DESIGN GUIDELINES STAGE 1...Therefore, these design guidelines: − may be amended occasionally, to...

DESIGN GUIDELINESSTAGE 1

B Carseldine Village | Design Guidelines | March 2020

CONTENTSVISION 2

SUSTAINABILITY AND ACCESSIBILITY 3

Green Star Communities 3

EnviroDevelopment 3

Livable Housing Australia 3

THE DESIGN GUIDELINE PROCESS 4

Design your home 5

CARSELDINE VILLAGE DESIGN GUIDELINES 6

Building siting requirements 6

Building design and articulation 7

Building materials 8

Flexi space 9

Home based businesses 9

Work/live dwellings 9

Private open space and landscaping 10

Private open space 10

Landscaping 10

Fencing 11

Vehicle accommodation and access 12

Garages – design, location and materials 12

Driveways 12

Other vehicle storage 12

Services and bin storage 13

Services 13

Bin storage 13

Sustainability 14

Thermal performance 14

Energy efficient appliances 14

Future proofing homes 14

Environmentally sustainable water 15

Solar homes 15

Environmentally sustainable materials 15

Other design considerations 16

Acoustic treatment consideration 16

Bushfire management consideration 16

EXTERNAL MATERIALS PALETTE 17

APPENDICES:

− ABBREVIATIONS AND GLOSSARY 18

Abbreviations 18

Glossary of terms 19

− DESIGN CHECKLIST 20

− CARSELDINE VILLAGE DESIGN GUIDELINES APPLICATION FORM 22

2 Carseldine Village | Design Guidelines | March 2020

VISION

The vision for Carseldine Village, developed by Economic Development Queensland (EDQ), is to create a thriving community that seamlessly connects innovative design, sustainability and nature with next-generation terrace style living.

The village is nestled between a brand new $6.5 million sport and recreation precinct called The Green, existing amenity such as a child care centre, Carseldine Markets and over four hectares of bushland, walking and bike tracks, in addition to an aged care/retirement site as well as a proposed mixed-use retail/commercial precinct called the ‘Village Heart’.

At Carseldine Village, each terrace style home has been specifically designed to include sustainable and innovative features to reduce the cost of living through inclusions such as solar panels and Wi-Fi air conditioning. Some home designs include a ‘flexi-space’ providing the opportunity to work-from-home to increase work/life balance. Homes are rear loaded, enabling continuous and safe footpaths. The use of rear lanes promotes mobility for residents to move freely throughout the village between home, work and play.

Carseldine Village is a place that’s more than planned, it’s inspired.

Carseldine Village | Design Guidelines | March 2020 3

SUSTAINABILITY AND ACCESSIBILITY

EDQ has committed to creating a development that goes beyond business as usual practices. To ensure Carseldine Village supports a sustainable and flexible community, now and into the future the following certification tools are being used to measure and quantify the performance of homes and buildings designed and built at Carseldine Village.

GREEN STAR COMMUNITIES

Carseldine Village aims to achieve a five star Green Star Communities rating with the Green Building Council of Australia (GBCA). Green Star Communities is a rating tool that evaluates the sustainability attributes of a development. To achieve this accreditation, the mandatory requirements for each home have been incorporated into these design guidelines. For more details, refer to the GBCA website at www.gcba.org.au.

ENVIRODEVELOPMENT

Carseldine Village has achieved a six-leaf rating with the Urban Development Institute of Australia (UDIA) Queensland.

EnviroDevelopment is a scientifically-based assessment scheme that independently reviews developments and awards certification to those that achieve outstanding performance across the elements of ecosystems, waste, energy, materials and water and community.

To maintain the accreditation, the mandatory requirements for each home have been incorporated into these design guidelines. For more details, refer to the EnviroDevelopment website at www.envirodevelopment.com.au.

LIVABLE HOUSING AUSTRALIA

Livable Housing Australia (LHA) is leading the building industry to incorporate livable housing design principles to enhance the quality of life for all occupants at all stages in life. A livable home is designed to be:

− easy to access

− easy to maneuver

− adaptable to the changing needs of occupants.

