contents · 2018. 6. 5. · ‒ face brick. external render, bag and paint and secondary external...

DESIGN GUIDELINES 2018

Torhaven Design Guidelines 2018 2

Contents

1. Welcome to Torhaven, Deebing Heights .............................................................. 4

2. House design approval process ........................................................................... 5

3. Your submission to the Torhaven Design Review Committee .............................. 6

4. Site planning ........................................................................................................ 7

5. Façade design ................................................................................................... 10

6. Design elements ................................................................................................ 13

6.1 Colours and materials ............................................................................... 13

6.2 Roofs, Eaves and Guttering ...................................................................... 14

6.3 Privacy screening ..................................................................................... 14

6.4 Garages ................................................................................................... 14

6.5 Fencing .................................................................................................... 15

6.6 Landscaping ............................................................................................. 16

6.7 Retaining Walls......................................................................................... 16

6.8 Letterboxes ............................................................................................... 16

6.9 Driveways ................................................................................................. 17

6.10 Outbuildings ............................................................................................. 18

7. Ideas to create an environmentally sustainable home ........................................ 19

8. Appendix A: Torhaven design palette ................................................................ 21

8.1 External building colours, including roof .................................................... 21

8.2 Garage Door colours ................................................................................ 21

8.3 Face brick colours .................................................................................... 22

8.4 Fencing examples .................................................................................... 23


1. Welcome to Torhaven, Deebing Heights

Congratulations on choosing to live at Torhaven. At Torhaven, we understand that building or buying a new home is a big investment. The Torhaven Design Guidelines have been prepared to assist you with designing and building a home that meets your needs, protects your investment and complements the overall character of this new community. These Design Guidelines provide direction on site planning, façades and finishes, and outbuildings. These Guidelines also provide street front design requirements, including landscaping, fencing and retaining walls. In addition, there are some optional ideas to help you create a home which is comfortable and more environmentally sustainable. In addition, the Torhaven Design Palette makes colour selection easy by providing a list of pre-approved building materials and colours that you can select for the exterior of your home.


2. House design approval process

Once you’ve selected your home design you must submit your final working drawings

and specifications to the Torhaven Design Review Committee (TDRC) for approval.

The TDRC is in place to review every home design within Torhaven to ensure

consistent high quality homes across the community, protecting your investment.

The TDRC will review your design along with your material and colour selections and

provide you with an approval to submit to a building certifier. The TDRC may ask you to

revise your designs prior to issuing approval.

These guidelines have been prepared to give you a starting point in selecting or

designing your home. If you have a vision for your home that does not meet all areas of

the guidelines but addresses the desired character and vision for Torhaven, the TDRC

may approve your home on an individual basis.

The approval process is outlined below:

STEP 1 PURCHASE LAND

STEP 2 SELECT BUILDER & HOME DESIGN

STEP 3 SUBMIT PLANS & APPLICATION TO TDRC

STEP 4 INTERIM TDRC APPROVAL (10 working days)

STEP 5 SUBMIT TO BUILDING CERTIFIER FOR APPROVAL

STEP 6 TDRC APPROVAL TO COMMENCE CONSTRUCTION (Certified plans must be supplied before final approval is granted)

STEP 7 COMMENCE CONSTRUCTION

STEP 8 FINAL INSPECTION APPROVAL

Revise if

required


3. Your submission to the Torhaven Design Review Committee

Before you submit an application for a building approval and prior to any works

commencing on a lot, you must submit to the Torhaven Design Review Committee

(TDRC) final working drawings, colour selections and specifications for approval, such

approval not to be unreasonably withheld. These final working drawings must be

identical to those which are lodged with your certifier and must include:

(a) A site plan with a minimum scale of 1:200 showing:

‒ the location, extent, height, materials and colours of any retaining walls

‒ the driveway and path locations and finishes

‒ the extent, location and type of all fencing

‒ the proposed location of any swimming pool

‒ all setback dimensions and the location of the main dwelling on the lot, and

‒ the location of any ancillary structures including gazebos, sheds, fences,

retaining walls, etc.

