design and siting guidelines - frasers property · design and siting guidelines (amended may 2013)...

design and siting guidelines(Amended May 2013)

an development partnership

Call 13 38 38www.therangeatcroydon.com.au

Sales Office: Cnr of Dorset Rd & Parsons St, Croydon (Mel Ref. 37 C11)

design and siting guidelines


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1.0 Introduction and Application

1.1 Introduction

These Guidelines deal with the planning and development of approximately 600 residential land lots at The Range at Croydon, a new residential neighbourhood in the established suburban area of Croydon within the Maroondah City Council.

The Range at Croydon is being planned and developed by Croydon Developments Pty Ltd (the Developer). The estate retains selected elements of the landscape characteristics from the former use of the site as the Croydon Golf Club.

The Developer is keen to assist in protecting the investment of its new residents by requiring that the development of houses and associated facilities maximises a high standard of design, quality presentation and potential expected as part of the development of a new community.

The means of guiding the development to meet the high standards proposed is to prepare and implement these Design and Siting Guidelines which establish minimum standards and also provides suggestions and approaches to further enhance the development standard of residential lots.

The scope of these Guidelines includes:

• House siting and design; • Dwelling entry, access, car parking and garages; • Private open space, lot landscaping and fencing; and • Recycled water scheme connection and use.

1.2 Application

The purpose of this document is to explain and promote design solutions that reflect the intent and integrity of The Range at Croydon development. It is aimed at achieving a modern contemporary design, with elegant clean lines. These standards will promote that each individual home adds to the overall streetscape appeal to establish and maintain The Range at Croydon identity as a distinctive and highly liveable environment.

These Guidelines are additional to statutory building and planning requirements of Maroondah City Council and other relevant Authorities.

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Owners are responsible for ensuring that the management of the construction works on the lot is carried out in a responsible manner and for any damage their builder (and the builder’s contractors) may cause to estate assets, such as footpath, kerbing, nature strips and street furniture and the like.

Access to lots for construction purposes must be via the constructed street network only and under no circumstances will access be permitted over the open space reserves or the undeveloped areas of the estate.

Prior to use or removal, all materials, spoil, debris and rubbish must be contained within the lot during construction and not placed on nature strips, other lots or any other areas of the state.

Before commencement of construction on your property it is recommended that a ‘dilapidation’ survey be undertaken comprising a copy of the engineering plan marked up to show any pre-existing damage evident along with a photographic record as appropriate. Council may require the payment of an asset protection bond and can undertake inspections during the construction phase.

Disclaimer

Please note that all information given in this document regarding the Maroondah Planning Scheme is the understanding of the Developer at the time of printing, and is given to provide some assistance to the lot owner. The Developer does not warrant that the information relating to the Maroondah Planning Scheme in this document is correct or complete. This document is not, and is not intended to be, a summary of all of the requirements which must be met before construction on a lot. All lot owners must make their own investigations to ensure that they are complying with all relevant local government, planning and other requirements, in addition to the obligations pursuant to these Design Guidelines, restrictions on the relevant plan of subdivision, and any relevant Memorandum of Common Provisions.

The Developer may amend or vary these Design Guidelines from time to time and makes no representation that the same obligations shall apply across the whole estate.

Appendix A: Design and Siting Guidelines Checklist

Lot No:...................................................................................................................................................................................

Street Address:.............................................................................................................Home Ph: .........................................

Owners Name: .............................................................................................................Work Ph: ..........................................

Owners Address:....................................................................................................................................................................

Builders Name:.......................................................................................................................................................................

Contact Name:.......................................................................................................................................................................

............................................................................... ............................................................. Signature of Owner/Builder (Please circle) Date

Documentation required to be submitted for approval to The Range at Croydon Architectural Assessment Panel (AAP).

1. SITE ANALYSIS PLAN Existing conditions including natural ground levels, trees and other vegetation, buildings and other structures on adjoining lots, fences as well as descriptions of site constraints and opportunities

2. DESIGN RESPONSE PLAN

3. SITE PLAN, ROOF PLAN AND INDICATIVE LANDSCAPE PLAN

4. FLOOR PLANS Including ground and first floor

5. ELEVATIONS Front, rear and both sides

6. CROSS AND LONGITUDINAL SECTIONS

7. EARTHWORKS AND BENCHING PLANS

8. SCHEDULE OF EXTERNAL MATERIALS Walls and roofs of house and outbuildings

9. FENCING Location, height and materials of all boundary fencing

10. BUILDING ENERGY EFFICIENCY RATINGS Copy of the energy efficiency rating report

Each box is to be ticked. Applications can not be assessed until all of the above information is available. Please submit the above documentation to the AAP at:

[email protected]

A copy of this form must be included with the lodgement of plans for approval. Additional copies are available at the Sales Information Centre.

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The Developer reserves the right to vary these Guidelines at any time as required during the progress of the development and remains the final arbiter on matters of interpretations of intent or meanings of words. Applications will be assessed individually on a merits basis. The Developer, at its absolute direction, may grant exemptions from one or more of the performance provisions of these Guidelines where it can be demonstrated that such provisions cannot be met to an extent reasonably practical. In such cases the submission of the applicant must substantiate to the satisfaction of the Developer that the proposed design will exceed these Guidelines in two or more other performance provisions.

These Guidelines will remain in application for a period of 10 years from the date of sale of the last lot within the estate sold by the Developer. Within such time, in the event of an owner entering into a Contract of Sale to sell their lot, such a Contract must include conditions requiring any subsequent purchaser to also meet the requirements of these Guidelines.

Should conflict arise between the:

1. Restrictions on Title;

2. Special Conditions of Contract of Sale between the Developer and purchaser and/or

3. These Guidelines then precedence shall be ranked in that order.

1.3 Multi Dwelling Medium Density Development

Within the estate there are sites that have been specifically set aside for multi unit medium density development. The development of such sites is not required to meet the requirements of these Guidelines with the specific statutory provisions of Clause 55 of the Maroondah Planning Scheme applying to these sites. The development of these sites may have alternate provisions with respect to siting, built form, materials finishes and colour schemes whilst still meeting the overall design intent of the estate.