These principles are voluntary performance standards that EDQ has adopted as a minimum for the development. Terrace dwellings are classified as Class 1a buildings and guaranteed to achieve Silver Level under the LHA Livable Housing Design Guidelines. For more details, refer to the LHA Livable Housing Design Guidelines website at www.livablehousingaustralia.org.au.


THE DESIGN GUIDELINES PROCESSPURPOSE

These design guidelines have been prepared for homes within Stage 1 of Carseldine Village because EDQ understand the importance of innovation, well designed built form, quality streetscapes and energy efficient homes that have been designed for modern urban living. Therefore, these design guidelines:

− may be amended occasionally, to reflect changes in design and building trends and/or amendments to legislation affecting building approval

− form a part of your land sales contract and approval must be sought in addition to, and not in lieu of other statutory requirements. EDQ encourages individuality and innovation in design and may, with individual merit, approve designs which do not comply. Interpretation of the provisions of the design guidelines is at the absolute discretion of EDQ. If the design guidelines are missing from a contract, the current version will apply by default

− building and/or landscaping work must be constructed/carried out in accordance with the design guidelines written approval, approved plans and any special conditions. EDQ reserves the right to request evidence from the buyer/builder demonstrating compliance with these guidelines.

APPROVAL PROCESS

The design proposal for every home within Carseldine Village must be submitted to EDQ for approval. The design guidelines approval does not replace the need for a building permit from Brisbane City Council (Council) or a private building certifier. All homes must comply with the requirements in these design guidelines as well as other legally binding documentation, such as:

− Development Approval and Plan of Development (for each relevant stage)

− Fitzgibbon Priority Development Area Development Scheme

− any codes or standards that may be relevant.


Builders

Infrastructure easements are not shown on the Plan of Development. Refer to the registered survey plan and/or disclosure plan for the location of services and easements that may encroach/impact, or be located within, the developable area of a lot.

High Density Easements (HDE) are not shown on the Survey plan or disclosure plan. HDE are required for all lots under 250 metres squared and are prepared and lodged by EDQ prior to settlement. The HDE protects your rights in relation to access for maintenance of the walls on the side boundaries. A copy of the HDE plan is available on request.

Any infrastructure (fencing, retaining walls, etc.) constructed by EDQ within or on a lot boundary will be maintained by EDQ for a period of 12 months from Practical Completion. After this 12-month period, it will be the owner’s responsibility to maintain such infrastructure to the original standard.

During construction

During construction, the builder will be responsible for managing public safety around the construction site.

It is the owner’s responsibility for the presentation of a maintained lot following settlement of the lot (e.g. weed management).

Builders must always implement appropriate erosion and sediment control measures.

Builders are responsible to keep lots clear of rubbish and excess waste at all times.

Waste should be stored in a skip bin (open cage style is not acceptable) and recyclable material deposited at a recycling facility.

Waste or storage of materials cannot be placed on adjoining lots, private or public areas.

Any damage to the kerb, footpath or verge during construction must be rectified by the builder within 14 days of practical completion of the home.

Step 1: Design your home

With your builder, make sure your home design complies with these Design Guidelines and other legally binding documentation.

Step 2: Design Guidelines application package

Prepare your Design Guidelines Application Package for submission, making sure you complete the Application Form found in the Appendices.

Step 3: Submit design guidelines approval package

Submit to EDQ for approval at [email protected]

Step 4: Design review and approval

EDQ will assess your design guidelines application package. Note: Design guideline application approvals may take up to three weeks. Should the application not be provided in its entirety, the application assessment will be deferred until all information has been received. If the application is non-conforming, the application assessment will be deferred until a suitable outcome is achieved through consultation between the owner, the builder and EDQ. Design approval must be issued prior to commencement of construction.

Step 5: Building permit

Building approvals will need to be submitted to a Council or private building certifier and any plumbing or drainage approvals will need to be submitted to Council for approval.

Step 6: Construction

Upon issue of a building permit, proceed to construct your new home

STEP-BY-STEP PROCESS


CARSELDINE VILLAGE DESIGN GUIDELINESThe following guidelines apply to all Class 1a dwellings up to three storeys in height on a single lot. All other types of construction default to the development parameters within the Fitzgibbon Priority Development Area Development Scheme (the Scheme).