(b) Floor plans with a minimum scale of 1:100 showing internal layouts, floor area

calculations, living, garage, porch and al fresco areas and proposed floor levels.

(c) Elevations with a minimum scale of 1:100 showing finished ground levels,

materials for external walls, roofing, footing details, roof pitch and size of eave

overhang.

(d) The colour and materials selections for:

‒ all external finishes including face brick, mortar, and render paint (for

bagged/rendered walls)

‒ roof and gutter, garage doors, front doors, driveway, letter box, retaining

walls, front fencing.

(e) The completed Home Design Application form, as attached. This is also available

from the Torhaven website at www.torhaven.com.au/home-design.

Submitting your application

Please submit your completed Home Design Application and plans to the TDRC who

will be happy to help you with any questions regarding your design.

Submit to: [email protected]

Call: 1800 880 603

http://www.torhaven.com.au/


4. Site planning

Please note that:

‒ All structures must comply with the Approved Plan of Development

‒ Buildings are to be a maximum of two storeys

‒ Site cover/building footprint is in accordance with the Setbacks in Table 1 below

‒ One dwelling house is permitted on each allotment, except where nominated as a

Potential Dual Occupancy Lot on the Approved Plan of Development.

Where a lot has more than one street frontage (i.e. corner lot or dual frontage lot), the

primary frontage of a dwelling is to be determined by the location of the garage as

shown on the Plan of Development.

Dual frontage lots are as follows: 1 - 7, 241 - 243, 246 - 268, and 279.

Setbacks, facades, garages, built to boundary walls are located as per Diagrams 1 and

2 below.

DIAGRAM 1: Dual frontage/standard lot diagram


DIAGRAM 2: Corner lot diagram


TABLE 1: Setbacks


5. Façade design

For standard and corner allotments, the façade is defined as the primary living area of

the frontage, excluding the garage, as shown in the diagram below.

For dual frontage lots (i.e. 1 - 7, 241 - 243, 246 - 268, and 279), the façade is the entire

width of the house that faces Rawlings Road, as shown in Diagram 3 below.

DIAGRAM 3: Dual frontage lot plan

The Garage is to be setback a minimum of 2.0m behind the building façade, or

recessed a minimum of 1.0 metre beneath an upper level (excluding the façade

treatment).

Double Garages are permitted on:

‒ Estate Lot houses (Traditional lots)

‒ Traditional Lot Detached houses (Premium Villa, Courtyard, and Premium

Courtyard lots)

‒ Small Lot houses (Villa lots), provided that the house is two-storeys and compliant

with building façade treatments listed above. Otherwise a single garage applies.


Building Façade is the part of the house facing any of the nominated frontages. For

standard lots, the building façade does not include the garage. Building façade

placement must be in accordance with the following table:

TABLE 2: Minimum Building Façade Widths

Lot width Building façade width

6 – 12 metres 60% of lot width

12 – 18 metres 40% of lot width

18+ metres 40% of lot width

Note, the façade for the purposes of this section is the living area of each frontage,

excluding garage, as shown in Diagrams 4 and 5 below.

DIAGRAM 4: Single frontage lot façade

DIAGRAM 5: Dual frontage lot façade


Facade treatments must be provided to each frontage of the lot. Façade treatments

must contain at least one of:

‒ Verandah

‒ Portico

‒ Porch

‒ Balcony

‒ Alfresco (dual frontage lots only).

Façade Treatments must extend for the minimum width of the building facade

(excluding garage), as nominated in Table 2 below:

TABLE 3: Façade treatment width specifications

Lot width Façade treatment width

6 – 12 metres 50% of façade width

12 – 18 metres 50% of façade width

18+ metres 50% of façade width

Windows/glazing occupy at least 25% of the façade/s surface area excluding

garage/s.


