Swanbourne Design Guidelines A




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5 SITE MANAGEMENT AND CONSTRUCTION


It is vital to preserve the amenity of the development prior to, during and after the construction of a dwelling commences. The Lot, therefore, shall be kept clear of excessive weeds and rubbish and maintained to an acceptable standard.
During construction, the Lot owner shall ensure that their builder is responsible for the secure storage of materials and waste on the Lot, and regular removal of any construction waste generated from the Lot.
No building materials, rubbish or other matter shall be deposited in the public reserves, in particular the washing of waste from construction vehicles. The verge, footpath and neighbouring property should be kept clear at all times. Any damage to areas outside the Lot shall be rectified upon notification.
Given the compact nature of some of the Lots and the allowance for building up to the side boundary on specific Lots, an adjoining neighbour should provide reasonable access to their property where possible to facilitate development.

SITE PLANNING FOR PRECINCTS 1 TO 5 AND 9

This section outlines the site planning requirements for development on the Lots within Precincts 1 to 5 and 9. Where these Design Guidelines are silent, the relevant provisions in the Town Planning Scheme and Residential Design Codes of WA come into effect.



PRECINCT 1: LOTS 1 TO 7 (R25 SINGLE DWELLING)

Lots 1 to 7 are hillside Lots that slope downwards to the street.


a) OBJECTIVES FOR DEVELOPMENT
The design for the dwelling on the Lot shall ensure:


  1. a detached built form that is in a landscaped setting (including the setbacks of both side boundaries)




  1. the retention of the natural topography within both side boundary minimum setbacks




  1. a contemporary architectural built form where the elevations on all sides are consistent in design quality, composition and detailing (refer to the section on Built Form and Landscape)




  1. a built form that follows the contours of the land (a split or multi-level interior is necessary)




  1. a response to the surrounding context of Public Open Space and streetscapes (refer to the section on Built Form and Landscape)




  1. the use of lightweight materials to facilitate ease of construction on a sloping Lot




  1. the mandatory outdoor living area shall interface with the Public Open Space and receive winter sunlight.



b) DETAILED AREA PLAN
The Detailed Area Plan denotes particular site planning requirements; refer to Appendix 1 - Sheet 1: Precincts 1 and 2.


  • Front setback: 4m min and 6m max




  • Side setback: 1m min for the ground floor and any upper floor with no major openings; R-Codes wall setbacks apply for any upper level with major openings. No wall shall be permitted to be built on the boundary and variations to the 1m min requirement will not be accepted.




  • Secondary street setback: 1.5m min.




  • Rear setback: 4m min for the ground and any upper floor. A non weather-proof light weight structure is permitted within the rear setback




  • Privacy: Overlooking from any balcony or major opening at the upper level into the 4m rear garden of adjoining properties is acceptable. Any overlooking of any other area of adjoining lots is not permitted (R-Codes privacy provisions apply).




  • Minor horizontal incursions into the front and rear setback: The maximum depth of intrusion that is permitted is 1m and for a maximum of 50% of the elevation of the proposed dwelling (minor incursions include projections such as a balcony - roofed or unroofed - with no enclosed space underneath, porch, verandah, blade wall or chimney).




  • Minimum total open space: 45%




  • Garage setback and design requirements: 4.5m minimum and located at least 0.5m behind the dwelling’s elevation. A verandah, porch or balcony is included as an element on the “elevation”. Any element of the elevation that serves to reduce the visual impact of the garage on the street is deemed to be the dwelling’s elevation.

The garage locations on Lots 1 and 7 are mandatory.


The enclosed garage shall accommodate a minimum of two car spaces, and shall be integrated into the design of the dwelling. The maximum garage opening width is 6m.
Carports are not permitted.
Garages with car spaces parallel to the street are not permitted.
c) OTHER REQUIREMENTS


  • The boundary fence provided at the rear of Lot shall not be altered. No excavation is permitted by the lot owner within 1m minimum of this rear fence.




  • Habitable loft spaces and windows in the roof are not permitted. A skylight will be considered subject to appropriate detailing.




  • The nominated “ground level” for measurement of building and wall heights shall coincide with the “natural ground level” at the completion of the subdivisional works.




