with
ad
equa
te si
lenc
ing
to p
reve
nt n
oise
intru
sion.
Out
doo
r Liv
ing
Are
a•
Loca
te o
n th
e sid
e of
the
build
ing
that
is o
ppos
ite o
r per
pend
icul
ar to
the
corri
dor
; or
• Lo
cate
with
in a
lcov
e ar
ea so
that
the
hous
e sh
ield
s it f
rom
cor
ridor
.
1.Whe
reatw
o-storeydwellingisprop
osed
,spe
cialistadvice
mustb
esoug
htasthe
upp
erlevelw
illno
trec
eiveth
esamelevelofa
ttenu
ationprovided
bywallsorotherdwellings.
2.Non
-hab
itablebu
ildingssu
chasshe
dsa
ndoutbu
ildingsarenotsu
bjec
ttotheQuietHou
seDesignrequ
iremen
ts.
3Glazin
gpa
nelsareac
ceptab
leinexterna
ldoo
rsfa
cing
thetra
nspo
rtco
rridor.H
oweverth
esemustm
eetthe
minimum
glazin
grequ
iremen
ts.
4.Anypen
etrationsinaparto
fthe
buildingen
velope
mustb
eac
ousticallytrea
tedso
astono
tdow
ngradethepe
rform
ance
ofthe
buildingelem
entsaffe
cted
.Mostp
enetrationsinexterna
lwalls
such
asp
ipes,cab
leso
rduc
tscan
besealed
throug
hca
ulking
gap
swithnon
-harden
ingmasticorsuitablemortar.
Con
stru
ctio
n re
quire
men
ts fo
r hou
ses r
equi
ring
quie
t hou
se d
esig
n ar
e sh
own
belo
w. T
he c
ost o
f suc
h tre
atm
ent i
s hig
hly
varia
ble
but c
an b
e m
inim
ised
by
way
of h
ouse
layo
ut.
2054
Rep6
77A
9A
TTA
CHM
ENT
1: L
OT
TYPE
S
Plan
Ref
: 205
4-47
4i-0
1
|64| Austin Lakes Design Handbook |65|Austin Lakes Design Handbook
2054
Rep6
77A
10A
TTA
CHM
ENT
2: V
EHIC
ULA
R A
CC
ESS
REST
RIC
TION
Plan
Ref
: 205
4-47
5G-0
1
|66| Austin Lakes Design Handbook |67|Austin Lakes Design Handbook
Annexure 2
Lot ____________________, AUSTIN LAKES
The Transferee covenants with the Transferor:
(1) NOT to construct, erect or install or permit to be constructed, erected or installed on the land hereby transferred (“the land”):-
(a) A residence or any alteration or addition to a residence:-
(i) which does not have a front elevation comprised of a minimum of two different wall materials or two different wall colours;
(ii) subject to paragraph (i) using wall materials which are not either predominantly painted or rendered concrete, rendered masonry, clay bricks, limestone, natural coloured concrete blockwork, split face block feature walls, timber or weatherboard which has a stained or painted finish, fibre cement cladding, metal deck cladding custom orb and/or mini orb, reverse brick veneer or composite materials (including a mixture of fibre cement products) or other similar material finished in facework or render provided that each of those materials used comprises not less than ten per centum (10%) of the total front elevation wall area (excluding windows) of the residence; and
(iii) using roof materials which are not concrete or clay tiles or colorbond with a non-reflective surface; and
(iv) using roof materials which include Zincalume metal and other reflective materials, red and orange colours.
(b) A residence which is not a permanent non-transportable private residence (“a residence”) unless the completed residence is of comparable standard to a residence constructed insitu.
(c) A residence which:
(i) has a pitched roof and the roof pitch is less than 24 degrees and 43 minutes (excluding any part of the roof which covers verandah areas);
(ii) has a skillion roof unless the skillion roof has a pitch of a minimum of 5 degrees and a maximum of 10 degrees; or
(iii) has a flat roof unless the flat roof has a pitch of less than 5 degrees and all edges of the roof are hidden by a horizontal parapet.