BUILDING SITING REQUIREMENTS

− All structures are to comply with the applicable plan of development.

− Buildings are to comply with the building setbacks and site cover requirements outlined on the applicable plan of development.

− All setbacks are measured to the outside of the wall of the structure.

The location of mandatory and optional built to boundary walls are indicated on the applicable Plan of Development. Where built to boundary walls are not adopted, the following applies:

− side setbacks must be in accordance with the setback requirements on the applicable Plan of Development

− in order to provide privacy to residents, only high level horizontal linear windows are permitted.

Mandatory built to boundary walls must have a maximum setback of 50 millimetres to facilitate gutter overhang. Note: Setbacks within a PDA are not required to comply with the Queensland Development Code (QDC) as a PDA has certain exemptions. For clarification, refer to the applicable Plan of Development.

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Gutter detailSetback built to boundary

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Gutter detailSetback built to boundary

Built to boundary gutter overhang

Frontages locations


BUILDING DESIGN AND ARTICULATION

− For detailed articulation requirements, refer to the applicable plan of development.

− Home designs are to be responsive to the Queensland climate, sustainable, energy-efficient, and built to meet the changing needs of the occupants over their lifetime.

− All dwellings must include a clearly identifiable and addressed front door that is visible from the street.

− Front door must be sufficiently sheltered from the elements, preferably utilising the structure of the first floor.

− Dwelling entry must be reinforced through landscaping along the street frontage.

− Adjustable shading helps control daylight and privacy. Suitable systems include sliding screens, louvres, shutters, retractable awnings and adjustable external blinds.

− All primary frontages must be articulated to provide diversity in building form and respond to the local climate. This must be achieved through the incorporation of two or more of the following design elements:

− verandah/balconies

− roof overhangs

− window hoods/screens

− awnings and/or shade structures.

− Secondary frontages must be orientated to provide casual surveillance of the street, and articulated to reduce the mass of the building. This must be achieved by the incorporation of verandahs/porches or the inclusion of window openings, plus one of the following design elements:

− awning and shade structures

− variation to roof and building lines

− use of varying building materials.

− Letterboxes must be integrated into the front or side boundary wall of the home, with home design providing a clear access path for postal delivery. Post style or pillar letterboxes are prohibited.

Primary frontages must be articulated to provide diversity in built form

Front door must be clearly identifiable and letterboxes should be integrated into the front or side boundary wall

Consider the utilisation of adjustable shading to control daylight and privacy


− Feature cladding, rendered block work, decorative block work, privacy screening and vertical gardens are encouraged to create interesting streetscapes.

− Preferred external wall colours are to be of natural tones with no bright or primary colours.

− Light coloured roof tones are mandatory, with less than 0.5 solar absorptance rating.

− Window and sliding door frame colours should be in modern tones of black, charcoal, grey or white.

− Contemporary window security screens are encouraged but diamond grille security screens are not permitted.

− Balustrade materials of glass, aluminum slats and fabricated materials that match building walls are encouraged.

− Privacy screening must be either of a solid material, opaque screens, perforated panels, or trellises that are permanently fixed, and are to have a maximum of 50 per cent openings.

− No raw timber, colorbond, tubular aluminum, or highly reflective surfaces will be approved. All building materials must be suitably coloured, stained or painted, including retaining, fences, walls and roofs. Untreated materials, such as zinc coated steel, bare metal, concrete block or masonry panels are not permitted.

− Feature end treatment of the built to boundary wall is required where abutting the site boundary at the primary frontage.

− House numbers to be either brushed or polished stainless steel, or anodized aluminium in charcoal or dark grey tones and be of a suitable size.

All materials will be accepted on their individual merits by EDQ.

BUILDING MATERIALS

To create interesting and high-quality dwellings, the Carseldine Village Design Guidelines encourage:

Feature block work is encouraged to create an interesting streetscape and variation in built form

Window frames should be in modern tones of black, charcoal, grey or white

Anodized aluminium house number


Activated frontages require a higher level of facade transparency to facilitate a home based business or shop front use

Flexi spaces should visually read as a separate tenancy to the main dweling

Locations for contemporary business signage that complements the architectural character of the building should be provided

Home based businesses

A home based business of up to 50 metres squared is allowed within each dwelling.