6. Design elements

6.1 Colours and materials

All primary external walls are to be constructed using a combination of the following

materials:

‒ face brick

‒ rendered or bagged and painted (painted brick not acceptable)

‒ rendered blueboard

‒ timber battens and panels as feature elements, and

‒ cladding materials, with painted or stained finishes.

Brick colours are to be consistent in colour, shape and style to those shown in the

Design Palette (Appendix A).

Secondary external cladding is encouraged to add interest to the front facade and is to

be constructed of either:

‒ timber

‒ rendered brick

‒ coloured corrugated metal sheeting

‒ cover strip finished fibre cement blueboard

‒ rendered blueboard

‒ stone, or

‒ face brick.

External render, bag and paint and secondary external wall cladding colours are to be

consistent in colour to those shown in Design Palette (Appendix A).

Oversized, double or commons bricks are not permitted for face brick dwellings.

Where face brick is used, brick mortar is coloured white, off white or blended to match

the colour of the brick. Natural mortar is not permitted on the façade.

All external surfaces are painted or coated (if required) prior to occupation.


6.2 Roofs, Eaves and Guttering

Roofs are constructed of low profile/flat glazed concrete roof tiles or Colorbond profiled

metal roofing.

The colour of all roofs, gutters and fascia must be a colour consistent with the

Torhaven Design Palette (Appendix A). Mottled, unnatural, artificial or overly bright

colours are not acceptable.

Roof requirements are as follows:

‒ Pitched roofs (hip or gable) must have a pitch of 20 degrees or above.

‒ A skillion roof is recommended to have a minimum pitch of 15 degrees for a primary

roof pitch and 5 degrees for a secondary roof pitch; OR

‒ A parapeted roof.

70% of the total fascia length of the roof has an eave overhang with a minimum eave of

450 millimetres, or in the case of small lots, a minimum eave overhang of 300

millimetres.

All guttering visible from the street is a similar or complementary colour to the roof.

No external plumbing (including waste pipes and fittings, but does not include down

pipes and guttering) is to be visible from the street.

All down pipes visible from the street are colour matched or consistent in colour with

the front façade.

6.3 Privacy screening

All elevated or two storey dwellings have adequate and attractive privacy screening of

all windows, openings and balconies.

All exterior privacy screening must be constructed from powder coated aluminium or

stained timber finish.

6.4 Garages

All garages are to be designed in accordance with the requirements of the Plan of

Development.

All garage doors are sectional and of a colour and material consistent with the

approved Torhaven Design Palette (Appendix A).


6.5 Fencing

Occupation of the dwelling is not permitted prior to the installation of approved fencing

to all boundaries.

Removal or alteration of any fencing provided by the Developer is not permitted without

the prior written consent of the Developer and the adjoining property owner.

Untreated timber paling fencing sheeting, or Colorbond panels are not permitted for

any areas that can be viewed directly from public vantage points.

Side and Rear Fencing

‒ Inter allotment boundary fencing is required to be timber palings of height 1800mm

measured from the ground level. For dual frontage lots, fencing must taper down to

1500m to tie into Rawlings Road fencing.

‒ Side boundary fencing must finish at the front building line (façade line).

Corner Fencing

‒ For corner boundaries, stained, painted or powder coated aluminium horizontal slat

fencing. 1800mm in height measured from ground level, with minimum 20%

transparency.

‒ Corner fencing must finish at the building line.

Open Space Fencing

‒ If a boundary adjoins a park or other open space, the fence must be stained,

painted or powder coated aluminium horizontal slat fencing. 1800mm in height

measured from ground level, with minimum 20% transparency.

Fencing Returns and Gates

‒ Are required to be located at the building line and extend from the side boundary

fence to the side of the dwelling.