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1.4 Estate Design Vision

The Developer has conceived the design vision for The Range at Croydon as a liveable community with a focus toward active and healthy lifestyles for residents throughout all stages of life in body, mind and spirit. To this end the masterplan for the estate incorporates extensive naturalistic treed parklands within its boundaries and with connections and linkages to nearby existing open space areas. A theme of flowing green enclaves that evoke the ambience of the site’s former golf course fairways embodies this vision and allows for varied walking tracks and a fitness trail with exercise stations through the estate and beyond. Spaces consciously designed with flexibility of use by, for example, incorporating cool and restful water bodies for simple contemplative meditation through to challenging workout facilities that may be deployed in high performance training.

The urban design of the estate seeks integration to the natural environment that respects the distinct aesthetic values of the neighbourhood and the locality. The Range at Croydon will encapsulate the essence of the best aspects of surrounding Croydon with its rolling terrain, terminating short views and long range vistas to the surrounding hills. Views that emerge and recede on movement through an inviting and well defined network of streets and pedestrian pathways. An environment characterised by appealing homes generously setback, partially shielded from roadsides with grassy verges diffused by lush vegetation and under the shelter of spreading canopy trees.

Into this visualisation is the intention of a terrain lightly touched with careful building placements domestic in scale yet creative in presentation. Coherency with the existing established grain of built form is essential whilst engendering a contemporary idiom in building form, materials and design and construction techniques.

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2.0 Approvals

2.1 Council Approval

The Maroondah City Council Planning Scheme applies to all lots within the estate and under the provisions of the scheme Planning Permit approval will be required for certain works to be undertaken. Inquiries and applications are to be made to Maroondah City Council (refer to http://www.maroondah.vic.gov.au).

Under the Planning Scheme all lots are zoned Residential 1 with the following zone overlay provisions:

Cl 42.03 Significant Landscape Overlay (SLO3) Cl 42.02 Vegetation Protection Overlay (VP01) Cl 44.05 Special Building Overlay

Planning Permit Applications will need to address the requirements under each of these provisions. Council’s decision guidelines may require that Council also consider State and Local Planning Policy Frameworks including the Municipal Strategic Statement and Local Planning Policies. These provisions allow Council to require that development be in accordance with Council’s Neighbourhood Character Policy as stated in Clause 22.03 of the Maroondah Planning Scheme and the provisions of Clause 32.01 Residential 1 Zone and Clause 54 One Dwelling on a Lot. Note that the Planning Scheme is amended from time to time and other provisions may apply. It is recommended that owners and designers inquire with Council directly and through the relevant on-line sources of information (refer to: http://www.dse.vic.gov.au/planningschemes).

2.2 Developer Approval

In addition to Council approval, written approval from the Developer is required through The Range at Croydon Architectural Assessment Panel (AAP). Approval from the AAP is required prior to construction or erection and/or installation of any item on an allotment. Such approval is required for four principal kinds of construction:

• Proposed buildings and structures, including garages, carports and any outbuildings;

• External materials, finishes and colours;

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• Site treatments for lot gradients including excavations, filling and retaining walls; and

• Landscaping including driveway and crossover, fencing, letterbox and paving.

Other elements that require written approval from the AAP include:

• Externally mounted air conditioning units and evaporative coolers;

• Minor buildings such as garden and storage sheds, aviaries and similar structures;

• Pergolas, patios and verandahs;

• Proposed external alterations and extensions;

• External solar hot water heating systems, rainwater tanks and recycled water utility installations;

• External satellite dishes and other communications devices, TV and radio antennae and security alarms; and

• Swimming pools and associated structures and tennis courts and any associated external lighting.

2.2.1 Submission Requirements

For assessment by the AAP the following is required:

• Drawings – a minimum of three sets of drawings (A3 size preferred) of all buildings, structures and construction works proposed on the lot.

• Drawings are to be accurately dimensioned, showing true north orientation and are to nominate all proposed finished floor levels and finished external surface levels to Australian Height Datum (AHD) in plan and on elevations with dimensions of building heights to the tops of roof, eaves and walls on boundaries measured from the natural ground level.

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A typical drawing set should include:

• Site Analysis Plan (existing conditions including natural ground levels, trees and other vegetation, buildings and other structures on adjoining lots, fences as well as descriptions of site constraints and opportunities);

• Design Response Plan (with notations as to compliance with the building envelopes and how the proposed design is intended to respond to the site context);

• Site Plan, Roof Plan and Indicative Landscape Plan (showing paving and finished surfaces, indicative landscape proposals and an intended planting list);

• Floor Plan (s) of all levels;

• Elevations of front, rear and all sides with clear indication of how the design will meet the required building envelope height setbacks. At least one set of elevations is to be coloured to clearly delineate the extents of all materials, finishes and colours proposed, along with a descriptive schedule of these;

• Cross Section and Long Section to the full extent of the lot showing natural and proposed finished surface levels to demonstrate the third dimensional relationship of proposed buildings to the site and any proposed techniques for site transformation;

• Earthworks and benching plans showing the extent of any proposed excavation or filing of the lot and detail drawings may also be necessary to describe techniques of proposed site treatments for lot gradients;

Note: internal elevations, joinery details, services and electrical plans are not to be submitted unless such information is relevant to the proposed external form and appearance.

Site Analysis

Design Response

• Completed Application Form and Checklist including all contact details of owner, architectural designer and / or builder nominating the relevant lot number and indicating whether the submission is for Preliminary or Final Design assessment.

Applications for developer approval may be submitted to the AAP at the following e-mail address: [email protected]

This is a sustainability initiative to reduce paper usage.

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2.2.2 Developer Approval Process Flow Chart

Prior to entering into a building contract purchasers should supply a copy of these Guidelines to their architect, designer or builder as well as a copy of Title, the Restrictions on the Plan of Subdivision and the Memorandum of Common Provisions as well as the relevant provisions of the Maroondah Planning Scheme. It is recommended that you familiarise yourself and your architect, designer or builder with the detail of these documents prior to the commencement of design work for your dwelling to ensure that all requirements are understood.