Work/live dwellings

− Refer to the applicable plan of development for allotments that are nominated as ‘work/live dwellings’.

− Work/live dwellings include a flexible space at ground level, from which a home based business may be operated. The approved uses for work/live dwellings are:

− Commercial uses – where for office

− Retail uses – where for food premises or shop

− House

− Home based business.

− Some work/live dwellings also require activated frontages; refer to the applicable plan of development for locations.

− Allotments requiring activated frontages require a higher level of facade transparency at the ground floor in order to facilitate a home based business or shop-front use.

− Work/live dwellings should consider the layout of the dwelling to ensure flexibility of the spaces over time and should be designed in a manner that these flexi spaces can visually read as separate tenancy to the main dwelling.

− Separate entries to the flexi space and incorporation of internal facilities (kitchenette, toilet, etc) are encouraged to allow these to function as stand alone spaces.

− Work/live allotments should provide locations for contemporary business signage that complements the architectural character of the tenancy and/or dwelling.

− Work/live allotments located on key corners within Carseldine Village (Lots 1007, 1029, 1038) must consider both the primary frontage and secondary frontage, ensuring the flexi space is orientated towards both streets with glazing that “wraps” around the tenancy corner. The flexi space must visually read as a stand alone tenancy and must frame the key corner.

FLEXI SPACE

At Carseldine Village, most homes are designed with a flexi space on the ground floor street frontage to enable home based businesses and work-from-home opportunities that provide flexibility for residents over time.


PRIVATE OPEN SPACE AND LANDSCAPING

Private open space

− Private open space must be provided in accordance with the applicable Plan of Development and ensure privacy of both the occupants and the adjacent homes.

− Private open space must be directly accessible from a living space and must be adequate in size to accommodate a table and chairs, planting and a BBQ. Shade should also be provided.

− Private open space must focus on optimal utilisation of the space in terms of orientation, size, shape and landscaping treatment. Planting to external balconies is encouraged.

Landscaping

− Refer to the applicable plan of development for landscaping requirements.

− Planting that addresses the street, must be suitably architectural to create interest.

− Vertical landscaping is encouraged and considered as an architectural feature.

− Groundcovers should be adopted in lieu of turf which is discouraged due to ongoing maintenance requirements.

− Front paths must extend to the public footpath, be exposed aggregate with the same colour/finish between all dwellings which compliments the external colour scheme of the building and all paths and driveways, external and adjoining the lot.

Private open space may take the form of a ground floor alfresco or an upper floor balcony

Vertical landscaping solutions are encouraged and should be considered as an architectural feature


FENCING

Fencing is a critical element in ensuring the streetscape is cohesive and complements the architectural character of the dwellings.

− Fencing erected by EDQ must not be altered, modified or removed without prior written approval from EDQ.

− Refer to the applicable plan of development for fencing requirements, including location of feature fencing.

− Fencing on street frontages must be in the form of planter boxes and/or privacy screening for residents, in particular where there is a private open space located along the street frontage.

− Feature fencing type A (fencing to the side boundary of corner lots 1007, 1029 and 1038):

− to be constructed of 65 x 16 millimetres vertical aluminium slat with minimum 10 millimetres gap between slats

− maximum height of 1500 millimetres

− colour of fencing must be Colorbond® Woodland Grey.

− Feature fencing type B (fencing to the side boundary of corner lots 1015, 1021 and 1046):

− to be constructed in “Good Neighbour” style capped timber fencing with minimum 10 millimetres gap between slats


− fencing must be painted in Colorbond® Woodland Grey.

− Standard Fencing (to lane frontages on lots 1006, 1016, 1020, 1030, 1037, 1047 and 1054):

− to be constructed in “Lapped and Capped” style solid timber fencing


− fencing must be painted in Colorbond® Woodland Grey

− fencing must be setback from front of dwelling by 1,000 millimetres, with a wing-fence/gate included at front and/or rear of the fence

− fencing must terminate level with the garage at the rear of the property, with a wing fence/gate included at front and/or rear of the fence.

