This policy is the guiding document for all development within that area of Cable Beach pertaining to the Cable Beach Development Plan.

Transcription

1 ;, r it CABLE BEACH -ARCHITECTURAL DESIGN GUIDE'LINES This policy is the guiding document for all development within that area of Cable Beach pertaining to the Cable Beach Development Plan Where proposed development is at serious variance with this policy I or is considered to be of a contentious nature, applications shall be determined by Council irrespective of the nature of the development application and other delegations of authority that exist Relationship with Cable Beach Development Plan and Planning Scheme This planning policy is made pursuant to Section 5 of the Cable Beach Development Plan (CBDP) The CBDP is a strategic planning document made under the Shire of Broome Town Planning Scheme No4 and is itself a document that is to be taken into account by the consent authority Where proposed development does not meet any or several of the guidelines within this planning policy the proponent shall submit with the development application a detailed explanatory document that addresses how the proposed design attempts to address the specific architectural and landscape context of Broome This explanation shall be made in reference to the principles contained within the Guidelines of this policy Council may vary the requirements of this policy but must take these requirements into consideration in the decision making process 1 To ensure that all development within the Cable Beach Development Plan area is to an architectural standard and style that is in character with this unique locality 2 To ensure that development acknowledges the unique historical architecture of Broome and its climate and local conditions The following documents are relevant to the context of this policy: Cable Beach Development Plan Shire of Broome Town Planning Scheme No4 Residential Planning Codes of Westem Australia

2 I General Guidelines I The intent of the Guidelines is not to be restrictive but to encourage sensitive and innovative design Each individual guideline is to read in conjunction with the ~xplanatory principles The guidelines have been developed to provide a common framework by which to understand Broome Architecture so that further development in and around Broome may provide an important and identifiable informed response to the existing precedents of the region These prime aspects are as follows Enclosure Systems A building may be described as a composite enclosure system, with the three primary enclosure elements being the floor, walls and roof Enclosure is modulated by the use of various openings within these elements, that is, doors, windows and roof vents The way that each of these elements combines contributes greatly to the regionally recognizable style or range of styles peculiar to Broome One of the more identifiable characteristics of Broom is the extensive use of occupied covered open areas, such as verandahs, porches, breezeways, pavilions and other semi-opened structures Permeable wall elements, such as lattice screens or closable shutters, modulate glare, privacy and breezes Cultural and climatic influences have led to the covered open areas being important functional areas of a building and is a significant factor in defining the Broome architectural style Envelope, Structure and Finish The building envelope and structural support have a major influence on architectural style For instance, almost all of Broome's built form is framed construction Applied finishes also have a major visual impact, particular in the selection of colours, and is a most obvious and immediate element of the character and "feel" of a locality Form, Texture and Rythym Form, texture and rythym 'are essentially the same quality, but at different scales "Form" is the three dimensional shape of a building at a gross or macro scale "Texture" is form at a smaller scale -and often repeated, say, across a surface "Rythym" is the relative spacings of repeated elements, such as verandah columns, window spacings, corrugated surfaces and so on

3 I Design Guidelines I FLOOR HEIGHT Floors may be close to ground level, or slightly elevated, ideally to about 400mm above the natural ground level F:LOOR SUBSPACE If floors are elevated they should be supported! on masonry stumps, with the sub-floor space visible VVALL MATERIALS Walls shall be comprised of either lightweight, framed structure and clad in corrugated steel cladding or an altemative lightweight cladding If a solid wall construction is used the colours and/or textures of the finishes must comply with the below guidelines relating to wall colour / texture

4 WALL COLOUR I TEXTURE Walls should be coloured in white or "pindan" (d~1i red/orange) Wall textures should be vertical or horizontc;1/ ribs similar to corrugated iron; or of natural earth such as rammed earth or sand-finished wood ' COLOUR DETAILING Detailing of buildings, such as the columns, fascias, window and door frames and the like, should be either dull rust-red, green, white or natural finished timber VERANDAHS AND BUILT OPEN SPACES All buildings shall have a proportion of occupiable space which is open, in the manner of verandahs, breezeways or similar These spaces shall have a minimum width of 24 metres SCREENING OF VERANDAHS AND BUILT OPEN SPACES Verandahs and open occupiable covered spaces s~all either be open or semi-enclosed by one of the following screening devices: );-- diagonally set woven lattice );-- awning shutters );-- decorative iron lace used as balustrading );-- glazed hi-fold doors EXTENT OF VERANDAH Verandahs, or at the very least sheltering eaves, should continue around all fours sides of the building

5 VERANDAH COLUMNS Verandah columns shall be slender posts, approximately 125mmx 125mm, rather than masonry piers These should be spaced between 3 and 4 metres WINDOWS Window openings shall be predominantly of vertical orientation ROOF PITCH Roof pitches shall be confined between 26 degrees and 45 degrees ROOF DESIGN Hipped, "Dutch" or gable-hipped hybrid roof forms are the preferred style encouraged Tiered roofs are ROOF TO EXTEND OVER VERANDAH The main roof should continue over the verandahs at the same pitch house roof with a small step Verandah roofs may abut the ROOF SCALE Large floor areas shall be roofed by means of a series of individually roofed units that are linked to each other -each of a smaller scale The maximum floor area covered by each rectangular roof is to be no greater than 20m x 15m

6 HEIGHT Building height shall be largely single storey development A maximum height of two storeys may be permitted where the total height is no greater than 10 metres as measured from the apex of the roof to the natural ground level and where no more than two-thirds of the total building footprint is two storey Lofts or similar should be contained within the maximum 10 metre height limit MASS Each rectangular element of a built form should have a floor plan no larger than 15 metres x 20 metres SPACE Adequate space is defined as the horizontal distance between built masses being equal to or greater than the average maximum height of those built masses Clustering of built mass should provide adequate space between them to maintain a low density of solid/void This guideline does not replace the provisions of the Residential Planning Codes " ~;=;;;~;~: I ~ I --'-' 1~'JJ1J * I I~ I r-- c::=;!:i~ ~ h1" H e ~i~t(lw") '---" 2 II I I I Minimum Distances between buildings FENCING Fencing is to be discouraged Where fencing is required it is to have an effect of transparency and openness Fences shall be landscaped on the street side to soften their visual impact