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It is recommended that purchasers considering a builders’ specific standard design home, should undertake an initial enquiry with the Developer with respect to an appraisal of the general suitability of the intended design. This is on an advisory basis for discussion purposes only and will not constitute an approval nor will specific recommendations be made at this time by the AAP as to any design amendments that may be required to achieve approval.

Once purchasers have considered their intended design proposals, it is recommended that a two-step approval procedure be followed being A. Preliminary and B. Final Design Assessment as described below.

While no fees apply to the approval process service for one Preliminary and one Final Design Assessment, a fee of $150 will apply for any resubmission at either the Preliminary or Final Design Assessment stages.

2.2.3 Preliminary Design Assessment

The purpose of undertaking an assessment of the design at an early stage is to ensure that the proposal will comply with the Guidelines. This step is recommended prior to application to Maroondah City Council for Planning Permit approval and before you have final building contracts signed and the working drawings prepared.

Drawings submitted at this stage must demonstrate how the proposed design responds to the specific site context of the lot. The AAP will assess the proposal and advise you as to whether the design is acceptable and/or provide a list of requirements or advice that will need to be addressed prior to the submission being taken further.

In regard to any such requirements, it may be necessary to amend the design proposal drawings and re-submit for Preliminary Design Assessment prior to drawings for Final Design Approval being prepared.

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2.2.4 Final Design Assessment

After any necessary amendments to the preliminary design proposal and once Planning Permit approval has been granted by Maroondah City Council, a submission to the AAP for Final Design Assessment is required. The submission must include copies of approved Planning Permits and plans drafted to working drawing standard and include a written schedule describing any corrections and adjustments made to the design since the Preliminary Design Assessment.

If the working drawings are in order, Final Approval can be granted. If the submission does not meet the Guidelines, a list of requirements will be provided which must be fulfilled to obtain Final Approval. You will be required to amend the plans and re-submit for Final Approval.

Note that approved Planning Permits may also require submission of amended drawings for endorsement by Maroondah City Council and these should also be included in the submission to the AAP for Final Design Assessment.

Once final approval has been granted by the AAP and if necessary plans are endorsed by Maroondah City Council you may proceed to the next stage of obtaining your Building Permit.

2.2.5 Design Replication

Each application will be assessed on the merits of the design proposal with reference to the site analysis and design response. Approval of any particular design for a specific lot will not be deemed to confer precedence for any other lot.

To encourage a high standard of urban design integrity and to assist purchasers to maintain the investment made in the estate, replication of the same house design and facade within a precinct or stage is to be minimised. In this respect, no more than five (5) dwellings of the same type and facade will be permitted within the precinct or stage.

No house of similar design (as deemed by the AAP) is to be located within proximity of each other by a distance of 75 metres (measured from the centre of the front boundary of the property) or within five lots either (whichever is greater) on either side of the street.

Townhouse and Medium Density dwellings are exempted from this requirement.

Design Replication

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3.0 Site Planning and Building Design

3.1 Design Principles

The key design principles promoted for The Range at Croydon estate are

• Dwelling designs well integrated with the environment in respect of the site topography and retained vegetation;

• A high standard of neighbourhood character through consistency in streetscape presentation, built form, roof style, material, finishes and colour selections;

• Features of dwellings to enhance the streetscape character through the detail of material and finishes treatments;

• Defined Entries, in scale with the overall house and enhancement of the street address with relief elements such as porches, pergolas and verandahs;

• Opportunities to capture external vistas and create internal views;

• Simple roof forms set low with horizontal emphasis;

• Appropriate siting for solar orientation of dwellings with a north facing indoor living area and the main outdoor living area with a northern aspect;

• Creation of layouts with interior living spaces with well positioned relationship to outdoor areas;

• Bedrooms, service areas and the like positioned to the south or west where possible;

• Window placement and sizing to give variety to the composition;

• Windows protected from summer sun while gaining winter sun and avoidance of large west facing windows;

• Building design proportioned with emphasis on the pedestrian and designs not dominated by vehicle accommodation;

• Consideration of privacy in the context of adjoining dwellings through suitably well located and secluded open space areas at the side or rear of dwellings and as courtyards and balconies; and

• Landscaping design to enhance the natural characteristics of the estate.

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3.2 Building Type and Size

The type and minimum size of dwelling that may be constructed on a lot is as specified in the Covenant within the Contract of Sale or within the Restrictions on the Plan of Subdivision.

The minimum area of dwelling on any individual lot is to be 170m2 excluding garage carports and verandahs, unless otherwise specified on the Restrictions on Title.

The maximum permissible coverage for each residential lot is specified on the building envelope diagrams, which forms part of the Restrictions on Title. A Planning Permit, and possibly the consent of the adjoining land owners, is required for any site coverage in excess of that specified in the Restrictions on Title. In addition to the dwelling, garage /carport and verandahs, building area includes porches, porticos, alfrescos, patios or other ancillary permanent structures.

3.3 Siting Guidelines

It is recommended that a site analysis plan of the lot be prepared prior to commencement of design. This analysis sets the criteria for the positioning of the residence in relation to site topography, existing retained vegetation, services, crossovers, parking bays and landscaping. Engineering plans and building envelopes accompanying your contract are available to assist you with this process. For details of the application of the Maroondah Planning Scheme refer to Section 2.1 of these Guidelines.

Some of the key points to consider are:

• Site constraints and opportunities including orientation and slope;

• Possible house orientation and location within building envelopes and required setbacks;

• Existing protected trees and other significant vegetation;

• Adjacent public and private open space areas and other existing or proposed buildings and other structures;

• Pedestrian and vehicular access points to the site and/ or restrictions;

Site Coverage

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• Potential for views;

• Prevailing winds;

• Services connection points and easements;

• Surface drainage and potential runoff impacts;

• Privacy requirements and

• Potential noise sources.