‒ Must be 1.8m in height and selected from one of the following types:

1. Horizontal hardwood paling fence, stained

2. Horizontal pre-primed pine paling fence, painted to match the dwelling

3. Vertical hardwood paling fence - stained

4. Vertical pre-primed paling fence, painted to match the dwelling.

Front Fencing

‒ No fencing is to be forward of the building line of the home except for privacy

around front yard outdoor living spaces (or side yard in the case of corner lots). An

example of this would be around swimming pools, whereby front privacy fencing:

o must be as per above Corner/Open Space style fencing, with a maximum

height of 1500mm, or as otherwise approved by the TDRC.

o must be no more than 60% of the front boundary length.


6.6 Landscaping

Front landscaping must be completed within 3 months of the final building inspection

and all fencing must be completed with the dwelling construction. This includes

rectification of turf to the verge.

Landscaping is to use predominantly native plants with garden beds covering up to

50% of the yard to limit turfed areas and reduce water use and maintenance.

A concrete pad capable of accommodating two standard refuse bins must be

constructed behind the front building line. Appropriate access and screening is to be

provided to ensure that bins are not visible from the street except on collection day.

6.7 Retaining Walls

All retaining walls where required must be:

‒ constructed in accordance with Council Regulations

‒ constructed of concrete sleepers, split face masonry, or boulders when forward of

the building line (visible from the street).

‒ behind the building line, not visible from the street and adequately screened by

fencing if constructed of timber

‒ no greater than 1.0 metre in height unless designed by a qualified engineer.

6.8 Letterboxes

Letterboxes must be timber, masonry or synthetic (pre-rendered) only.

Letterboxes on poles are not to be used.


6.9 Driveways

The driveway is to be constructed from coloured concrete, exposed aggregate,

stamped paved and paved driveways

Driveways must not be constructed of any plain broom finished concrete or car track

style driveways.

One driveway is to be constructed per lot.

Driveways must comply with Ipswich City Council requirements and the Queensland

Development Code NMP 1.1 Driveways.

Driveways must be constructed between a minimum of 3.0 metres wide and a

maximum of 4.8 metres wide at the street boundary.

The driveway must:

‒ require minimal earthworks and disturbance to existing surface features

‒ have a maximum gradient to comply with the relevant Australian Standard

‒ ensure that the finished surface level of the driveway is consistent with any existing

footpath that it may cross.

The driveway must be completed prior to the final building inspection.


6.10 Outbuildings

All outbuildings, including any garage, workshop, garden shed, storage shed or other

outbuilding, must:

‒ be a maximum of 20m2, unless the external walls of the outbuilding are constructed

of rendered brick, brick veneer or any combination of those materials which are

consistent in materials and colour to the dwelling house

‒ have a roof constructed of tile or non-reflective Colorbond type steel which is similar

or complimentary colour to that of the dwelling house

‒ have a maximum height of 2.7 metres to the highest point of the roof unless

otherwise approved by the Developer.

No outbuilding may be forward of the rear boundary building line.

Above ground rainwater tanks must be constructed of corrugated steel Colorbond,

aquaplate poly or equal material and be a complimentary colour to the façade.

Clothes lines and drying areas must not be visible from the street.

Solar heaters, garden sheds, air conditioning units, exposed plumbing pipes, antennas,

satellite dishes or other similar structures are not permitted between the dwelling house

and the street.

Boats, caravans, trailers and any other recreational vehicles must be stored in a

garage or outbuilding at all times and not visible from the street.


7. Ideas to create an environmentally sustainable home

These following information has been prepared to provide ideas to help you create a

home which is comfortable and environmentally aware, add value to your property

through simple initiatives, and contribute to a safe and desirable neighbourhood. These

are optional.

Control the climate in your home

In the sub-tropical Ipswich climate, orientation and solar awareness is an important

factor of internal comfort in your new home. There are many things that you can

incorporate into your home design to ensure your home will be cool in summer and

warm in winter.