  • Increasing lot levels by more than 50mm will not be permitted within 1m of both side boundaries. For Lot 7, the 50mm maximum increase applies to the 1.5m min setback from the eastern boundary (refer Appendix 1: Detailed Area Plan – Precinct 1)




  • Refer to Built Form and Landscape section f) for fence and letter box requirements.



PRECINCT 2: LOTS 8 TO 12 (R30 SINGLE DWELLING)
Lots 8 to 12 are compact lots.
a) OBJECTIVES FOR DEVELOPMENT
The design for the dwelling on the Lot shall ensure:


  1. a contemporary architectural built form where the elevations on all sides are consistent in design quality, composition and detailing (refer to section on Built Form and Landscape)




  1. a response to the surrounding context of Public Open Space (for Lots 11 and 12), and streetscapes in general (refer to the section on Built Form and Landscape)




  1. an outdoor living area that receives winter sunlight.



b) DETAILED AREA PLAN
The Detailed Area Plan denotes particular site planning requirements; refer to Appendix 1 - Sheet 1: Precincts 1 and 2.
General (for lots 8 to 12)


  • Compliance with designated vehicular access points from the street, outdoor living area, maximum storey heights, garage locations and pedestrian access from the Public Open Space is mandatory.




  • Minor horizontal incursions into the front setback: The maximum depth of intrusion that is permitted is 1m and maximum of 50% of the elevation of the proposed dwelling (minor incursions include projections such as a balcony - roofed or unroofed - with no enclosed space underneath, porch, verandah, blade wall or chimney).




  • Minimum total open space: 40%




  • Garage setback and design requirements: 4.5m min and located at least 0.5m behind the dwelling’s elevation. A verandah, porch or balcony is included as an element on the “elevation”. Any element of the elevation that serves to reduce the visual impact of the garage on the street is deemed to be the dwelling’s elevation.

All garage locations shown on the DAP are mandatory.


The enclosed garage shall accommodate a minimum of two car spaces, and shall be integrated into the design of the dwelling. The maximum garage opening width is 6m.
Carports are not permitted.
Garages with car spaces parallel to the street are not permitted.

Other requirements


  • Habitable loft spaces and windows in the roof are not permitted. A skylight will be considered subject to appropriate detailing.




  • The nominated “ground level” for measurement of building and wall heights shall coincide with the “natural ground level” created as part of subdivisional works (refer to DAP for Lot pad level).




  • Increasing lot levels from those provided by more than 50mm will not be permitted. The finished floor level of the ground floor slab shall not be more than 300mm above the as-constructed level provided by the Developer.




  • Refer to Built Form and Landscape section f) for fence and letter box requirements.



Setbacks for Lots 8 to 12 are noted separately below.
Lot 8:

  • Front setback (east): 3m min and 4.5m max




  • Side setback (south): At the nominated nil lot line location, the wall shall be nil or 1m min. Any upper floor shall be setback 1m min; R-Codes wall setbacks apply for any upper level with major openings.




  • Side setback (north): 1.5m min the ground and any upper floor.




  • Rear setback (west): 1.5m min setback for the ground floor. Any upper floor setback shall be 4m min; R-Codes wall setbacks apply for any upper level with major openings. A non weather-proof light weight structure is permitted within the rear setback.




  • Overshadowing: Notwithstanding the R-Codes, development on Lot 8 shall be designed so that its shadow cast at midday, 21 June onto the adjoining property’s outdoor living area (in accordance with the mandatory location shown on the DAP) does not exceed 50% of the adjoining outdoor living area.


Lot 9:

  • Front setback (east): 3m min and 4.5m max




  • Side setback (north): At the nominated nil lot line location, the wall shall be nil or 1m min. Any upper floor shall be setback 1m min; R-Codes wall setbacks apply for any upper level with major openings.




  • Side setback (south): 1.5m min the ground and any upper floor.




  • Rear setback (west): 1.5m min setback for the ground and any upper floor; R-Codes wall setbacks apply for any upper level with major openings. A non weather-proof light weight structure is permitted within the rear setback.