3.4 Private Open Space Requirements

The Maroondah Planning Scheme requires that each dwelling on a single lot is to be provided with at least 80m2 of private open space area on the lot of which at least 60m2 is to be secluded at the rear or side of the dwelling with a minimum dimension of 5.0m and have convenient access from a habitable room such as the main living area of the dwelling but not including a bedroom.

3.5 Floor Levels and Site Gradient Guidelines

Designs will need to take into consideration site gradients in determining proposed floor levels. Careful design of levels will ensure that you home presents well to the public areas, accessibility is practical and surface runoff and site drainage can function efficiently.

Designers should consider the use of split floor levels, deepened slab edge rebates, suspended floor systems and moderate height retaining structures as techniques to manage site gradients in the design of the home. Consideration should also be given to the use of steps and graded ramps designed at safely trafficable gradients. Non trafficable areas should not exceed batter slopes of 1 in 3 and be landscaped for low maintenance. For driveways a maximum slope of 1 in 4 with suitable grade transitions applies.

Earthworks and landscape design will also be important considerations to appropriately treat the finished site levels for drainage and the use of agricultural drains, grates and drainage pits can assist in managing undue run off effects.

Private Open Space

Gradients/Retaining Walls

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3.6 Height Restrictions

Under the Maroondah Planning Scheme, the maximum building height allowable is eight (8.0) metres, measured to the top of the roof ridge from the natural ground level at any point on the proposed building perimeter. Planning Permit approval is required for building heights in excess of 8.0m.

Third levels may be considered provided that the extra level is located in the roof space or in a basement level below the natural ground line and provided that overall height restrictions are maintained.

3.7 Building Setback Requirements

Setback controls have been carefully planned to ensure the integrity of the urban streetscape and for the overall enhancement of the estate. These are detailed by the building envelope diagrams included in the Plan of Subdivision/Memorandum of Common Provisions as a Restriction on Title. Statutory Building and Planning Regulations also apply in relation to setbacks. Owners are required to ensure that the dwelling complies with all statutory regulations and requirements in accordance with the Maroondah City Council and other relevant authorities.

• Street Setbacks

For all lots at The Range at Croydon, all buildings must be setback from the street frontage by a minimum of 5.0m. For corner lots this applies to the principle street frontage being the shorter of the two street boundaries. For the side street boundary a minimum setback of 2.0m applies.

Garages are to be articulated into the main dwelling and garages or carports are not to project forward of the dwelling.

Height

Setbacks

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• Rear Setbacks

The Maroondah Planning Scheme requires that all two storey buildings be setback from the rear boundary by a minimum of 5.0m plus a further 0.3m for every 1.0m of height above 3.6m to a height of 6.9m plus a further 1.0m for every additional 1.0m of height over 6.9m.

Single storey buildings that do not have an abuttal to an external boundary (ie. abutting the existing subdivision to the north, east and south), are exempt from this requirement and are permitted a minimum rear setback of 3.0m. The setback provisions in respect of wall heights in excess of 3.6m still apply.

• Side Setbacks

The Maroondah Planning Scheme requires that all buildings be setback from side boundaries to adjoining lots by a minimum of 1.2m plus a further 0.3m for every 1.0m of height above 3.6m to a height of 6.9m plus a further 1.0m for every additional 1.0m of height over 6.9m.

• Setback Exemptions

Porches, verandahs and sunblinds that do not exceed 3.6m in height may project by not more that 0.5m into the setbacks. Such elements as water tanks and heating or cooling equipment may project into side and rear setbacks by not more that 0.5m. Further information regarding setback exemptions may be found in the Memorandum of Common Provisions.

• Walls on Boundaries

With the exception of boundaries abutting streets or public open space reserves, walls of garages and other parts of dwellings may be constructed on a side boundary (other than a side street boundary) in accordance with the provisions of the Maroondah Planning Scheme and the building envelopes on the Plan of Subdivision and/or the Memorandum of Common Provisions.

Such walls are to be no greater than an average height of 3.0m and a maximum of 3.6m above natural ground level and be of maximum length of 10.0m plus 25% of the remaining boundary length.

In such instances, a parapet wall with box, internal or recessed eave gutters must be provided to the exact boundary. Projections over adjoining lot boundaries of any kind will not be permitted.

No building works including any earthworks, grading or retaining walls are permitted to be constructed on adjoining allotments unless by agreement with and the written consent of the adjoining owner.

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3.8 Privacy and Solar Access

With your design it is important to endeavour to minimise overlooking and overshadowing adjoining properties, and in particular secluded private open spaces, to achieve a responsible built environment considerate of the amenity of the neighbourhood.

The proposed house design and site layout should take into consideration overlooking and potential overshadowing of the adjoining properties, however in respect of these matters, purchasers recognise that the objective of the building envelopes in the Plan of Subdivision/Memorandum of Common Provisions is for the equal mutual benefit of all owners.

Building orientation, roof configuration and pitch, external walls, retaining structures and fence locations and heights, windows and balconies are important considerations to be taken into account in this regard. As appropriate techniques to ameliorate these effects may include fixed screening devices, windows with sills raised 1.7m above floor level or obscured glazing.

3.9 Energy Efficiency

Assessment of the Energy Rating of a home will take into consideration siting and design. By working with the environment to create living areas that maximise aspect for summer shade and winter warmth, a home can be made more comfortable to live in throughout the year. This can be achieved with living areas having predominantly north orientation and considering the solar path and altitude of the sun in the configuration of fixed shading devices such as pergolas and verandahs. Similarly placement of openable windows for prevailing winds can allow for cross ventilation using natural breezes to be designed to cool the home enabling long term efficiencies in energy costs.