(d) A residence which does not have a front façade containing either:
(i) a Gable; or
(ii) a Gablet; or
(iii) at least one arch to the brickwork of the front façade with projecting masonry corbels; or
(iv) an arch with projecting masonry corbels; or
(v) a portico that projects forward from the main roof of the front of the residence; or
(vi) projecting sill courses and/or contrasting sills; or
(vii) a verandah with a minimum depth of 1500 millimetres which comprises a minimum of 50 percentum of the front elevation of the residence; or
(viii) a feature blade wall; or
(vii) a cement render finish to the walls of the front elevation of the residence.
(e) A residence which does not contain a carport or garage making provision for parking of at least two motor vehicles side by side and does not contain a front door.
(f) A garage, which, if not located under the main roof of the residence:-
(i) is not made of the same materials as the residence; or
(ii) does not match or complement the residence, in respect of the pitch of the roof, materials used, the design and external appearance including colour and the quality of construction.
(g) Any outbuilding structure with walls and a roof exceeding 20 square metres which has a flat roof unless the structure is made of the same materials as the residence, the roof is shielded from front view by parapet walling and the structure otherwise matches or complements the residence in respect of materials used, the design and external appearance, including colour and the quality of construction.
(h) Any shed or other outbuilding which has walls made of or coated with zincalume or other reflective material.
(i) A garage that is an outbuilding:
(i) the roof pitch of which is not the same as the main dwelling;
(ii) which is not completed in conjunction with the main residence; and
(iii) which does not have driveway and crossover fully constructed to the garage door.
(j) A residence, unless a driveway and crossover between the road and parking area on the land are constructed and completed at the same time as, or prior to, occupation of the residence.
(k) A driveway which:
(i) is wider than 6 metres at the street boundary of the land;
(ii) is less than 5 metres in width at the street boundary of the land;
(iii) is less than 0.6 metres from any side boundary of the land;
(iv) is not constructed of brick paving, an exposed aggregate or a textured coloured concrete product;
(v) is constructed of grey grano concrete or is red or orange in colour; or
(vi) has a crossover which does not abut each side of the footpath, where a footpath is installed.
(l) Subject to paragraph (m), any side or rear boundary fence unless it is:-
(i) capped and painted on both sides in Teatree coloured paint and is constructed of materials known as colorbond; or
(ii) constructed of masonry or brick which complements the dwelling and streetscape.
(m) Subject to paragraph 1(m), any fence which is less than 1800 millimetres in height or does not match or complement the residence or, which extends forward of a 500mm set back from the building line and 2metres set back from the building line on a corner boundary.
AUSTIN LAKES STAGE 2.51B RESTRICTIVE COVENANTS
|68| Austin Lakes Design Handbook |69|Austin Lakes Design Handbook
(3) That where retaining walls or fences have been erected on any of the boundaries of the land by the Transferor, NOT to alter or remove any or the retaining walls or fences, NOT to allow or permit the retaining walls or fences to fall into a state of disrepair, and NOT to repair or renew such retaining walls or fences except in the same style and colour as the existing retaining walls and fences.
(4) That if retaining walls or fences have been erected on any of the boundaries of the land by the Transferor, NOT to alter the level of the surface of the land by elevating the level by more than 100mm
(5) Except for any residence specifically constructed for display purposes, NOT to erect or display or cause to be erected or displayed on the land any sign hoarding or advertising of any description whatsoever other than a sign erected by a builder of the residence in accordance with the Builders Registration Act or a “FOR SALE” sign which may be erected after completion of a residence ,driveway, crossover, front yard landscaping fencing and return fencing /gate from the side boundary to the residence.
(6) Except for any residence specifically constructed for display purposes, NOT to use or open or allow to be used or opened, any residence erected on the land for display purposes.
(7) Not to breach or cause to be breached the Austin Lakes South Yunderup Design Handbook relating to the land a copy of which is annexed hereto and marked “3”.
(8) Not to remove any footpath or part of a footpath.
(9) That the covenants herein contained shall operate and be enforceable until the day being fifteen (15) years after the date of issuing of the Certificate of Title to the land when such covenants will cease to have any further effect.
(10) That the burden of these covenants shall run with each lot on the plan or diagram of subdivision for the benefit of every other lot on that plan or diagram. The covenants shall be enforceable against the Transferee and every subsequent registered proprietor of the land, by the Transferor and every subsequent registered proprietor of any other lot on the said plan or diagram of subdivision.