Street frontage landscaping must be in the form of planter boxes and/or privacy screening

Standard Fencing

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Feature Fencing Type B

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Driveways are to be finished with exposed aggregate and a colour which compliments the external colour scheme

Carport facade construction must be visually consistent with that of a garage

Carports and garages are to be compatible with main building design

VEHICLE ACCOMMODATION AND ACCESS

Carseldine Village features terrace homes that are accessed via rear laneways. Rear laneways allow for the delivery of highly attractive streetscapes by relocating driveways, garages and selected servicing to the rear of allotments.

Garages – design, location and materials

− Vehicle access to a dwelling is only permitted from a rear laneway; vehicle access from the street is prohibited.

− On-site car parking is to be provided in accordance with the minimum requirements outlined on the applicable plan of development.

− Garages/carports are to be located as indicated on the applicable plan of development.

− Single car garage/carports must achieve a minimum garage door opening of 2.4 metres when open.

− Double garages must feature a singular garage door and opening; two separate garage doors are not permitted.

− Tandem car parking is permitted on lots 25 metres deep or greater only.

− Carports and garages are to be compatible with the main building design in terms of height, roof form, detailing, materials and colours.

− For carports, the façade construction, appearance and treatment must be visually consistent with that of a garage and must be compatible with the main building design. No prefabricated facades are permitted.

Driveways

− Driveways are to be finished with exposed aggregate, with the same colour/finish between all dwellings which compliments the external colour scheme of the building and all paths and driveways external and adjoining the lot.

− Maximum one driveway per allotment.

Other vehicle storage

− On street car parking is provided for visitors only.

− Trucks, caravans, trailers or boats are not permitted to park in on-street car parks nor on the streets or laneways.


Services, such as clotheslines, hot water systems and air conditioning units, may be visible from the lane

Bin storage must be screened from the lane and incorporated into the building design

SERVICES AND BIN STORAGE

Services

− All outdoor services must be positioned and/or screened to minimise visibility from the street. This includes but not limited to:

− roof and wall mounted air conditioning

− clotheslines

− hot water systems

− satellite dishes

− antennas

− electrical meters

− water meters.

− Services may be visible from the lane.

− Solar panels are exempt and should be orientated to maximise efficiency.

− Gas bottles are prohibited other than for portable BBQs.

Bin storage

− Bin storage to be located as indicated on the applicable Plan of Development, and is to be located within the 1.5 metres rear laneway setback inside of the lot boundary.

− Bin storage must be screened from the lane, incorporated into the building design and be visually compatible with the main building design.

− Screening of bins should be typically aluminum slat style.

− Rubbish bins must not be visible from the street except on the nominated day for rubbish collection by council.


SUSTAINABILITY

Carseldine Village homes will be energy efficient and environmentally sustainable.

A key aim of the Carseldine Village development is to create innovative homes through materials, energy and water choices to reduce costs and improve comfort, now and in the future.

Thermal performance

Improving internal comfort of the home through higher thermal performance measures will significantly reduce heating and cooling energy requirements.

Required measures include:

− light-coloured roofs with a solar absorption rating of 0.5 or less

− houses must achieve a NatHERS rating of at least seven stars

− ceiling fans must be provided to all bedrooms and minimum of one in the living room(s).

Energy efficient appliances

The installation of energy efficient appliances assists in reducing energy demand and consumption, and reduces electricity bills.


− heat pump hot water systems

− kitchen rangehoods to be ducted

− dishwashers with an energy consumption of <245 kilowatt-hour per annum;

− all air conditioners to be PeakSmart enabled (to meet AS4755)

− split system air conditioners to have a minimum energy rating of five stars and appropriately sized for the space. Living room air conditioners are required to have Wi-Fi capability to allow for remote pre-cooling

− ducted air conditioners to be inverter type with a minimum energy efficiency rating of 3.15 cooling and 3.25 heating, with a rated capacity up to 10 kilowatts (cooling) and appropriately sized for the dwelling. Ducted systems to have Wi-Fi capability to allow for remote pre-cooling. Ducting is to be insulated

− all internal lighting must be energy efficient LED

− Solar PV system (sized between 3.6 kilowatts and 3.9 kilowatts), 10 kilowatts of battery storage and a inverter set at 3 kilowatts of export.