In accordance with current building regulations, homes will need to be designed to achieve a minimum 5 Star Energy Rating. Owners are encouraged to investigate methods to increase this rating ‘Beyond 5 Star’ by considering the following techniques:

• Implementation of the principles of good solar orientation;

• Increased insulation in roofs, ceilings and walls;

• Ventilation of the roof space;

• Use of concrete floor slabs on ground or insulated suspended floor systems;

• Avoidance or minimisation of the placement of first floor habitable rooms over ground floor garage areas;

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• Sealing of gaps around windows and doors;

• Use of double glazing and window and door frames designed with a thermal break;

• Use of drapes, Holland or roman blinds and with pelmets to windows;

• AAA rated taps and fittings;

• A solar boosted gas hot water system; and/or

• A water tank for toilet flushing of minimum capacity

• 2000L and with minimum 50m2 roof catchment area.

3.10 Water Use Efficiency and Recycled Water

If proposed, rainwater tanks must have AAP approval and be appropriately screened from public view and installed in accordance with guidelines available from and to the approval of Yarra Valley Water, the Plumbing Industry Commission and Maroondah City Council as appropriate.

Further to these requirements, as an initiative of The Developer and Yarra Valley Water, The Range at Croydon is to be reticulated with a recycled water main with the ability to distribute Class A recycled water to all homes on the estate.

Owners are required to connect to the system with installations for toilet flushing and may include other uses such as garden irrigation as specified by and to the approval of Yarra Valley Water, the Plumbing Industry Commission and Maroondah City Council as appropriate.

Owners are also encouraged to investigate landscaping opportunities for water conservation including drought tolerant plant selections and sub surface irrigation systems.

3.11 Fibre to the Home

Fibre to the Home (‘FTTH’) will be provided to parts or all of the development. Due to the provision of FTTH throughout the estate, new technology is employed and as a result the wiring within your house needs to be done differently as part of its construction. We therefore recommend that you confirm the availability of FFTH with the Developer, prior to commencing house design.

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3.12 External Materials

The AAP will not normally endorse plans unless the following guidelines are met:

At least 50% of the external walls (excluding windows) of all dwellings including garages must be constructed of face finished brick or concrete masonry, brick veneer, stone, or rendered composite cladding materials. The use of painted timber, compressed fibre cement sheet or pre-finished coloured non reflective metal materials are to be encouraged to enhance neighbourhood character through façade articulation.

The external walls of all other outbuildings must be brick, brick veneer, stone, rendered concrete, compressed fibre cement sheet, timber or coloured non reflective metal to compliment the dwelling.

All roofs must be constructed of concrete or terracotta tile or coloured non reflective metal roofing material.

Any retaining walls visible from streets or other public areas must be constructed of either random coursed rock work or brick or concrete masonry with rendered finish in charcoal grey tone colours.

3.13 Building Form and Facade

Residences within the estate are to reflect contemporary residential design, with building materials and finishes being appropriate to this design intent.

Roof forms should not dominate the overall elevational composition. To achieve this requirement:

• A maximum roof pitch of 25° applies and

• For any roof element, the ratio of overall roof height above walls to the minimum height of the wall below the roof (i.e. Roof Height : Minimum Wall Height) should not exceed 1 : 1 for single story walls and 1: 0.5 for two storey walls.

Roof designs should be simple with primary roof forms to residences delineated to define a point of focus. Low pitched roofs with eaves treatments to walls (measured from finished wall surface exclusive of fascia board and gutter), or flat roofs with parapet treatments to walls are preferred. Pitched roof forms without eaves will not be approved to any street or reserve fronting facades of homes.

Roof Ratio

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Designs where the building form and material and finishes treatment address all public frontages (roads, reserves and open space areas) are required. In particular:

• Façade treatments are to be consistent between the main street front and side elevations of corner lots with consistent articulation.

• For lots abutting reserves and open space areas, any side or rear elevation facing the reserve or public open space must be consistent with the main street front elevation.

• Façade treatments to side elevations are to be consistent with the main street front for any part of such elevations that remain exposed to view.

• Façade treatments to garage side walls exposed to view on side or rear boundaries must be finished to the equivalent standard as the street facing façade.

The use of styles imitative of period designs (i.e. Victorian / Colonial / Federation etc.) will not be permitted including the use of historical decorative elements. Designs should be uncomplicated by superfluous detail with character and individuality attained through design features integral to the façade materials and finishes selected (e.g. expressed joints in panel type cladding materials). Where mouldings are proposed, they are to be of generally rectangular profile and coloured to compliment the colour of the surrounding wall surface.

For double storey dwellings the front facades must be vertically articulated from floor to floor. This can be satisfied with at least 25% of the first floor front façade width being either:

• setback relative to ground floor by a minimum of 870mm;

• covered with an attached roofed balcony or similar structure to the first floor roof or

• the layering of façade treatments using alternate materials and colours.

Façade Treatments

Façade Styles

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3.14 Landscaping

The front garden and nature strip is to be established within 6 months of occupation of the dwelling.

Landscape designs must ensure that not more than 80% of the area of the lot is covered by impermeable surfaces. To emphasise landscape presentation, typically areas within 3.0m of lot frontages should have surface finishes which are predominantly of grass or low ground cover plantings. Hardy warm season couch grasses are recommended (such as Paspalum Vaginatum varieties) and the preferred species of ground cover is Myoporum Parvifolium (Creeping Boobialla)

A plan showing proposed hard and soft landscape elements and surfaces is to be submitted as part of the design approval process. The plan should indicate building footprints, driveways and parking, extent of paving, shade structures, clotheslines etc. A 500 mm border of planting is encouraged to all fence and house bases, in order to soften their impact and minimise weed growth in these areas.

Professional advice is recommended and owners are encouraged to consult qualified landscape designers, horticulturists and local nurseries on suitable species as well as appropriate densities for effective planting.

Tree growth habits, including mature heights and canopy spreads should be considered in order to determine suitable locations and avoid future tree limb or root damage to underground services or buildings.

Tiered retaining wall arrangements should be finished with mass planted ground covers or climbing plants in spaces between walls. Canopy trees are required to be planted in each front and rear yard of each lot.

4.0 Specific Design Requirements

4.1 Roofing

Roofing form and controls are to provide visual interest and enhance the building design. Roofing materials are to be concrete or terracotta tiles, or non-reflective metal.