Lot 10:

  • Front setback (south): 3m min and 4.5m max




  • Side setback (west): At the nominated nil lot line location, the wall shall be nil or 1m min. Any upper floor shall be setback 1m min; R-Codes wall setbacks apply for any upper level with major openings.




  • Side setback (east): 1m min for ground, except for the garage location built on the boundary as shown on the DAP. 1m min setback for any upper floor; R-Codes wall setbacks apply for any upper level with major openings.




  • Rear setback (north): 1.5m min setback for the ground and any upper floor.


Lot 11:

  • POS setback (west): 3m min and 4.5m max




  • Side setback (south): At the nominated nil lot line location, the wall shall be nil or 1m min. Any upper floor shall be setback 1m min; R-Codes wall setbacks apply for any upper level with major openings.




  • Side setback (north): 1.5m min the ground and any upper floor.




  • Rear setback (east): 1.5m min setback for the ground floor, except for the garage location built on the boundary as shown on the DAP. Any upper floor shall be setback 10.5m min. A non weather-proof light weight structure is permitted within the rear setback.




  • Overshadowing: Notwithstanding the R-Codes, development on Lot 11 shall be designed so that its shadow cast at midday, 21 June onto the adjoining property’s outdoor living area (in accordance with the mandatory location shown on the DAP) does not exceed 50% of the adjoining outdoor living area.


Lot 12:

  • POS setback (west): 3m min and 4.5m max




  • Side setback (north): At the nominated nil lot line location, the wall shall be nil or 1m min. Any upper floor shall be setback 1m min; R-Codes wall setbacks apply for any upper level with major openings.




  • Side setback (south): 1.5m min the ground and any upper floor.




  • Rear setback (east): 1.5m min setback for the ground floor, except for the garage location built on the boundary as shown on the DAP. Any upper floor shall be setback 1.5m min setback; R-Codes wall setbacks apply for any upper level with major openings. A non weather-proof light weight structure is permitted within the rear setback.



PRECINCT 3: LOTS 13 TO 40 (R25 SINGLE DWELLING)
Lots 13 to 40 are north-south orientated lots.

a) OBJECTIVES FOR DEVELOPMENT
The design for the dwelling on the Lot shall ensure:


    1. a detached built form that is in a landscaped setting




    1. a contemporary architectural built form where the elevations on all sides are consistent in design quality, composition and detailing (refer to the section on Built Form and Landscape)




    1. a response to the surrounding context of streetscapes and Public Open Space (refer to the section on Built Form and Landscape)




    1. a principal outdoor living area that receives winter sunlight.



b) DETAILED AREA PLAN

The Detailed Area Plan denotes particular site planning requirements; refer to Appendix 1 – Sheet 2: Precinct 3.




  • Front setback: Generally 4m min and 6m max, except for Lots 20 and 34 only: 4m min.




  • Rear setback: A non-weather proof light weight structure is permitted within the rear setback.




  • Minor horizontal incursions into the front setback: The maximum depth of intrusion that is permitted is 1m and maximum of 50% of the elevation (minor incursions include projections such as a balcony – roofed or unroofed - with no enclosed space underneath, porch, verandah, blade wall or chimney).




  • Side setback (west): At the nominated nil lot line location, the wall shall be nil or 1m min. Any upper floor shall be setback 1m min; R-Codes wall setbacks apply for any upper level with major openings.




  • Side setback (east): 1m min for ground and any upper floor; R-Codes wall setbacks apply for any upper level with major openings.




  • Secondary street setback: 1.5m min the ground and any upper floor.




  • Minimum total open space: 45%




  • Outdoor living area: For a lot facing north, a courtyard shall be located at the rear eastern part of the Lot to receive winter sunlight (refer to preferred location on the DAP).

For a lot facing south, a courtyard shall be located at the rear northern part of the lot to receive winter sunlight (refer to preferred location on the DAP).




  • Garage setback and design requirements: 4.5m minimum and located at least 0.5m behind the dwelling’s elevation of the proposed dwelling. A verandah, porch or balcony is included as an element on the “elevation”. Any element of the elevation that serves to reduce the visual impact of the garage on the street is deemed to be the dwelling’s elevation.