Future proofing homes

With the evolution of battery technology and the increasing uptake of electric vehicles, Carseldine Village is ensuring homes are adequately connected to ensure residents can take advantage of this technology now and in the future.


− Installation of a dedicated AC circuit (minimum 20A, in accordance with the Australian Wiring Rules AS/NZS 3000:2018) direct from the circuit board to the garage. This circuit can be fitted with a 15A GPO outlet in a suitable location to car space (preferably in the middle of the wall at rear of garage or carport), which can then be replaced in the future with a dedicated Electric Vehicle Supply Equipment (EVSE) of the home owner’s choice.


Environmentally sustainable water

Whether in a time of oversupply or in drought, by incorporating WELS rated fixtures and fittings, water can be saved to preserve our environment into the future.


− taps to bathrooms, kitchen and laundry to be minimum three star WELS rated that use less than six litres per minute

− low flow dual flush toilet rated four star WELS

− all shower heads to be minimum three star WELS rated that use less than six litres per minute

− a dishwasher with a water consumption of less than 14 litres per use.

Solar homes

Providing an all-in-one home energy solution for homes at Carseldine Village will make homes more livable and cost efficient for residents. A solar home package combines solar panels and battery storage as a fully integrated system to maximise energy savings and occupant comfort.


− the solar PV system must be provided and installed by an eligible solar retailer. An eligible solar retailer is an installer who has signed up to the Clean Energy Council Solar Retailer Code of Conduct or an equivalent industry code

− the solar PV panel and inverter must be Clean Energy Council accredited

− the solar PV system is required to be supported by a 10 kilowatts battery storage system and an inverter set at 3 kilowatts of export. This will help ensure that most of the solar generated is used within the dwelling enabling all terrace dwellings at Carseldine Village to be solar PV homes

− the battery must be approved under the Clean Energy Council Battery Assurance Program

− batteries must be installed, external to living spaces in the carport or garage and in accordance with AS/NZS 5139:2019 electrical installations - safety of battery systems for use with power conversion equipment.

Environmentally sustainable materials

Materials must be environmentally sustainable. These can be made up from a combination of reused resources, recycled resources, low lifecycle energy materials, non-toxic materials and other environmentally responsible materials.


− use of low emission floor coverings on all indoor covered floors

− low emissions low-VOC and no-VOC paint is required on a minimum of 95 per cent of all internal and external services

− all engineered wood products (including exposed and concealed applications) are EO formaldehyde emission rated

− local manufacturers and suppliers have been considered and/or used

− sealant to all internal door frames is required.

LHA Livable Housing Design Guidelines

At Carseldine Village all homes must be designed to achieve, at a minimum, the LHA Livable Housing Design Guidelines (LHDG) Silver Level rating. Owners may choose to increase this to a gold or platinum level rating if desired. Owners are to work with the builder to ensure the minimum silver level rating is achieved.

The silver level rating focuses on the key structural and spatial elements that are critical to ensure future flexibility and adaptability of the home. Incorporating these features will avoid more costly home modification if required at a later date.


OTHER DESIGN CONSIDERATIONS

Acoustic treatment consideration

Lots within Carseldine Village may be impacted by road traffic and/or railway noise. These lots are indicated on the applicable Plan of Development and the relevant acoustic report is available from EDQ. Any design application for a lot with acoustic impacts must include details of the specific acoustic treatment measures adopted as determined by an appropriately qualified acoustic specialist. Following design approval, the building certifier must confirm that all acoustic measures have been installed in accordance with the approved design package.

Bushfire management consideration

The Bushfire Assessment Management Plan (BAMP) for Carseldine Village has been conducted. Please speak with you builder for guidance.


EXTERNAL MATERIALS PALETTEIn order to create high-quality, contemporary streetscapes, dwellings at Carseldine Village are encouraged to utilise natural and monochrome tones inspired by the below external materials palette. Material selection should be considered across all external elements of the dwelling facade, including feature cladding, privacy screening and the utilisation of vertical greenery to soften the built form. Alternate materials and colours will be accepted on their individual merits by EDQ.


