DESIGN GUIDELINES APRIL 2014

Transcription

1 DESIGN GUIDELINES APRIL 2014

2 2 DESIGN GUIDELINES BARLINGS BEACH

3 INTRODUCTION FOR EACH ALLOTMENT A SURVEY PLAN AND SITE PLAN ARE PROVIDED WHICH IDENTIFY THE DEVELOPMENT ENVELOPE FOR EACH SITE. IN ADDITION, THE FOLLOWING GUIDELINES WILL ASSIST YOU IN UNDERSTANDING THE KEY REQUIREMENTS OF THE BARLINGS BEACH DEVELOPMENT CONTROL PLAN PREPARED BY THE EUROBODALLA SHIRE COUNCIL. Welcome to Reflections Barlings Beach DESIGN GUIDELINES BARLINGS BEACH 3

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5 DEVELOPMENT ENVELOPE The Development Envelope identifies the most important components of each lot including: Boundaries Contours Driveway Crossover Rain Garden Location of services These will assist your designer or builder in determining the best location of your home on your lot. The Development Envelope has been determined by considering the location of trees, good views, sunlight and aspect, your privacy and vehicle access for each lot. FIGURE 1: Indicative Building Envelope Plan Reference - Development Control Plan (DCP) DESIGN GUIDELINES BARLINGS BEACH 5

6 BUILDING ENVELOPE All building must be located within the Building Envelope. The floor space ratio (FSR) is not to exceed 0.5:1 of the site area of any lot. The maximum height is to be 8.5m. All buildings are to have a minimum floor level of 3.3m AHD (Australian Height Datum) - which is the minimum height above sea level. FIGURE 2: Indicative Building Envelope between side boudaries. Reference - Development Control Plan (DCP) FIGURE 3: Indicative building envelope front to rear boudaries. Reference - Development Control Plan (DCP) 6 DESIGN GUIDELINES BARLINGS BEACH

7 FIGURE 4: Pitched Roof Form Within Building Envelope. Reference - Development Control Plan (DCP) FIGURE 5: Flat Roof Form Within Building Envelope. Reference - Development Control Plan (DCP) DESIGN GUIDELINES BARLINGS BEACH 7

8 WATER SENSITIVE RAIN GARDEN Due to the sandy nature of the soil, the opportunity was taken to introduce open swales to minimize water runoff from the site. Vegetation in the swales will filter storm runoff which will be absorbed through the sand directly into the water table. Each lot requires to treat stormwater runoff from each dwelling. Infiltration Trenches are to be maintained by the lot owner to ensure sustainable operation. FIGURE 6: Infiltration Trench 8 DESIGN GUIDELINES BARLINGS BEACH

9 VEHICLES PARKING & ACCESS The number of parking spaces required for single dwelling homes is 2 spaces per dwelling. Any additional parking spaces should be behind the building line. In order to reduce the hardstand area visible from any street a maximum of one single width driveway is permitted. VEHICLE ACCESS TO ALLOTMENTS AND POSITION OF CROSSOVERS Locating driveways and garages on the south or west side of the house offers the opportunity to provide greater exposure for north-facing living spaces and private open spaces. The maximum width of crossovers is 4m. Garages must be an integral and unobtrusive part of the house design. FIGURE 7: Driveway Layout North/South Lot - Driveway on West Side. Reference - Development Control Plan (DCP) FIGURE 8: Driveway Layout East / West Lot - Driveway on South Side Reference - Development Control Plan (DCP) DESIGN GUIDELINES BARLINGS BEACH 9

10 PRIVATE OPEN SPACE The total private open space area for a single dwelling or with direct access to ground level should be a minimum of 50m 2. The minimum dimension of any edge of open space is to be 2.5m. A primary area of private open space with a minimum area of 25m 2 is required no part of which has a minimum dimension of less than 4m. A section of the private open space needs to be able to extend out from the dwelling to accommodate activities such as dining, entertainment, recreation and children s play. The location of private open space should be oriented to achieve comfortable all year round use and to receive a minimum of three hours of sunlight between 9am and 3pm on 22 June. PRIVACY FIGURE 9: Solar Access Plan. Reference - Development Control Plan (DCP) Homes should be designed to minimise the loss of privacy between adjacent properties. Measures such as screening, off-setting of opposing windows, angling, varying sill heights and orientation of dwellings assist visual privacy. New buildings should be designed such that living room windows do not face directly onto those of a neighbouring building. 10 DESIGN GUIDELINES BARLINGS BEACH