Carports are not permitted.


Garages with car spaces parallel to the street are not permitted.
Garage locations for corner Lots 20 and 34 as shown on the DAP are mandatory.
The enclosed garage shall accommodate a minimum of two car spaces, and shall be integrated into the design of the dwelling. The maximum garage opening width is 6m.
Other requirements


  • Habitable loft spaces and windows in the roof are not permitted. A skylight will be considered subject to appropriate detailing.




  • The nominated “ground level” for measurement of building and wall heights shall coincide with the “natural ground level” created as part of subdivisional works (refer to DAP for Lot pad level).




  • Increasing lot levels from those provided by more than 50mm will not be permitted. The finished floor level of the ground floor slab shall not be more than 300mm above the as-constructed level provided by the Developer.




  • Refer to Built Form and Landscape section f) for fence and letter box requirements.


PRECINCT 4: LOTS 41 TO 47 (R20 SINGLE DWELLING)
Lots 41 to 47 are wide frontage east-west orientated lots. Each lot includes an approximate 2.5m change in level (slope down towards the Primary School site) generally near the mid point. The location and alignment of the slope on each Lot varies, but generally is parallel to the Lot’s rear boundary.
a) OBJECTIVES FOR DEVELOPMENT
The design for the dwelling on the Lot shall ensure:


  1. a detached built form that is in a landscaped setting (including the setbacks of both side boundaries)




  1. a contemporary architectural built form where the elevations on all sides are consistent in design quality, composition and detailing (refer to the section on Built Form and Landscape)




  1. a built form that follows the contours of the land (a split level interior is possible)




  1. a response to the surrounding context of the existing Primary School site, Public Open Spaces and streetscapes (refer to the section on Built Form and Landscape)




  1. that any two-storey portion is located predominantly at the front western part of the Lot to promote streetscape consistency and scale, and to minimise overshadowing of any neighbouring southern lot’s rear outdoor living area




  1. Overshadowing: Development on the Lot shall be designed so that its shadow cast at midday, 21 June onto the adjoining property’s outdoor living area (in accordance with the mandatory location shown on the DAP) does not exceed 50% (i.e. 15sqm of the R-Codes minimum requirement).




  1. the outdoor living area receives winter sunlight.


b) DETAILED AREA PLAN
The Detailed Area Plan denotes particular site planning requirements; refer to Appendix 1 - Sheet 3: Precinct 4.


  • Front setback: Generally 4m min and 6m max except for Lots 41 and 44 only: min 4m.




  • Minor horizontal incursions into the front and rear setback: The maximum depth of intrusion that is permitted is 1m and for a maximum of 50% of the elevation of the proposed dwelling (minor incursions include projections such as a balcony - roofed or unroofed - with no enclosed space underneath, porch, verandah, blade wall or chimney).




  • Side setback: 1m min for the ground and any upper floor for both side setbacks; R-Codes wall setbacks apply for any upper level with major openings. No wall shall be permitted to be built on the boundary and variations to this 1m min requirement will not be accepted.



  • POS side setback: 1.5m min for the ground and any upper floor for corner Lots 41 and 47.




  • Rear setback: 4m min for the ground and any upper floor. A non weather-proof light weight structure is permitted within the rear setback.




  • Privacy: Overlooking from any balcony or major opening at the upper level into the 4m rear garden of adjoining properties is acceptable. Any overlooking of any other area of adjoining lots is not permitted (R-Codes privacy provisions apply).




  • Minimum total open space: 45%




  • Outdoor living area: A courtyard shall be located at the mandatory rear northern position of the Lot to receive winter sunlight (refer to DAP).




  • Garage setback and design requirements: 4.5m minimum and located at least 0.5m behind the dwelling’s elevation. A verandah, porch or balcony is included as an element on the “elevation”. Any element of the elevation that serves to reduce the visual impact of the garage on the street is deemed to be the dwelling’s elevation.

The garage location for corner Lot 41 as shown on the DAP is mandatory.