APPENDICES:

ABBREVIATIONS

EDQ Economic Development Queensland

PDA Priority Development Area

POS Private open space

LHDG Liveable Housing Design Guidelines

UDIA (QLD) Urban Development Industry of Australia (Queensland)

GBCA Green Building and Construction Commission

QDC Queensland Development Code

CPTED Crime Prevention through Environmental Design

POD Plan of Development

BTB Built to boundary

BAMP Bushfire Assessment Management Plan

PV Photovoltaic

HDE High density easement

QBCC Queensland Building and Construction Commission

BCC Brisbane City Council

BCA Building Code of Australia

ABBREVIATIONS AND GLOSSARY


GLOSSARY OF TERMS

Primary frontage The lot frontage to the street; notated on the plan of development.

Secondary frontage to street Any lot frontage to a street which is not identified as the primary frontage.

Rear frontage The lane frontage which is located parallel to the primary frontage. Secondary frontage to lane Any frontage to a lane which is not identified as the rear frontage.

Street A public road (generally 14 metres wide or greater) providing vehicle access and services to the wider community and open space.

Lane A narrow public road (6.5 metres wide) providing vehicle access and services to the wider community and open space.

Activated frontage A frontage which requires a percentage of the ground level Street frontage to be transparent in order to facilitate a suitable articulated home-based business or shop-front use; notated on the Plan of Development.

Work/live dwelling Refers to a dwelling nominated as a ‘Work/live dwelling’ on the plan of development. Primarily used as a residential dwelling, they incorporate a flexible space at ground level from which a separate retail or commercial business can be operated.

Setback The building setback from the adjoining lot boundary measured to the wall of the structure.

Food premises

Premises used for the preparation and sale of food and drink to the public for consumption on or off the site. The term includes a café, restaurant, coffee shop, bistro, tea room, milk bar, snack bar, kiosk, take-away, but does not include a fast food premises as separately defined.

Home based business

House or multiple residential unit used for an occupation or business activity as a secondary use where:

(a) the floor area used specifically for the home business does not exceed 50 metres squared

(b) any visitor accommodation does not exceed four visitors

(c) there is no hiring out of materials, goods, appliances or vehicles

(d) there is no repairing, servicing, cleaning or loading of vehicles not normally associated with a house

(e) the maximum height of a new building, structure or object does not exceed the height of the house and the setback is the same as, or greater than, buildings on adjoining properties.

Office

Premises used primarily for administration, clerical, technical or professional activities. Any goods or materials made, sold or hired on the premises are ancillary to the primary activity.

Shop

Premises used for the display, sale or hire of goods to the public. The term includes the incidental storage of goods on the premises and the ancillary or incidental preparation of food. It also includes hairdressing, minor appliance repairs, alterations, retail dry cleaning, liquor store, department store, discount department store, discount variety stores and betting agencies. The term does not include the types of repairs as separately defined by light industry.

Site cover

The proportion of the site covered by buildings excluding areas of covered private open space.


Lot details

Lot number: Lot type:

Lot area: Builder:

Building height adopted: Site cover achieved:

Setbacks

Primary frontage: Ground: 1.5 m min.First/second: 1.0 m min. Verandah/balcony: 0.0m

Secondary frontage to street: (corner lots) 1.2 m min. Secondary frontage to

Lane: (corner lots) 0.025 m max.

Rear: 1.5 m min. Garage/carport: 1.5 m min.

Ground first/second 0.0 m.

Buit to boundary walls (BTB)

Length (% of boundary length):

Mandatory BTB walls adopted as per POD? Yes or No

Privacy screening adopted between adjoining allotments if no BTB?