The restrictive covenants are entered into for the benefit of all Buyers of lots on the relevant Deposited Plan of Subdivision and are enforceable by all owners.
Each Buyer must therefore comply with and observe the restrictive covenants. The Seller accepts no responsibility for enforcement of the restrictive covenants, but does have and reserves the right to do so, so long as it is the registered proprietor of a lot on the relevant Deposited Plan.
The Buyer agrees that prior to commencement of any construction on the land, the Buyer shall submit plans and specifications to the Seller or it’s agents for approval. Approval shall automatically be given if such plans and specifications comply with the covenants hereinbefore contained.
(n) If the land is serviced by and abuts a rear access lane, any fence which extends forward of the building frontage setback line unless it:-
(i) is constructed of the same materials as the walls of the residence, or is an open timber picket fence
(ii) has a maximum open height of 750mm; or
(iii) has a maximum solid height of 750mm.
(o) A residence unless all side and rear boundary fencing is constructed and completed at the same time as or prior to occupation of the residence.
(p) A letter box which is not located adjacent to the driveway, is not clearly numbered or does not match or complement the residence.
(q) An air conditioner or evaporative cooler, unless:-
(i) contained wholly within the residence; or
(ii) is installed generally below the ridge line of the roof and is of similar colour to the roof; or
(iii) contained within the roof space between the ceilings of the residence and the underside of the roof of the residence.
(r) A solar hot water heater, unless it fits the roof profile and is not elevated at any angle to the roof profile and otherwise matches or complements the residence.
(s) A clothes line, rain water tank, rubbish disposal contrainer or gas hot water system except in accordance with the manufacturer’s instructions and which is not screened from public view.
(2) NOT to:
(a) park or allow to be parked on the land or on the road or on any other land near to or next to the land, any trucks or commercial vehicles (which have an aggregate weight greater than one tonne) unless such vehicles are housed or contained wholly within a carport or garage on the land or are screened from public view; or
(b) park or allow to be parked on the land or the road or on any other land near to or next to the land and caravan, trailers, boats or any other mobile machinery which have an aggregate weight greater than 3.5 tonnes or a height greater than 2.0 metres which are used wholly or predominantly for recreational purposes unless those vehicles are either:
(i) housed or contained wholly within a carport or garage on the land or are screened from public view; or
(ii) parked or contained on a hard surface on a side boundary that is perpendicular to the primary street.
(c) carry out any repairs to or restoration of any vehicles parked on the land or on the road or on any other land near to or next to the land unless such repairs or restoration is carried out wholly within a carport or garage on the land or is screened from public view.
|70| Austin Lakes Design Handbook |71|Austin Lakes Design Handbook
(11) For the purposes of these covenants:-
(a) “Gable” means a triangular portion of the external wall between the enclosing lines of a pitched roof from eaves level to the apex;
(b) “Gablet” means a small Gable, such as in a Gambrel Roof;
(c) “Gambrel Roof” means a roof having a small Gable near the apex of a hipped end;
(d) “outbuilding” means a building or buildings erected or constructed on the land which is not part of the residence, the carport or the garage.
(e) “Portico” means a narrow verandah or colonnade projecting from the front entrance of the dwelling;
(f) “primary street” means the street which is directly opposite the main front door of the residence; and
(g) “residence” means a building constructed for private residential occupation which may be a single residence or part of a duplex or other multiple development and may be more than one storey in height, depending on the density requirements of the Shire of Murray and WAPC.
(h) “secondary street” means a street which runs along the side of the residence and is not a primary street.
Buyer _________________________________________
Witness ________________________________________
Date __________________________________________
Signed by the Seller:
Seller _________________________________________
Witness _______________________________________
Date: __________________________________________
Buyer _________________________________________
Witness ________________________________________
Date __________________________________________
SOUTH YUNDERUP
Disclaimer: While best endeavours have been used to provide information in this publication that is true and accurate,
Wolfdene and related entities accept no responsibility and disclaim all liability in respect to any errors or inaccuracies it
may contain. Prospective purchasers should make their own inquiries to verify the information contained herein.
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