Carports are not permitted.
Garages with car spaces parallel to the street are not permitted.
The enclosed garage shall accommodate a minimum of two car spaces, and shall be integrated into the design of the dwelling. The maximum garage opening width is 6m.
c) OTHER REQUIREMENTS


  • Habitable loft spaces and windows in the roof are not permitted. A skylight will be considered subject to appropriate detailing.




  • The nominated “ground level” for measurement of building and wall heights shall coincide with the “natural ground level” created as part of subdivisional works (refer to DAP for Lot pad level).




  • Refer to Built Form and Landscape section f) for fence and letter box requirements.


PRECINCT 5: LOTS 48 TO 51 (R20 SINGLE DWELLING)
Lots 48 to 51 are wide frontage east-west orientated lots.
a) OBJECTIVES FOR DEVELOPMENT
The design for the dwelling on the Lot shall ensure:


  1. a detached built form that is in a landscaped setting (including the setbacks of both side boundaries)




  1. a contemporary architectural built form where the elevations on all sides are consistent in design quality, composition and detailing (refer to the section on Built Form and Landscape)




  1. a response to the surrounding context of the Public Open Spaces and streetscapes (refer to the section on Built Form and Landscape)




  1. that any two-storey portion is located at the front western part of the Lot to promote streetscape consistency and scale, and to minimise overshadowing of any neighbouring southern lot’s rear outdoor living area




  1. outdoor living area that receives winter sunlight.



b) DETAILED AREA PLAN
The Detailed Area Plan denotes particular site planning requirements; refer to Appendix 1 - Sheet 4: Precinct 5.


  • Front setback: 4m min and 6m max




  • Minor horizontal incursions into the front setback: The maximum depth of intrusion that is permitted is 1m and for a maximum of 50% of the elevation of the proposed dwelling (minor incursions include projections such as a balcony - roofed or unroofed - with no enclosed space underneath, porch, verandah, blade wall or chimney).




  • Side setbacks: 1m min for the ground and any upper floor for both side setbacks; R-Codes wall setbacks apply for any upper level with major openings. No wall shall be permitted to be built on the boundary and variations to this 1m min requirement will not be accepted.

At the rear of the lot, the single-storey only element of the dwelling shall be setback 6m min from the northern boundary.




  • POS side setback: 1.5m min for the ground and any upper floor for corner Lots 48 and 51.




  • Rear setbacks: 1m min for the ground floor. Any upper floor setback shall be 7.5m min. A non weather-proof light weight structure is permitted within the rear setback.




  • Minimum total open space: 45%




  • Outdoor living area: A courtyard shall be located at the rear northern part of the Lot to receive winter sunlight (refer to DAP for mandatory location).




  • Garage setback and design requirements: 4.5m minimum and located at least 0.5m behind the dwelling’s elevation.A verandah, porch or balcony is included as an element on the “elevation”. Any element of the elevation that serves to reduce the visual impact of the garage on the street is deemed to be the dwelling’s elevation.

Carports are not permitted.


Garages with car spaces parallel to the street are not permitted.
The enclosed garage shall accommodate a minimum of two car spaces, and shall be integrated into the design of the dwelling. The maximum garage opening width is 6m.
c) OTHER REQUIREMENTS


  • Habitable loft spaces and windows in the roof are not permitted. A skylight will be considered subject to appropriate detailing.




  • The nominated “ground level” for measurement of building and wall heights shall coincide with the “natural ground level” created as part of subdivisional works (refer to DAP for pad level).




  • Increasing lot levels from those provided by more than 50mm will not be permitted. The finished floor level of the ground floor slab shall not be more than 300mm above the as-constructed level provided by the Developer




  • Refer to Built Form and Landscape section f) for fence and letter box requirements.


PRECINCT 9: LOTS 62 TO 64 (R30 GROUPED DWELLINGS)
Lots 62 to 64 are for grouped dwelling development. Lots 63 and 64 are either side of the Narla Road southern entry to the Swanbourne development.

a) OBJECTIVES FOR DEVELOPMENT
The design for the dwelling on the Lot shall ensure:


  1. a contemporary architectural built form where the elevations on all sides are consistent in design quality, composition and detailing (refer to the section on Built Form and Landscape)




  1. a response to the surrounding context of the Public Open Spaces and streetscapes (refer to the section on Built Form and Landscape)


b) DETAILED AREA PLAN
The Detailed Area Plan denotes particular site planning requirements; refer to Appendix 1 - Sheet 5: Precinct 9.
Requirements for Lots 62 to 64 are noted separately below.
Lot 62:


  • Setbacks: Refer to the DAP (note that the utilities easement on the western side of the Lot, where development is not permitted, is within the setback area). Non weather-proof light weight structures are not permitted within the easement area.