Yes or No or N/A High level linear windows if BTB not adopted? Yes or No or N/A

Building articulation and materials

Primary frontage: (circle elements incorporated)

Achieve two or more:- Verandah/balcony- Roof overhangs- Window hoods/screens- Awnings and/or shade structures

Secondary frontage: (circle elements incorporated)

Achieve one or more: - Verandahs/ porches- Window openings

Achieve one or more:- Awning and shade structures- Variation to roof and building lines- Varying building materials

Clearly indentifiable front door Yes or No

Front door sufficiently sheltered, utilising structure of first floor

Yes or No

Building materials suitably coloured, stained or painted

Yes or No

Activated frontages

Is an activated frontage required on this lot? Yes or No

% of ground level street frontage transparency achieved:

Primary private open space

Number of bedrooms: Area of primary POS achieved:

Location (must be accessible off living space):

Is POS a suitable dimension? Yes or No

DESIGN CHECKLISTUtilise the below checklist to ensure all requirements have been met.


Street frontage landscaping requirements

% of lot area achieved: Area achieved (m2):

% of lot area on ground: % of lot area as vertical solution:

Fencing

Is street frontage fencing achieved through either privacy screening or planter boxes?

Yes or NoIf privacy screening, note materials, design and opacity.

Is feature fencing applicable to this lot? Yes or No

Is lane fencing solid and compatible with main building design?

Yes or No

Garage/carport design

Location adopted as per POD. Yes or No Single or double garage? Single or double

Design visually consistent with dwelling design. Yes or No

Singular garage door opening with min. width of 2.4m.

Yes or No

Garage or carport? Garage or carport or both If carport, must visually resemble a garage. Yes or No

Services and bin storage

Bin storage located as per the POD, and suitably screened.

Yes or No

Household services screened and/or located to avoid visual impact to the Street.

YES or NO

Sustainability

Roof colour and solar absorption rating:

NatHERS rating achieved:

Ceiling fan locations: Heat pump hot water system: Yes or No

Ducted kitchen rangehood: Yes or No Air conditioner system

with required features: Yes or No

LED internal lighting: Yes or NoCompliant solar PV, battery and inverter system:

Yes or No

Dedicated AC circuit to garage: Yes or No WELS rated fixtures and

appliances: Yes or No

Low emission floor coverings and paint: Yes or No

Use of local manufacturers and suppliers:

Yes or No

EO rated engineered wood products: Yes or No Sealant to internal door

frames: Yes or No

Other

Achieving silver final certification under the Australian Liveable Housing Design Guidelines:

Yes or No

Is lot impacted by acoustic constraints? Are mitigation strategies adopted as per acoustic report?

Yes or No

Mitigation strategies required and/or adopted as per Bushfire Report:

Yes or No


CARSELDINE VILLAGE DESIGN GUIDELINES APPLICATION FORMPlease complete this application form and submit with all the supporting documentation to [email protected]

Buyer details Builder details

Name Name

Address Address

Phone Phone

Email Email

Signature Signature

Lot details

Land contract date

Stage number

Lot number

Lot area (m2)

Builder checklist

Site plan (scale 1:200)

Floor plans (scale 1:100)

External elevations (scale 1:100)

Electrical plan (scale 1:100)

Landscape plan (scale 1:100)

External colour scheme and material treatment information.

Building specification document.

NatHERS Certificate and full report.

LHA Livable Housing Design Guidelines Assessment - Provisional Certificate.


Privacy statement

This information will be used to help EDQ process your application for approval under these Design Guidelines. Information that is of a personal nature will not be disclosed to any third party without your consent, unless required by the law or for other authorised purposes described in the Information Privacy Act 2009.

I, the purchaser, warrant that the design and construction of my dwelling will comply with the Carseldine Village Design Guidelines which forms part of the land contract of sale. This includes, but is not limited to, any acoustic impact treatment if required and bushfire management has been assessed and mitigation measures adopted if required. I hereby acknowledge that I have read and understand my obligations as a purchaser.

Any service location conflicts with the building design, including but limited to sewer, stormwater, communications, electrical pillar, street light and on street parking is the responsibility of the builder.

Unless non-compliance is specifically detailed and provided to EDQ for consideration as part of the approval process, the application is deemed to be compliant. Should non-compliance be encountered it will be rectified at the cost of the purchaser.

Non-compliance

Area of non-compliance Reason/explanation for non-compliance

…………………………………………………………...........

Buyer – signature

…………………………………………………………........... Date

…………………………………………………………...........

Buyer – signature

…………………………………………………………........... Date

Date post:	24-Aug-2020
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