Rooflines that are lowset to enhance the building form and façade are encouraged rather than being a predominant aspect of the overall composition. Pitched roof range should be between fifteen (15) degrees and twenty five (25) degrees.

Façade Articulation

Landscape Opportunities Plan

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All associated roofing materials and attachments are to be finished in a colour to match the roof, including pipe vents and other service penetrations above roofs.

Eaves are to be a minimum of 450mm width, measured from the face of the finish wall surface or brickwork, (exclusive of fascia and gutter).

Details of roof protrusions such as flues, chimneys and airconditioning units must also be submitted for approval. Any roof mounted equipment such as air conditioning units or satellite dishes are required to be located below the roof ridge or parapet line and to the rear of the dwellings away from view.

4.2 Verandahs and Balconies

The use of design elements such as balconies, verandahs and pergolas as a technique in articulating the façade will create a ‘layered’ effect and softening the overall streetscape and delivering visual interest to the design.

The use of balconies and verandahs or similar structures within the design is encouraged as they help to break the visual barrier that can be created with two-storey dwellings.

Verandahs and balconies are also elements that reflect the environment that is being created at The Range at Croydon, being modern contemporary, encouraging the use of such design elements to enhance outdoor living areas.

4.3 Vehicle Accommodation

Garages should be architecturally integrated to the dwelling and should match or complement the residence in respect of materials, colours and the standard of construction. To minimise garage dominance of street frontages, garages are to be no further forward than the principal front façade of the dwelling with a total width to the frontage not exceeding 7.2m.

To the approval of the AAP exceptions may be permitted in cases of steeply sloping sites where a second storey built form is designed above the garage such that the second storey is the principal visual element and any roofed section of the garage is flat with parapet walls.

Carports must have solid supports, minimum 125 mm x 125 mm posts or masonry piers with finishes that match the main dwelling.

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4.4 Driveways and Crossovers

All driveways and crossovers are required to be shown on the plans and must be submitted to the AAP for approval and driveways must be constructed prior to the occupation.

One driveway only per allotment is permitted with owners responsible for the cost of and the obtaining of Council approval for any proposed relocation of their driveway cross over. Owners are advised to check all service locations in the road reserve should you consider relocation and information regarding crossover relocation procedure and any fees payable are available from Maroondah City Council.

Driveways are to be offset a minimum of 500 mm from the side boundary for landscaping requirements;

Driveways are to be complementary to footpaths and crossovers and can be finished in alternative lighter tone materials to the satisfaction of the AAP;

Within the estate the preferred paving material is concrete coloured Abilox Midnight Black 4.15% Grey Cement. Alternative materials can be used for driveways only, being exposed aggregate, slate impression, or paved type finishes.

4.5 Fencing

A fencing policy applies within The Range at Croydon, detailing specific requirements to ensure a cohesive approach to fencing throughout the estate, and to maintain an open and spacious environment whilst retaining your privacy. With this in mind, for all lots within the estate, fences to street frontages and side fences forward of the building line (i.e. within the 5.0m front setback) are not permitted. To the approval of the AAP exceptions may be permitted for fences forward of the building line to provide privacy to secluded private open space areas in cases where such areas are sited and designed to take advantage of the amenity of public open space reserves.

There are specific fence design requirements for the lots facing reserves and it is important to take these into consideration to ensure that your house design relates to these fencing designs. The Developer will construct fencing where the property borders reserves and selected external boundary roads. Any abutting fencing to such lots that will remain exposed to public view must match that constructed by the Developer.

Garaging

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Other side and rear fencing should not exceed 2.0m in height and shall be constructed using timber palings, timber capping and timber posts exposed on both sides of the fence. Further information regarding fencing requirements may be found in the restrictions on the Plan of Subdivision and/or the Memorandum of Common Provisions.

Where fences are to be constructed along the side street for security and privacy to private open space areas on lots they are to be painted externally or otherwise feature fencing to the approval of the AAP must be provided.

5.0 Materials and ColoursAll external materials and colours are required to be approved in writing by the AAP prior to the commencement of construction. You will be required to provide your external material and colour selections to the AAP at the time of Final Approval.

The external materials and colours should reflect the environment being created at The Range at Croydon. Colours should preferably be of light to mid tones in general terms, with feature colours and materials introduced to bring variety and individuality to the designs while at the same time maintaining consistency throughout the estate.

Highly reflective or bright colours are not permitted to be used as predominant colours. Other colour accent, including brighter, stronger colours can be used on detailed building elements. Areas of lightweight construction (such as cement sheet, weatherboard and composite cladding) are encouraged in detailed sections to complement the overall design to break up render or brickwork in double storey dwellings. Colours of these should not be dark except as feature highlights.

Accent materials being fascia, gutter, window trim, front door, balustrade and handrail should be complimentary to the dwelling. It is recommended that the gutter match the roof tile colour and downpipes should match the adjacent wall colour and not be highlighted.

5.1 Masonry

Face work with smooth textures with uniform blends is encouraged. Bricks and blocks of regular shape and texture and with square edges are preferred. The use of tumbled bricks, rough faced, uncoloured or unfinished blockwork or concrete or similar material is not permitted.

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Coloured mortar colours should be complimentary to the brick colours and strong or bright contrasts are to be avoided.

Flush or rolled joints are preferred while raked joints should only be used if of shallow (5mm) depth.

Dwellings with significant face brickwork are encouraged to incorporate sections of contrasting materials. Where appropriate, detail panels of stonework and similar feature masonry should be considered as accent to large areas of masonry.

5.2 Render

Where large areas of render are proposed the base or predominant colour is to be light to mid tone. The use of dark feature colours should be restricted to detail panels and the use of tone on tone is recommended rather than highly contrasting colour schemes.

If bagging and painting is proposed in the building design it must be used only where complimentary rendering or areas of face brickwork dominate and provided that the finish is a two coat application of both bagging and painting.

5.3 Garage Doors

As garage doors can be a dominant element in the composition of a façade it is important that these be carefully considered to complement the design character of the dwelling.