  • Minor horizontal incursions into the front setback: The maximum depth of intrusion that is permitted is 1m and for a maximum of 50% of the elevation of the proposed dwelling (minor incursions include projections such as a balcony - roofed and unroofed - with no enclosed space underneath, porch, verandah, blade wall or chimney).




  • Minimum total open space: 40%




  • Built form requirement: For the west facing elevation (towards West Coast Highway), any upper floor openings, other than those with fixed opaque glazing, are not permitted. The west facing elevation shall be articulated and architectural richness is encouraged through the bold use of a variety of high quality materials and colours.

Except as noted above, development shall respond to the context of Public Open Spaces and surrounding residential development and streetscapes by orientating elevations (with habitable rooms, openings and balconies) towards these areas.


Lots 63 and 64:


  • Setbacks: Refer to the DAP. Where the setback is permitted to be nil or 1m min up to the boundary with the POS, a wall built on the boundary is permitted to be 9m maximum in length and 6m maximum to eaves height. Non weather-proof light weight structures are permitted within the setback areas




  • Minor horizontal incursions into the front setback: The maximum depth of intrusion that is permitted is 1m and for a maximum of 50% of the elevation of the proposed dwelling (minor incursions include projections such as a balcony - roofed and unroofed - with no enclosed space underneath, porch, verandah, blade wall or chimney).




  • Minimum total open space: 40%




  • Built form requirement: The corner of the building at Narla Road and Road 2 shall be architecturally expressed (through the use of a contrast material or colour, a feature window or tower) to define a sense of entry into the new Swanbourne development.

Development shall respond to the surrounding context of Public Open Spaces and streetscapes by orientating elevations (with habitable rooms, openings and balconies) towards these areas.



c) OTHER REQUIREMENTS


  • A design response that includes large expanses of blank walls and minimal articulation of the elevation and landscape; and any “back of development” appearance (for example, exposed mechanical plant and servicing areas) visible from the public realm will not be accepted.




  • Signage shall be of a high quality graphic design, simple in format and appropriately located and integrated with the building design and landscape to minimise a cluttered appearance.



  • Entrances shall be well lit for safe use for after dark.




  • Entry communication and mail delivery boxes shall be discreet and integral to the building design.




  • A central screened waste storage and collection space shall be included to accommodate bins.




  • Habitable loft spaces and windows in the roof are not permitted. A skylight will be considered subject to appropriate detailing.




  • The nominated “ground level” for measurement of building and wall heights shall coincide with the “natural ground level” at the completion of the subdivisional works.




  • Refer to Built Form and Landscape section f) for fence and letter box requirements.


ENVIRONMENTAL PERFORMANCE
In Precincts 1 to 5, and 9, a single dwelling or grouped housing development shall be designed to minimise heating and cooling costs; improve upon energy efficiency and minimise greenhouse gas generation and reduce water consumption. Listed in the table below are mandatory items for inclusion in single dwellings and grouped dwelling development.


  1. Mandatory items

The mandatory items listed must be shown as part of the design or referenced on an Environmental Performance schedule for assessment and compliance by Mirvac’s SDC at Step 3 (Detailed Design dwgs to SDC) and Step 5 (Building Licence dwgs to SDC) as stated, and by the City of Nedlands at Step 4 (Development Application submission) and Step 6 (Building Licence submission) – refer to the process flowchart on p.4.




Item

Theme

Requirement

Assessment stage

M1

Solar Access

At least one main living area (for example a lounge, dining or kitchen) and at least one major opening shall be located to face north to receive solar heat gain in winter. This space shall receive direct sun at 12 noon on 21 June.