Some things to consider when selecting or designing your home include:

‒ Locating your living areas such as dining, living and family rooms on the northern

and eastern areas of your house and adjoining covered outdoor living areas for

alfresco dining and relaxation.

‒ Locating rooms that are used less often such as your bathrooms, laundry and

garage on the hot western areas of your home.

‒ Choosing light colours for your roof and external walls to reduce heat absorption,

and incorporate wide eaves to provide shading and higher ceilings to increase

ventilation through your home.

‒ Reducing the cost and dependence on electric lighting and air conditioning by

locating large windows on the northern and eastern walls and by choosing a home

that has an open plan internal layout for maximum natural light and cross

ventilation.

‒ Planting shade trees in your garden and minimising areas of external hard surfaces

like asphalt and concrete.

‒ Installing high quality ceiling fans throughout your home to reduce reliance on air

conditioning.

‒ Installing a permanent fan in your outdoor living space will help your outdoor living

space feel more comfortable in the summer.

‒ Where possible, avoid building your home to the minimum setback lines to increase

space between houses for breezes to flow through.

‒ Consider building your home off the ground to bring cooling breezes beneath your

home to bring relief to your house and backyard.

Environmentally responsive construction of your home

At Torhaven, we are committed to creating an environmentally aware development that

responds to the local setting, and we expect that this will continue through the

construction phase with your builder. There are many ways that you can ensure the

construction of your home is environmentally responsible by talking to your builder.

Some of these include:

‒ Request that your builder reduces and recycles as many waste materials as

possible during construction of your home to conserve materials and reduce landfill.


‒ Ask your builder to be responsible with chemicals and to ensure they are always

disposed of properly and do not end up in nearby waterways.

‒ Be aware of erosion, sediment and dust from your home during construction.

Builders are subject to an Erosion and Sediment Control Plan through Council to

control run off and dust, to protect the local air and waterways.

‒ Encourage your builder to use local manufacturers and/or suppliers for building

materials and supplies.

Live in an environmentally sustainable home

Sustainability is becoming an essential ingredient in modern Brisbane homes as it

reduces living costs and contributes positively to the environment. At Torhaven, we

encourage you to incorporate as many sustainable elements into your home as

possible.

There are many ways to make your home more sustainable, including:

‒ Talk to your builder about the types of paints, sealants and adhesives they use. By

using low emission products, you can improve the air quality of your new home.

Low emission products are good for your health and for the environment.

‒ Install a rainwater tank for external water use, laundry and toilet flushing. Rainwater

tanks can save you money and keep your garden looking green in dry times.

‒ Install minimum 5 star WELS rated taps and 4.5 star WELS rated dishwashers to

reduce water consumption and save money on water. More information can be

found at www.waterrating.gov.au

‒ Install energy efficient appliances including 3 star energy rated dishwashers to

reduce household energy usage and save money on energy bills. More information

can be found at www.energyrating.gov.au.

‒ Install energy efficient lighting in your home to minimise energy use and associated

running costs. Installing low energy fluorescent lighting and the use of sensors and

timers will help reduce your homes’ energy use, save money and contribute to

carbon pollution reduction.

‒ Incorporate skylights in appropriate areas such as bathrooms and kitchens to

increase natural light in your home during the day.

‒ Install kitchen waste bins with separate sections to encourage separation of

household waste for composting and recycling to help your home be more

environmentally responsible.

Residents are encouraged to use natural gas for hot water and cooking available at

Torhaven.


8. Appendix A: Torhaven design palette

8.1 External building colours, including roof

8.2 Garage Door colours


8.3 Face brick colours


8.4 Fencing examples

Corner/Open Space/Front Privacy Fencing

1800 880 603 torhaven.com.au

Visit our Sales Centre

Cnr Rawlings Rd & Andy Way, Deebing Heights

Open every day from 10am – 5pm

contents · 2018. 6. 5. · ‒ face brick. external render, bag and paint and secondary external...

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