Garage doors are to be panel lift or similar design (not including those of tray deck material). The use of roller doors to the street frontage is not permitted but can be considered to the rear of a residence where it can be adequately and effectively screened from public view. Designs incorporating decorative fanlight windows will not be permitted, however, the top panel of the door may be glazed.

5.4 Roofing Materials

Roofing materials are to be non-reflective concrete or terracotta tiles or non reflective metal in mid to dark tones and preferably of a grey or charcoal colour range. Light or bright coloured roofing will not be permitted.

All associated roofing materials are to be the same colour, including pipe-work penetrations.

Gutter colours are recommended to match the roof. Fascia colours should either match the roof and gutter colour or be similar to the main dwelling colour to complement the design.

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5.5 Windows and Glazing

Timber or powder coated aluminium window frames are preferred with matching window trims. Colours should be complementary to the dwelling and highly reflective colours should be avoided. All glazing must be of non reflective glass however green or blue tinted glass is acceptable.

5.6 Front Doors and Security Doors

Front doors, including security screen doors, should be complementary to the dwelling and be of a light or neutral tone. Strong or highly reflective colours should be avoided. Security doors if proposed or incorporated later must be of simple geometric design and elaborate design security doors are not permitted.

5.7 Balustrade & Handrails

Preferred design for balustrades are either as framed glazing or as a spandrel wall style in material to match that of the main dwelling with metal rails or frames not more than 500mm high to the top handrail. Colours should be complementary to the dwelling other than handrails which may be of accent colour.

6.0 Ancillary Elements

6.1 Outbuildings, Storage and Structures

Storage requirements should be taken into consideration during the design process of your home. It is preferable to incorporate such requirements into the main dwelling structure or garage space.

Applications are to be made to the AAP for approval prior to installation for all outbuildings, storage sheds and any other similar structures including:

• Garden sheds and stores;

• Pergolas, awnings, gazebos and other shade structures and

• Swimming pool and spa structures and tennis courts including any associated exterior lighting.

Any outbuilding or structure must be located at the side or rear of the property screened from public view to the satisfaction of the AAP and be complementary in design with the materials, colours and finishes with the main dwelling.

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6.2 Letterbox

The location and design of a letterbox must accord with the requirements of Australia Post (please refer to Australia Post brochure for details) and designs should have the following characteristics:

• Maximum size is to be a cube of 500mm x 500mm x 1200mm high;

• To be of simple contemporary design with a flat single incline sloped or radius top;

• To be made of substantial material and if constructed from the same material as the house to be finished and painted the same colour;

• Pole mounted metal or timber post box of a standard roll top, pitched gable or hip or similar forms or with lacework or elaborate wrought iron attachments are not permitted;

• Street number of not more than 100mm in height must be displayed and any other text must be no larger than 2cm in height should this need to be indicated; and

• Illuminated letterboxes will be not permitted.

6.3 Shade Sails & Structures

The use of shade sails and structures are permitted subject to approval by the AAP. They are to be of complementary colour to the main dwelling.

Letterbox Design

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6.4 Swimming Pools

Approval for the siting of swimming pools will be considered if proposed within the approved building envelope, and where not projecting forward of the house within any street frontage. Exemptions for siting outside the building envelope will be considered on a merits basis for in ground pools.

All such installations must also meet the requirements of statutory regulations including fencing. Pool fencing will be considered to be in addition to boundary fencing requirements.

Pumps or motors are to be located below the fence line and effectively screened from public view and acoustically isolated.

6.5 Air Conditioning Units

Air conditioning units including any associated pipework or ducting must be screened from view from public areas including reserves and public open spaces. If roof mounted, such units must be located below the roof ridgeline and be of a colour to match the roof colour. In the design of homes it is recommended that provision for services for these units be designed with provision for pipe work and cabling concealed to walls. Compressor units should be positioned to minimise visual and acoustic impacts and if required be fitted with noise baffles so as to not exceed EPA limitations.

6.6 Solar Collectors / Solar Water Heating

Roof mounted solar collectors are permitted provided they are installed to the roof pitch or concealed to parapet and are of a colour to match the roof colour if visible from public areas including reserves and public open spaces. Solar heating systems are to be integrated to the roof pitch, similar in colour to the roof material or otherwise obscured from public view.

6.7 Television Antennae & Satellite Dishes

TV and other antennae contained within the roof space and not visible are preferred. Where mounted externally, the preferred location is at the rear of the house and below the roofline.

Similarly satellite dishes must be located at the rear of the property and below the roofline and must have AAP approval prior to installation.

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6.8 Clothes Lines and Drying Areas

Clothes lines and drying areas must not be visible from adjacent or abutting streets or reserve or parkland areas and generally be located to side areas or otherwise be obscured from view.

6.9 Outdoor Lighting

The design of outdoor lighting must take into consideration the prevention of light spillage into neighbouring properties.

6.10 Signage

Signage (including temporary signage) for advertisement of businesses and products and real estate advertising are not permitted on buildings or allotments unless the AAP has granted prior approval.

This excludes builders’ and contractors’ identification and safety signage which is required to be displayed on the lot for the duration of the works and must be removed upon completion. Such signage is to show the lot number, owners’ name, building company name and the contact details for the person responsible for supervising or managing the works during the construction period. The maximum area for such temporary construction signage is 1.5 square metres.

Any proposed permanent signage must comply with the Maroondah Planning Scheme which permits a maximum size of 0.2m2 for a Home Occupation sign. Planning Permit approval is required for any permanent signage that exceeds 0.2m2 in area.

6.11 Fibre to the Home

Telecommunications infrastructure is now being provided by the NBN Co. via a fibre optic network to some parts of the estate.

The design of dwellings must make provision to be wired for this technology, including specific wiring, conduits and other works that may be required to take advantage of and use the fibre optic network.

The services provided by the NBN Co. with the fibre optic network include telephone and broadband internet.

It is recommended that you contact the developer’s representative prior to the commencement of dwelling design, to confirm if your lot has been serviced with the fibre optic network.