SDC Step 3 and City of Nedlands Step 4

M2

A solar hot water system shall be installed to receive sufficient solar gain. The solar hot water system (with gas booster) shall achieve a minimum of 36 Renewable Energy Certificates.
Where the solar panels are visible from the public domain, the storage tank is to be screened from public view (a split system). As far as practicable, the solar panels shall integrate with the roof, be frameless and mounted flush with the roof. All solar collectors, tanks (where permitted) and associated mounting equipment shall be colour coordinated with the roof to minimise adverse visual impacts.

SDC Step 3 and City of Nedlands Step 4



M3

Openings shall be appropriately sized and shaded to reduce solar heat gain in summer.


SDC Step 3 and City of Nedlands Step 6

M4

Energy


The thermal performance of the dwelling shall achieve a minimum 6-star Accurate rating, or similar under deemed-to-comply provisions of the Building Code of Australia. The thermal performance of the building envelope shall be maximised through solar access, insulation, shade devices and draught prevention.

SDC Step 5 and City of Nedlands Step 6



M5

At least one bathroom shall include an openable window to the outside.

SDC Step 3 and City of Nedlands Step 6

M6

Any external clothes drying area shall be concealed from public view and well ventilated to dry clothes efficiently.


SDC Step 3 and City of Nedlands Step 6

M7

Any mechanical heating and cooling system shall be sized to match the affected spaces. Any mechanical heating and cooling system shall be minimum 5-star rated.

SDC Step 5 and City of Nedlands Step 6


M8

A gas hob shall be specified.


SDC Step 5 and City of Nedlands Step 6

M9

Natural day light into the dwelling shall be maximised. Glazing, however, shall be minimised on the eastern and western elevations and be appropriately shaded.


SDC Step 3 and City of Nedlands Step 6

M10

Openings shall be located to promote cross ventilation to passively cool the dwelling and reduce reliance on mechanical cooling.


SDC Step 3 and City of Nedlands Step 6

M11

The dwelling’s living and sleeping areas shall be capable of being closed off from each other to allow for any localised heating and cooling.


SDC Step 3 and City of Nedlands Step 6

Mandatory list is continued on p.17




M12

Water

Water efficient fixtures (for example taps & shower heads) shall achieve a minimum 3 star rating. Toilets shall achieve a minimum 4 star rating.


SDC Step 5 and City of Nedlands Step 6

M13

A rainwater tank of 2500 litres minimum capacity shall be installed to use stormwater, such as from the roof. The tank shall be designed as an integral feature of the dwelling and screened from public view or buried. The tank shall be plumbed for irrigation or toilet use or both.


SDC Step 3 and City of Nedlands Step 6

M14

The required disposal of stormwater on-site shall be made using means such as soakwells, soft paving, segmented and permeable pavers and decking.


SDC Step 5 and City of Nedlands Step 6

M15

Programmable irrigation controllers and tap timers with waterwise irrigation (sub-surface drip irrigation trickle irrigation, drippers, and coarse drop sprays) shall be installed in garden areas.


SDC Step 5 and City of Nedlands Step 6

M16

Materials

Agricultural forestry timbers shall be specified throughout.


SDC Step 5 and City of Nedlands Step 6

M17

Recycling

Suitable provision shall be made internally for waste and recycling - i.e. two bins provided within kitchen cabinetry for recyclables and non-recyclables.


SDC Step 5 and City of Nedlands Step 6

M18

Noise

All mechanical equipment shall be designed and installed to operate at maximum capacity within the Noise requirements of the Environmental Protection (Noise) Regulations 1997.


City of Nedlands investigates any possible noise issue after installation of equipment and upon notification to Council


  1. Recommended item

The dwelling is recommended to incorporate principles of Universal Design. Key practical initiatives for a ‘robust’ dwelling design are:




  • At least one level entry accessible from the street

  • Living areas and at least one bedroom and bathroom accessible by a wheelchair user

  • Circulation spaces suitable for a wheelchair user

  • Fixtures and fittings (such as light switches and power outlets) within reach of a wheelchair user

  • Future adaptation possibilities for a dwelling for ‘ageing in place’.