11 LANDSCAPING CUT & FILL A minimum of 35% of the total site is to be landscaped area. Indigenous plants of local provenance must be planted in the front garden area. Refer to Appendix A for preferred species. Plants classified as environmental weeds under the Eurobodalla Shire Council list are not to be planted. Please refer to Appendix D. For alterations beyond the external walls of buildings the maximum cut is to be 300mm and the maximum fill is to be 300mm. Where this is not achievable, retaining walls and landscaping are to be installed to mitigate the effects of site works. Cut and fill that extends to the property boundary is to have no effect on adjoining properties in terms of drainage, storm water flow and vegetation. DESIGN GUIDELINES BARLINGS BEACH 11

12 FENCING Front fences are not permitted, with the exception of Red Hill Parade. Gateway access in rear or side fences adjoining the public open space and conservation area are not permitted. Please refer to the three fence type diagrams. Low level planting (0-1.2m height) may be included with fencing Types 1 and 2 to soften the visual appearance. FENCE TYPE 1 - TO BE USED FOR FRONT FENCES: A maximum height of 1.2m located on the property boundary line. Reference - Development Control Plan (DCP) FENCE TYPE 3 - TO BE USED BETWEEN LOTS: Type 3 fencing must not exceed 1.8m in height and be constructed of timber, masonary or other appropriate materials. Reference - Development Control Plan (DCP) FENCE TYPE 2 - TO BE USED FOR CONSERVATION ZONE & DUNE RESERVE PATHS. Reference - Development Control Plan (DCP) 12 DESIGN GUIDELINES BARLINGS BEACH

13 DESIGNING YOUR HOME All new homes in NSW must now comply with the State Environmental Planning Policty Building Sustainability Index (BASIX 2004) to achieve energy and water saving. Well designed eaves and sunshades protect your home from summer sun but allow the lower winter sun to reach the interior of your home. ENERGY EFFICIENCY Council requires for all new residential development, including single dwelling houses, dual occupancies, integrated housing and residential flats, that a minimum house energy rating of 3.5 stars is achieved for each dwelling (using NatHERS, the Nationwide House Energy Rating System, or equivalent as endorsed by the NSW Government). WATER CONSERVATION AAA rated water efficient devices are to be installed in all new dwellings: Low flow shower-heads Water flow regulators Aerated taps on bathroom, laundry and kitchen basins 3 litre / 6 litre dual flush toilet cisterns. The shire of Eurobodalla requires that a rain water tank is installed for each dwelling. Certified evidence of the house energy rating prepared by an accredited assessor is to be submitted with development applications for dwellings. DESIGN GUIDELINES BARLINGS BEACH 13

14 ARCHITECTURAL GUIDELINES COASTAL ARCHITECTURAL CHARACTER The intention of these guidelines is to encourage development which preserves the local landscape features and overall coastal character of Barlings Beach. It is important that the built form reflects a distinctive coastal style, and avoids combinations of materials and forms which are strongly associated with suburban or urban developments. The home below demonstrates characteristics of a dwelling with coastal character. BUILDING MATERIALS Buildings that have a coastal character are encouraged by using a mix of building materials including lightweight cladding rather than traditional face brickwork which is to be avoided. Buildings that have coastal character include a complementary combination of materials such as painted weatherboard, lightweight cladding and prefinished steel roofing with sections of bagged, face or rendered masonry. Large areas of masonry, not combined with lightweight materials are to be avoided. External walls on street elevations must be textured, rendered or bagged and painted with the approved colour palette included in Appendix C. 14 DESIGN GUIDELINES BARLINGS BEACH

15 ROOF PROFILES The vision for Barlings Beachside is to reinforce the traditional roof profiles characterized in the local settlement. Encouragement is given to simple roof forms such as pitched roofs, hipped, gabled or skillions. Curved roof forms and elaborate rooflines are not appropriate in the Barlings Beach and are to be avoided. The colour of roofing material must be selected from the approved colour palette included in Appendix C. BALCONIES & BALUSTRADES The use of lightweight decks, balconies, terraces and pergolas for outdoor living and recreation suited to the coastal lifestyle is encouraged such as timber and timber framed balustrades with stainless steel wire. EAVES & OVERHANGS, SHUTTERS & SCREENS Encouragement is given to the inclusion of shutters and screens to protect windows, doors and other openings, and eaves that are designed to shade building walls during summer. DESIGN GUIDELINES BARLINGS BEACH 15

16 APPENDIX A EXAMPLES OF LOCAL PLANT SPECIES SUITABLE FOR RESIDENTIAL GARDENS 16 DESIGN GUIDELINES BARLINGS BEACH

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18 APPENDIX B HARD SURFACE PAVING WITHIN ALLOTMENTS 18 DESIGN GUIDELINES BARLINGS BEACH

19 APPENDIX C GENERAL BUILDING COLOURS (DULUX COLOUR SPECIFIER SERIES ) DESIGN GUIDELINES BARLINGS BEACH 19

20 APPENDIX D EUROBODALLA SHIRE WEED LIST 20 DESIGN GUIDELINES BARLINGS BEACH

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