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7.0 Supplementary Considerations

7.1 Commercial Vehicles, Boats, Caravans etc.

To ensure that an attractive streetscape is maintained within the Estate, commercial vehicles, vehicles in excess of 1 tonne carrying capacity, caravans, trailers, boats and the like are not to be parked on properties where visible to public view.

Screening can be achieved by providing an enclosure or containing such items within a carport, or is located behind the residence or garage.

Properties abutting reserves will need to take additional care in the screening requirements for such items. Parking of the above vehicles types on nature strips, adjoining properties, parking bays and the like is not permitted.

7.2 Plumbing

All plumbing (including spa pumps/motors) is to be concealed within the building fabric and not be located on the external wall of the dwelling. No exposed plumbing is permitted. Downpipes are exempt from this requirement.

7.3 Demountable / Transportable Buildings

Demountable or transportable homes or buildings of a temporary nature are not permitted. Exceptions are site sheds for use during construction and garden sheds and similar structures concealed from view.

7.4 Lot Maintenance, Construction Access, Site

Management and Asset Protection Prior to occupation of a dwelling, each lot must be maintained by keeping grass cut and rubbish (including builders rubbish during construction) controlled, stored and removed appropriately. The Developer reserves the right to carry out works necessary to keep lots maintained to an acceptable standard. Costs incurred will be passed on to the lot owner.

Footpaths and nature strips must be kept free of all building materials during construction.

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1.0 Introduction and Application

1.1 Introduction

These Guidelines deal with the planning and development of approximately 600 residential land lots at The Range at Croydon, a new residential neighbourhood in the established suburban area of Croydon within the Maroondah City Council.

The Range at Croydon is being planned and developed by Croydon Developments Pty Ltd (the Developer). The estate retains selected elements of the landscape characteristics from the former use of the site as the Croydon Golf Club.

The Developer is keen to assist in protecting the investment of its new residents by requiring that the development of houses and associated facilities maximises a high standard of design, quality presentation and potential expected as part of the development of a new community.

The means of guiding the development to meet the high standards proposed is to prepare and implement these Design and Siting Guidelines which establish minimum standards and also provides suggestions and approaches to further enhance the development standard of residential lots.

The scope of these Guidelines includes:

• House siting and design; • Dwelling entry, access, car parking and garages; • Private open space, lot landscaping and fencing; and • Recycled water scheme connection and use.

1.2 Application

The purpose of this document is to explain and promote design solutions that reflect the intent and integrity of The Range at Croydon development. It is aimed at achieving a modern contemporary design, with elegant clean lines. These standards will promote that each individual home adds to the overall streetscape appeal to establish and maintain The Range at Croydon identity as a distinctive and highly liveable environment.

These Guidelines are additional to statutory building and planning requirements of Maroondah City Council and other relevant Authorities.

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Owners are responsible for ensuring that the management of the construction works on the lot is carried out in a responsible manner and for any damage their builder (and the builder’s contractors) may cause to estate assets, such as footpath, kerbing, nature strips and street furniture and the like.

Access to lots for construction purposes must be via the constructed street network only and under no circumstances will access be permitted over the open space reserves or the undeveloped areas of the estate.

Prior to use or removal, all materials, spoil, debris and rubbish must be contained within the lot during construction and not placed on nature strips, other lots or any other areas of the state.

Before commencement of construction on your property it is recommended that a ‘dilapidation’ survey be undertaken comprising a copy of the engineering plan marked up to show any pre-existing damage evident along with a photographic record as appropriate. Council may require the payment of an asset protection bond and can undertake inspections during the construction phase.

Disclaimer

Please note that all information given in this document regarding the Maroondah Planning Scheme is the understanding of the Developer at the time of printing, and is given to provide some assistance to the lot owner. The Developer does not warrant that the information relating to the Maroondah Planning Scheme in this document is correct or complete. This document is not, and is not intended to be, a summary of all of the requirements which must be met before construction on a lot. All lot owners must make their own investigations to ensure that they are complying with all relevant local government, planning and other requirements, in addition to the obligations pursuant to these Design Guidelines, restrictions on the relevant plan of subdivision, and any relevant Memorandum of Common Provisions.

The Developer may amend or vary these Design Guidelines from time to time and makes no representation that the same obligations shall apply across the whole estate.

Appendix A: Design and Siting Guidelines Checklist

Lot No:...................................................................................................................................................................................

Street Address:.............................................................................................................Home Ph: .........................................

Owners Name: .............................................................................................................Work Ph: ..........................................

Owners Address:....................................................................................................................................................................

Builders Name:.......................................................................................................................................................................

Contact Name:.......................................................................................................................................................................

............................................................................... ............................................................. Signature of Owner/Builder (Please circle) Date

Documentation required to be submitted for approval to The Range at Croydon Architectural Assessment Panel (AAP).

1. SITE ANALYSIS PLAN Existing conditions including natural ground levels, trees and other vegetation, buildings and other structures on adjoining lots, fences as well as descriptions of site constraints and opportunities

2. DESIGN RESPONSE PLAN

3. SITE PLAN, ROOF PLAN AND INDICATIVE LANDSCAPE PLAN

4. FLOOR PLANS Including ground and first floor

5. ELEVATIONS Front, rear and both sides

6. CROSS AND LONGITUDINAL SECTIONS

7. EARTHWORKS AND BENCHING PLANS

8. SCHEDULE OF EXTERNAL MATERIALS Walls and roofs of house and outbuildings

9. FENCING Location, height and materials of all boundary fencing

10. BUILDING ENERGY EFFICIENCY RATINGS Copy of the energy efficiency rating report

Each box is to be ticked. Applications can not be assessed until all of the above information is available. Please submit the above documentation to the AAP at:

[email protected]

A copy of this form must be included with the lodgement of plans for approval. Additional copies are available at the Sales Information Centre.

design and siting guidelines(Amended May 2013)


Call 13 38 38www.therangeatcroydon.com.au

Sales Office: Cnr of Dorset Rd & Parsons St, Croydon (Mel Ref. 37 C11)

design and siting guidelines


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