BUILT FORM AND LANDSCAPE
The vision for Swanbourne is to create a memorable development that reflects its unique context. The elements detailed below should create a high quality living environment incorporating design principles that will help to maintain a distinctive sense of place.
Note that ‘Precinct 9 – R30 grouped dwellings Lots have additional built form requirements that are listed separately in the previous section on Site Planning.

a) Architectural character and integrity

The building character for Swanbourne shall be distinctly contemporary and designed and constructed with architectural integrity that is of a high quality. Designs for dwellings shall reflect modern lifestyles, a neighbourly co-existence, and ‘robustness’ to allow for possible future changes.


Here, contemporary architecture is defined as being bold, ‘edgy’ and original; the clarity of appearance shall be emphasised by highly sophisticated construction detailing. The images shown below are local examples of contemporary architecture. While the examples may not wholly comply with these Design Guidelines, they do represent the architectural qualities and character required at the Swanbourne development.
The strong identity for Swanbourne shall also relate to the objectives of the development, context and site conditions, the dwelling type and modern lifestyles, and be environmentally responsive. .
The copying and direct application of imported or historical architectural colours and styles, such as Mediterranean and Federation, is inappropriate and not permitted.
Design integrity and the quality of detailing are imperative, therefore excessive ornamentation, mouldings/contrast banding, finials, classical style columns/scrolls and stick-on elements will not be permitted.
Contextual aspects to be taken into consideration in the design include (except as specifically noted in the Site Planning section for particular Precincts and Lots):


  • parks and streetscape




  • surrounding existing development and land use




  • topography




  • microclimate




  • views and vistas




  • orientation and ability to provide “eyes on the street” for passive surveillance of the public realm




  • access by pedestrians and vehicles.


b) Elevations

The design of a dwelling shall achieve architectural excellence and respond in an appropriate or neighbourly manner as required to the public realm. Generally, elevations visible from the primary and secondary streets, Public Open Spaces and existing development shall include major openings and features related to habitable rooms and their associated activity, with the more private spaces and functions located elsewhere.





  • A dwelling’s major public elevation shall address the primary street.




  • Habitable loft space and windows in the roof are not permitted.




  • The elevations of a dwelling on a corner Lot shall address the primary and secondary streets, or Public Open Space with openings and a consistent level of design quality.




  • The elevation facing the sides and rear shall match the quality of design of the dwelling’s major public elevations so as not to lower the amenity of neighbouring Lots.




  • Any wall built up to the boundary that is visible and faces a neighbouring Lot shall be built to the same quality of finish as the primary elevation.




  • Elevations shall provide interest and expression of a contemporary architectural identity and integrity through careful articulation and fine detailing, and inclusion of feature elements such as balconies, porches, openings, shade devices and clearly defined and sheltered entrances.

Large areas and long lengths (typically no more than 9m) of unarticulated, monotone or blank wall visible from the public street are not permitted (except as noted for particular Precincts and Lots).




  • Clear glass or clear solar control glass shall be in openings facing the primary and any secondary street. Curved, tinted and reflective glass shall not be visible from these streets.




  • The garage door facing the street shall be a non-patterned segmented panel type door in a muted colour.



c) Roofscape

Careful consideration shall be given to achieving an integrated roof, eaves detail, and dwelling elevation (refer roof diagram below)




  • A principal duo-pitched roof shall have a minimum pitch of 26.5 degrees. Other minor roofs incorporated as part of the dwelling design may have a shallower pitch. Any gables shall include overhangs of at least 300mm.




  • A principal roof, other than a flat roof and a roof built up to the boundary, shall have eaves of 400mm minimum width.




  • A skillion roof pitch shall be 5 degrees minimum.




  • A flat roof shall include a fascia edge detail or be screened behind a parapet wall.




  • A lighter roof colour shall be selected to help reduce heat absorption (i.e. black, charcoal and dark colours, such as Colorbond Ironstone, are not permitted).




  • A pronounced roof tile pattern will be considered on aesthetic and functional merits.



d) Materials and colours

The materials and colours of a dwelling shall convey a contemporary aesthetic. Architectural richness is encouraged through the bold use of a variety of high quality materials and colours, such as:



  • rendered masonry



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